How do I know when I need to refinish my hardwood floors?

<div>It’s <a href="https://www.angi.com/articles/when-should-you-refinish-hardwood-floors.htm">time to refinish your hardwood floors</a> when they show signs of age that diminish their overall appearance and function. A few surefire signals that you should consider refinishing your hardwood floors include:<ul><li>Gouges, scrapes, deep scratches, and dents over a significant area</li><li>Discoloration from stains or sun exposure</li><li>Water damage causing rotting, warping, or bowing</li><li>Weak, spongy, or soft spots in the floor indicating damaged subflooring</li><li>Dull and worn appearance across most of the floor</li></ul></div>

Top 10 Best Floor sanding pros in Brookline, MA

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Verified Reviews for Floor Sanding pros in Brookline, MA

*The Angi rating for Floor Sanding companies in Brookline, MA is a rating based on verified reviews from our community of homeowners who have used these pros to meet their Floor Sanding needs.

*The HomeAdvisor rating for Floor Sanding companies in Brookline, MA is a rating based on verified reviews from our community of homeowners who have used these pros to meet their Floor Sanding needs.

Last update on August 05, 2025

Reviewed in January 2025
GC Hardwood did an excellent job. They arrived at the exact time they told me and cold not have been more professional and polite. I would definitely hire them again.
GC Hardwood Floors
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Reviewed in December 2020
Dave and the team were awesome. They reacted very quickly to us needing work done on short notice. The work was done very well. Floors look great. They are up front, honest and get the work done on schedule for a fair price. Communication is also very strong. These guys get it! Highly recommend.
Davis Hardwood Flooring
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Reviewed in November 2013
Cliff was great! He was very professional and was able to work with us on a tight schedule, getting the work done ahead of schedule for us. The floors came out beautifully and Cliff beat several other estimates from quality companies. Dust was minimal and Cliff was there himself for all of...
SUPERIOR HARDWOOD FLOORS
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Reviewed in September 2013
We live in a home that is 120 years old. Needless to say the floors were not in great shape, plus they had been sanded and finished so many times there wasn't much to work with. Tao Zen did a great job of sanding just enough to get rid of the scratches and scrape marks, but not too much that it...
TAOZEN FLOORING - Taozen Services
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Reviewed in March 2009
I was very pleased with them. They were very professional. They knocked the job out really quick. Their prices came out to about a dollar a square foot. They are very energetic and polite. The price was pretty good. My only complaint is they didn't leave me any receipts. I had to call them and...
NVN Floor Sanding
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Reviewed in February 2013
I thought Connolly Floor Sanding's price was very reasonable. They were in and out quickly and they were professional. I would give them As across the board.
A & W Floor Sanding
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Reviewed in April 2008
After seeing the home, Dong provided good advice on several tough spots including sanding on stairs and rooms with thick paint on floor. He provided an accurate written estimate prior to doing the work. Because we needed sanding done 3 days prior to move in, we had a tight time window, and L...
L & S Hardwood Floor Specialist
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Reviewed in March 2013
They also arranged to pickup keys several days ahead of time, to match my schedule. When I returned, the floors looked fine and Lee's Floors had done a good job of cleaning up sawdust from the sanding. They made the process much easier than I expected. Timing mattered, the painters needed the...
Lee's Hardwood Floor Service
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Reviewed in June 2020
Good price and did a great job on floors. Scraped woodwork with sander which I had to repaint which took some time which is why not an A rating. Would hire again.
New Flooring Pro Inc
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Floor sanding pros in Brookline

R W Carpet & Flooring

R W Carpet & Flooring

Customers say: Quality work

19 local quotes requested

48 years of experience

Owned and operated by Richard Weisman, for over 30 years, RW Carpet & Flooring has served the Westwood area with the highest quality flooring products and installations to both residential and commercial customers. Recently, we opened our Norton location which was formerly The Carpet Barn. We are a family owned and operated local business and a long standing A+ member of the Better Business Bureau. Think outside the “big box” retailers and visit RW Carpet for all of your flooring needs, where you’re not just another sale; you are a valued customer! Shop at home or in store with one of our experienced design consultants. The Weisman Family at RW Carpet and Flooring has been doing business for generations. Our commitment is to provide the highest quality workmanship and products and the best customer service possible all at a competitive price!

"The contractor never contacted me to even look at the project."

Brian M on December 2020

"The contractor never contacted me to even look at the project."

