This is one of the most common questions we hear from Spokane homeowners: "Are my floors worth refinishing, or do I need to rip them out and start over?" The good news is that in the vast majority of cases — probably 85% of the homes we visit — the answer is refinish. Hardwood floors are incredibly durable, and even floors that look terrible on the surface are often perfectly sound underneath.
But replacement is sometimes the right call. Here's how to tell the difference.
The Cost Difference
Let's start with the numbers, because they matter:
- Refinishing: $3–$8 per square foot ($3,000–$8,000 for a typical Spokane home)
- Replacement: $6–$15 per square foot ($6,000–$15,000+ for a typical home)
Refinishing costs roughly half of what replacement does — sometimes less. That's because refinishing works with the existing wood. There's no demolition, no disposal, no subfloor prep, no new material cost, and no acclimation period. You're restoring what's already there.
For detailed pricing, see our complete Spokane refinishing cost guide.
Signs Your Floors Can Be Refinished
Your floors are almost certainly candidates for refinishing if:
- Surface scratches and wear: Scratches that catch your fingernail but don't go deep into the wood. Wear patterns in high-traffic areas. Dull, cloudy, or peeling finish. These are all surface-level problems that sanding resolves completely.
- Outdated stain color: That orangey 1990s oak stain you hate? Gone in one sanding. We can transform your floors to any color — espresso, walnut, gray, natural — for a fraction of replacement cost.
- Minor pet scratches: Dog claw marks, surface-level scratches from pet nails. If you can't feel them with your eyes closed, they'll sand out. Even deeper scratches often sand out. Read our pet damage repair guide for more detail.
- Seasonal gaps between boards: Normal in Spokane's dry climate. Gaps that appear in winter and close in summer are not structural — they're a humidity management issue. Refinishing + a humidifier solves this.
- Water spots or rings: Dark water marks on the surface or just below the finish level usually sand out. If the water didn't sit long enough to warp or buckle the wood, refinishing handles it.
- The "nickel test": Look at the edge of a board (at a vent or transition). If there's at least 1/16" (the thickness of a nickel) of wood above the tongue, you have enough material to sand. Most solid hardwood floors can be refinished 3–5 times over their 80–100+ year lifespan.
Signs You Might Need Replacement
Replacement is the better option when:
- Structural damage: Boards that are warped, cupped, or buckled from prolonged water exposure (flooding, pipe leaks, appliance failures) often can't be flattened by sanding. If the subfloor underneath is also damaged, both layers need replacement.
- Extensive termite or rot damage: Wood that's soft, spongy, or crumbling has structural integrity issues. Refinishing can't restore rotted wood. This is rare in Spokane's dry climate but occurs in homes with persistent moisture problems (crawlspace issues, foundation leaks).
- Too-thin wood: If the floor has been refinished many times and there's less than 1/16" of wear layer remaining, another sanding risks going through to the tongue — which ruins the floor. We check this during every estimate.
- Engineered hardwood with thin veneer: Some engineered floors have only a 1–2mm wear layer (about 1/16"). These can be lightly screened and recoated but not fully sanded. If the veneer is damaged through to the plywood substrate, replacement is needed.
- You want a completely different species: If your red oak floors need to become walnut, that's a replacement project. (Though consider: a dark walnut stain on red oak can achieve a very similar look for a fraction of the cost.)
- Widespread board damage: When more than 30–40% of the boards need individual replacement, it's often more cost-effective to replace the entire floor for uniform appearance and warranty coverage.
The Middle Ground: Spot Repair + Refinish
Many projects fall between "just refinish" and "full replacement." We frequently do spot repairs — replacing 5–20 damaged boards and then refinishing the entire floor so everything matches perfectly. This is common for:
- Localized water damage (dishwasher leak, toilet overflow, pet accident area)
- Termite damage limited to one section
- Boards damaged by furniture or heavy objects
- Transition areas where carpet was removed and tack strip holes need filling
We carry salvage wood inventory specifically for matching older Spokane homes. For a 1920s South Hill Craftsman with original Douglas fir, we can source period-appropriate replacement boards from salvage yards and reclaimed lumber suppliers.
Timeline Comparison
- Refinishing: 3–5 days for most homes. You can stay in the house with dustless sanding.
- Replacement: 1–3 weeks including demolition, subfloor prep, installation, and finishing. You'll likely need to vacate for at least part of this period.
For more on project timelines, see How Long Does Hardwood Floor Refinishing Take?
Let Us Assess Your Floors — Free
The best way to know for sure is a professional assessment. During our free estimate, we'll check wood thickness, evaluate damage, test for structural issues, and give you an honest recommendation. If refinishing makes sense, we'll quote it. If replacement is the better call, we'll tell you — even if it means less business for us. Your floors are a major investment, and we want you to make the right decision.
View our full services or contact us to schedule a free assessment.
Not Sure What Your Floors Need?
We'll assess your floors and give you an honest recommendation — refinish or replace. Free, no obligation.