Hardwood Floor Refinishing: Complete Massachusetts Homeowner Guide

Massachusetts is home to countless historic properties with beautiful original hardwood floors. Whether you have century-old pine floors in a Beacon Hill brownstone or oak floors in a MetroWest colonial, proper refinishing can restore them to their original glory.

Signs Your Floors Need Refinishing

It's Time When You See:

• Visible scratches that catch your attention


• Dull, worn traffic patterns


• Gray or dark discoloration


• Water stains or damage marks


• Finish wearing through to bare wood


• Gaps between boards (may need more than refinishing)

Not Quite Ready Yet:

• Minor surface scratches (may just need a buff and recoat)


• Overall dullness (professional cleaning might help)


• One or two small stains (spot repair possible)

The Refinishing Process

Phase 1: Preparation

• Clear all furniture and items from rooms


• Remove shoe moldings/baseboards (optional but recommended)


• Inspect for protruding nails and set them


• Cover doorways with plastic sheeting


• Seal HVAC vents

Phase 2: Sanding

Multiple passes with progressively finer grits:
1. Coarse (36-40 grit): Removes old finish and levels surface
2. Medium (60-80 grit): Removes sanding scratches
3. Fine (100-120 grit): Prepares surface for stain/finish
4. Edge sanding: Reaches areas drum sander can't

Phase 3: Staining (Optional)

• Fill grain if desired (especially for oak)


• Apply stain evenly


• Allow proper dry time (24-48 hours typically)


• Buff between coats if multiple applications

Phase 4: Finishing

Multiple coats applied:

• First coat: Seals the wood


• Light sanding between coats ("screen and recoat")


• Second coat: Builds protection


• Third coat (optional): Maximum durability

Phase 5: Curing

• Walk-on ready: 24-48 hours


• Light furniture: 3-5 days


• Heavy furniture: 7-14 days


• Area rugs: 30 days (prevents finish softening)

Types of Finishes

Oil-Based Polyurethane

Pros:

• Warm amber tone


• Self-leveling


• Time-proven durability

Cons:

• Strong odor during application


• Longer dry time (24+ hours between coats)


• Yellows more over time

Water-Based Polyurethane

Pros:

• Low odor, low VOC


• Fast dry time (2-4 hours between coats)


• Crystal clear finish


• Doesn't yellow

Cons:

• May raise grain (requires additional sanding)


• Some feel it's not as durable


• Can look "plastic" if not applied properly

Hardwax Oil

Pros:

• Natural, matte appearance


• Easy spot repairs


• Eco-friendly


• Enhances wood grain

Cons:

• Requires more maintenance


• Less scratch resistance


• Higher initial cost

Our Recommendation

For most Massachusetts homes, we recommend:

• High-traffic areas: Water-based polyurethane (Bona Traffic HD)


• Historic homes: Oil-based for authentic patina


• Modern aesthetics: Water-based for clarity

Popular Stain Colors

Classic Choices

1. Natural - No stain, just clear finish
2. Golden Oak - Traditional, warm tone
3. English Chestnut - Medium brown, very popular
4. Provincial - Warm medium brown
5. Jacobean - Rich, dark brown

Trending in Massachusetts

• Weathered Oak - Gray undertones, modern feel


• Ebony - Dark, contemporary statement


• White Oak Natural - Light, Scandinavian inspired


• Special Walnut - Sophisticated medium-dark

Cost Factors

Per Square Foot Pricing

ServicePrice Range

Basic Refinish (sand + 2 coats)$3-5/sq ft
Full Refinish (sand + stain + 3 coats)$4-7/sq ft
Buff and Recoat$1.50-2.50/sq ft
Repair + Refinish$5-10/sq ft

Project Examples (Massachusetts Averages)

Home SizeBasicWith Stain

500 sq ft$1,500-2,500$2,000-3,500
1,000 sq ft$3,000-5,000$4,000-7,000
2,000 sq ft$6,000-10,000$8,000-14,000

Timeline Expectations

PhaseDuration

Preparation1 day
Sanding1-2 days
Staining (if applicable)1 day + 24hr dry
Finishing2-3 days
Curing before furniture3-7 days
Total Project7-14 days

Living Arrangements During Refinishing

The refinishing process requires you to vacate the work areas due to:

• Dust during sanding (despite dust collection)


• Strong fumes (especially oil-based products)


• Need for undisturbed curing

Options:

• Stay with family/friends


• Finish in phases (room by room)


• Short-term rental


• Time project during a planned trip

Questions to Ask Your Contractor

1. What type of finish do you recommend and why?
2. How many coats will be applied?
3. What sanding equipment do you use?
4. Do you have dust containment systems?
5. What's your timeline including cure time?
6. Can I see examples of similar work?
7. What warranty do you offer?

When Floors Can't Be Refinished

Sometimes floors are beyond refinishing:

• Sanded too many times (no wood left above tongue)


• Severe water damage with warping


• Termite or pest damage


• Extremely wide gaps (structural issue)


• Engineered wood (limited refinishes possible)

In these cases, replacement may be more cost-effective.

JH Painting Services Floor Refinishing

We offer complete hardwood floor refinishing services across Massachusetts:

• Dustless sanding technology


• Premium finishes (Bona, Pallmann)


• Expert staining and color matching


• Clear timelines and communication


• Workmanship warranty

Get Your Free Floor Assessment

Not sure if your floors need refinishing? Contact JH Painting Services for a free in-home assessment. We'll inspect your floors and provide honest recommendations.

Call (508) 690-8886 to schedule your free consultation!