- Refinish if it's solid hardwood (or thick engineered) with enough wood left, and the boards are sound.
- Replace if it's thin engineered, has water damage or rot, or has been sanded too many times.
- Changing colour is possible. Getting rid of 90s orange oak is one of the most common refinishes.
- Check for nails, exposed tongues and water staining before you decide.
We pull up carpet in older Surrey, White Rock and Langley homes and find oak strip all the time. Sometimes it's a gift. Sometimes it's not worth saving. Here's how to tell.
Step 1: what kind of floor is it?
- Pull a floor vent register and look at the edge of the boards. You can usually see the thickness.
- Solid 3/4" with plenty of wood above the tongue can usually be sanded many times.
- Engineered: look at the top layer. Under ~2 mm, don't fully sand it. 3 mm+ can usually take one sanding. Wear layers explained.
- Laminate or vinyl can't be refinished at all.
Step 2: is the wood healthy?
- Black stains (pet urine or water that got into the wood) often don't sand out. Those boards may need replacing.
- Cupping or soft spots mean moisture. Fix the cause before anything else.
- Exposed nail heads or tongues mean it's been sanded to the limit.
- Lots of loose or squeaky boards: fixable, but adds time.
Refinish options
| Option | What it is | When |
|---|---|---|
| Screen and recoat | Light abrade and fresh topcoat | Finish is dull but not worn through; no colour change |
| Full sand and refinish | Sand to bare wood, optional stain, 2–3 coats | Worn-through finish, deep scratches, colour change |
| Repair and lace-in | Replace damaged boards, weave in new ones | Pet stains, water damage, removed walls |
Changing the colour
Red oak has a pink undertone, and older oak has ambered toward orange. A full sand lets you go natural, warmer or darker, and toned stains can calm the pink. Very light "Scandi" looks on red oak are harder. Do a sample patch first. Maple and birch can stain blotchy.
When replacing makes more sense
- Thin engineered or a floor that's already been sanded to its limit.
- Widespread water damage or rot.
- You're changing layout and can't match or lace in the old floor.
- You want a completely different product (wide plank, herringbone).
Common questions
Is it cheaper to refinish or replace hardwood?
Refinishing is usually cheaper than replacing when the floor is solid and sound. Replacing makes sense when the wood is thin, damaged or sanded to its limit, or you want a completely different floor.
How many times can hardwood be refinished?
Solid 3/4" hardwood can often be fully sanded several times over its life. Engineered depends on the wear layer: under about 2 mm, plan on none; 3–4 mm, one or two.
Can you change the colour of hardwood floors?
Yes, with a full sand to bare wood and a new stain. Red oak's pink undertone can be toned down, but very light colours are harder to achieve on some species. Test a sample patch first.
Do pet urine stains sand out of hardwood?
Often not. Dark stains that soaked into the wood usually remain after sanding, and those boards are replaced and laced in.
Who's writing this: Rose and Thorn Flooring is a flooring company in Surrey, BC. We install floors for a living, so yes, we'd love to do yours. But nobody pays us to say nice things about a product, and we don't earn commission from any brand. If something here is wrong or out of date, text us at 604-716-4160 and we'll fix it.