Brian M on December 2020

The Floor Sanders Inc

The Floor Sanders Inc

Customers say: Quality work

30 local quotes requested

42 years of experience

The Floor Sanders Company is a specialized hardwood-flooring contractor with 30 years of experience. The Floor Sanders is a large hardwood floor contractor and can accomplish a task professionally and efficiently. New wood floor installations Refinishing and maintaining Institutional, commercial & residential accounts On-sight samples & estimates Available at your convenience Overnight service A fleet of fully-equipped vans Annual/semi annual maintenance plans Meticulous attention to detail

"Quick communication, however Varouj is slightly condescending and does not follow through with his word. Scheduled him to visit the property, and he doesn't show up. The workers have good expertise but it is disappointing when they are not forthcoming about any issues on their end and do not fulfill their promises."

Kazuya S on July 2025

Recommended by 100% of Angi customers

26 local quotes requested

As a family owned business we strive to bring you the highest quality workmanship to your hardwood floors for a very affordable price. We specialize in installation staining and refinishing hardwood.

"Smoothly with excellent results. I would like Dream hardwood floor to do other floors in my home. We were informed of the plan and how long it would take . They were right on schedule."

Carol K on August 2023

As a family owned business we strive to bring you the highest quality workmanship to your hardwood floors for a very affordable price. We specialize in installation staining and refinishing hardwood.

"Smoothly with excellent results. I would like Dream hardwood floor to do other floors in my home. We were informed of the plan and how long it would take . They were right on schedule."

Carol K on August 2023

Phil's Floor Services

Phil's Floor Services

Customers say: Quality work

Recommended by 94% of Angi customers

66 local quotes requested

Phil's Floor Service is a family owned and operated business. Phil's Floor Service prides itself on an outstanding record of quality service and attention to detail. Our philosophy is to treat your home as we would treat our own, and this is complimented by our years of experience in the industry. Award wining .

"Review: I recently had my entire house’s carpet replaced with hardwood flooring, and I couldn’t be more thrilled with the results! This company was absolutely phenomenal from start to finish. They were punctual, extremely professional, and maintained a high level of cleanliness throughout the entire process. The attention to detail and commitment to top-quality work were evident in every aspect of the installation. The floors look stunning, and the craftsmanship is outstanding. On top of that, their pricing was very reasonable, making the whole experience even better. If you’re considering new flooring, I highly recommend this company. They exceeded all my expectations, and I would gladly recommend them to anyone looking for excellent service and beautiful results!"

Melvin B on March 2025

TAOZEN FLOORING - Taozen Services

TAOZEN FLOORING - Taozen Services

Customers say: Quality work

Recommended by 92% of Angi customers

143 local quotes requested

Taozen Floors Services has served homes and businesses throughout the New England region for over a decade. Our emphasis on excellence and commitment to providing flooring services of the highest quality has made us one of the most sought after flooring companies. Our team of flooring specialists carry out every project with meticulous detail to ensure that you get the best-looking floors possible. We offer a wide range of services including professional floors installation, floors sanding, staining, and refinishing of all types of hardwood floors. As a member of the Better Business Bureau and National Wood Flooring Association, Taozen Floors Services is committed to maintaining the highest standards of excellence in the wood floor products we sell and the flooring services we provide. The satisfaction of our customers is our paramount goal. Our mission is to provide our customers with an experience that will last a lifetime through the highest standards of hardwood floor products, unbeatable pricing, and unmatched service.

"Tao was amazing! His knowledge of the product and process was excellent. Any time I had a question, Tao was quick to answer my call or text. As for the installers, both Manny and Kenny showed up promptly every morning and worked diligently. They were both respectful to our needs and made a very disruptive activity very accommodating! I would highly recommend them for hardwood floor installation and would have them do additional work for me."

Tom D on November 2022

Carpet Cleaning Experts

Carpet Cleaning Experts

Customers say: Quick response

Recommended by 91% of Angi customers

296 local quotes requested

Welcome to Carpet Cleaning Experts, celebrating over 38 years in business! We service the Rhode Island, Eastern Massachusetts, and Southeastern Connecticut areas with expert cleaning services. We're open and ready for service. Call today and ask about our cleaning and sanitizing treatment services. We are deeply concerned about the health and safety of you and your family and are ready to assist you in keeping your home safe. As a family owned carpet & upholstery cleaning business, we have a strong belief in complete customer satisfaction. From Carpet Cleaning Experts, you can expect excellence. We're not satisfied until you are! Contact us today for a free, no obligation quote. From Carpet Cleaning Experts, you get honest pricing with No sales gimmicks and No hidden costs. Over the past 38 years, we have earned the trust and loyalty of our customers. Check out our web site to learn why our clients stay with us year after year! Additional phone: (800) 479-1204.

"Great job, professional"

George S on June 2025

"Great job, professional"

George S on June 2025

Customers say: Quick response

Recommended by 100% of Angi customers

182 local quotes requested

Absolute Floors is a flooring company based in Nashua, New Hampshire that offers flooring services to residential and commercial clients. With 25 years of experience, the company is dedicated to delivering high-quality and exceptional flooring solutions that exceed customer expectations.

