Do My Hardwood Floors Need Sanding? Is There a Better Option?

Real wood floors bring warmth and beauty to your home - taking care of them helps extend the life for years to come

Here in the Portland area, we see a lot of beautiful hardwood floors—and they’ve been through a lot. Between the rainy seasons, busy pets, active kids, and all the life that happens at home, it’s no surprise floors start showing signs of wear.

But before you plan for sanding or replacing your wood floors, let’s talk about something that might save you time, money, and stress.

When You Don’t Need to Sand

If your hardwood floors have patchy spots in high-traffic areas, or the shine just isn’t what it used to be, that doesn’t always mean sanding is the next step.

In many cases, we can strip away the worn finish and recoat the floors, giving them new life without sanding the wood itself.

This process is:

• Less invasive

  
  

• Lower cost

  
  

• And still gives your floors the protection and refreshed look they need

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It’s a great option when the wood underneath is in good shape but the top layer has seen better days.

When Sanding Might Be Necessary

We’re all about honesty—so here it is: sometimes, sanding is the right call.

If your floors are deeply scratched, uneven, or damaged by moisture, sanding might be the only way to fully reset the surface. And if that’s the case, we’ll be upfront with you. Our goal is to help you make the best choice for your home, not just to sell a service.

What to Expect With a Recoat

Recoating does require two days of dry time.

That means no walking on the floors while the new finish sets.

We understand that can feel like a disruption.

But it’s important to note that a full sanding and refinish has the same downtime—and a lot more dust, noise, and mess.

Recoating is the simpler option when your floors are still structurally sound.

Refreshed vs. replaced. Regular maintenance protects your investment and keeps home feeling like home.

How One Homeowner Avoided Replacing His Hardwood Floors

Not long ago, we helped a homeowner in Tigard who was turning his house into a rental. He was already repainting the entire interior and replacing all the carpets. When he looked at the hardwood floors, he figured sanding—or even full replacement—was the next step.

But after evaluating the floors, we saw that the wood was still solid. It just needed a fresh start on the surface. We stripped and recoated, and the floors looked amazing. He saved thousands of dollars, avoided replacing real wood, and was able to list the home with confidence.

Why It’s Worth It to Care for Hardwood

Hardwood floors have a much longer life than LVP (luxury vinyl plank) when properly maintained. They can be cleaned and recoated again and again, often lasting for generations.

Caring for your existing floors is also better for the environment. Instead of ripping them out and sending old materials to the landfill, recoating allows you to preserve what you already have.

Why Homeowners Trust Mr. Steam

• We’re family-owned and based right here in the Portland metro

  
  

• We’ve been helping families for over a decade

  
  

• We care about giving honest advice, not sales pitches

  
  

• We show up when we say we will

  
  

• We take pride in helping your home feel clean, safe, and cared for

  
  

We want to be the kind of company you can call when you just need someone to help you make the right choice.

Not Sure What Your Floors Need?

Call us anytime. We’re happy to take a look and offer a recommendation—pressure-free.