Commercial Flooring Restoration in Texas

In most cases, yes. Solid hardwood can be sanded and refinished up to 7–10 times over its lifetime. Even floors with deep scratches, worn finish, pet stains, and black water rings can usually be fully restored through sanding. We measure the wear layer first to confirm restoration is viable before recommending refinishing vs. replacement.

A standard room or open-plan area takes 2–5 days total: 1–2 days for sanding and staining, then 1–3 days of cure time. Water-based finishes dry in 24–48 hours; oil-based finishes take 48–72 hours. We sequence rooms where possible to keep disruption minimal.

Recoating adds a fresh topcoat over intact existing finish — right for light surface wear only. Refinishing sands down to bare wood and applies new stain and finish — necessary for deep scratches, staining, or heavily worn areas. We inspect the floor and recommend the appropriate scope during a free walkthrough.

With water-based finish: socks-only foot traffic after 24 hours, furniture after 72 hours, rugs after 7 days. With oil-based finish, add 24–48 hours to each. Moving furniture too soon can permanently indent or scuff the uncured finish. We provide a clear schedule and a post-job reminder.

Surface scratches and most water rings disappear completely after sanding. Deep black urine stains that have penetrated into wood grain may need bleaching or spot board replacement. Water damage causing cupping, warping, or rot requires structural repair before refinishing. We identify all problem areas during the pre-job walkthrough and quote accordingly.

We custom-blend stains to get as close as possible to your existing floor tone. A near-perfect match is most achievable when refinishing the entire floor — older floors develop unique aged tones that are difficult to replicate exactly on isolated patches. We always test a sample area before committing to the full job.

It depends on the wear layer. Engineered hardwood with a 3mm or thicker wear layer can typically be refinished 1–2 times. Thinner wear layers (1–2mm) can only be buffed and recoated. We measure the wear layer before recommending any approach — sanding too thin a layer exposes the core plywood and ruins the floor.

Sweep or dust-mop daily to remove abrasive grit. Mop weekly with a barely damp mop and a pH-neutral hardwood cleaner. Use felt pads under all furniture legs. Keep indoor humidity between 35–55% year-round to prevent expansion and contraction. Avoid steam mops, vinegar, wax, and oil soaps — these damage polyurethane finishes over time.