"Leonardo and team did a great job bringing new life to our original hard wood floors. From the beginning of the project to the completion, they maintained us updated with the progress."

Carlos C on March 2025

"Leonardo and team did a great job bringing new life to our original hard wood floors. From the beginning of the project to the completion, they maintained us updated with the progress."

Carlos C on March 2025

Customers say: Terrific value

Recommended by 90% of Angi customers

89 local quotes requested

With over 25 years of professional flooring experience, here to help you with all your flooring needs and dreams.

"Excellent job. Quick response. Project done within a couple of weeks"

Anthony V on February 2024

With over 25 years of professional flooring experience, here to help you with all your flooring needs and dreams.

"Excellent job. Quick response. Project done within a couple of weeks"

Anthony V on February 2024

Lou Topia Hardwood Flooring

Lou Topia Hardwood Flooring

Customers say: Quick response

Recommended by 100% of Angi customers

85 local quotes requested

Family owned business since 1964. Specializing in the installation and finishing of traditional hardwood flooring. Our sanding process is completely sealed off from the rest of the house so there is minimal to no dust outside of the work area. All work is performed and supervised by the owner.New Hampshire number 603-881-5052. Mass number is 978-597-2333

"Lou Toppia was just the expert I needed. Not only was I expecting him to refinish my hardwood floors, I was asking him to come in and work miracles to repair the damage done by another contractor who had a damaged machine created wavy distortions to my floors. Lou made them look beautiful again! He was very honest about what he could and could not make perfect and his work always exceeded my expectations. Lou was careful to keep his work area very clean, cleaned up after himself daily and protected my other living areas by sheeting off the rooms he was refinishing. The final finish is so beautiful, with four coats of satin urethane, I think they look better than the factory finish. I would highly recommend Lou to anyone in need of hardwood flooring installation or refinishing."

Michelle B on January 2020

SUPERIOR HARDWOOD FLOORS

SUPERIOR HARDWOOD FLOORS

Customers say: Quality work

Recommended by 95% of Angi customers

32 local quotes requested

Transform your home with beautiful hardwood floors. Superior Hardwood Floors specializes in installation and refinishing services in Boston. Our expert team will bring your vision to life, creating a stunning and durable foundation for your space. Contact us today for a flawless flooring experience.

"They did a professional class job and it stood to me their friendliness and how they took care of sessioning off the room so that's would not get everywhere."

Julie C on September 2024

"They did a professional class job and it stood to me their friendliness and how they took care of sessioning off the room so that's would not get everywhere."

Julie C on September 2024

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FAQs for floor sanding projects in Brookline, MA

The cost to refinish hardwood floors is $1,900 on average, ranging from $600 to $4,500, depending on the area size, the floor’s condition, the type of wood, the type of coating, and the refinishing method. Traditional refinishing includes sanding the floors, which can be very dusty and costs about $3 to $8 per square foot. Dustless refinishing uses a vacuum to collect dust during the sanding process, reducing the amount of dust produced, and costs about $5 to $8 per square foot.

You should aim to hire a professional floor cleaner once or twice per year to remove any set-in stains, resolve scratches, and make your floors look shiny and new again. If you have a bustling household with many children, pets, or severe allergies, having your floors cleaned four times per year is worth the investment to maintain the integrity of your flooring. Don’t forget to prioritize cleaning your floors yourself in between professional cleanings, too.

The cost to install hardwood flooring is about $4,800 on average, ranging from about $1,000 to $12,000. Nationally, the average cost to install hardwood floors ranges from $6 to $12 per square foot for labor and materials. High-end woods and large spaces may cost $13 to $25 per square foot.

Additional cost factors include:

Square footage of the area
Type of wood
Preparation requirements
Type of finish
Location
Floor style and pattern
Plank thickness
Wood grade, color, and grain

It’s time to refinish your hardwood floors when they show signs of age that diminish their overall appearance and function. A few surefire signals that you should consider refinishing your hardwood floors include:

Gouges, scrapes, deep scratches, and dents over a significant area
Discoloration from stains or sun exposure
Water damage causing rotting, warping, or bowing
Weak, spongy, or soft spots in the floor indicating damaged subflooring
Dull and worn appearance across most of the floor

The cost for professional floor cleaning is $250 on average. This cost can range from $100 to $1,500, depending on the type of flooring and its square footage.

For example, natural stone flooring requires specialized techniques and care, so you'll spend closer to the higher end of the cost range. The cost of cleaning tile and grout is more cost-effective, where you'll pay an average of $0.50 to $3.50 per square foot.