Wood floor refinishing, sanding, and recoating
We sand and refinish worn wood floors, or recoat a floor that still has life in it — homes, gym floors, and commercial buildings across the Kansas City metro. Licensed and insured, family-owned, free proposals within one business day.
Two ways to bring a wood floor back
Almost nobody needs a new wood floor. What they have is a finish that has given up — dull in the traffic lanes, scratched grey where chairs move, cloudy where water sat. The wood underneath is usually fine. What it needs is either a full sand-and-refinish or a fresh topcoat, and those are two genuinely different jobs.
We do both. Which one your floor gets is a judgment made standing on it, not guessed at over the phone, and it goes in the written proposal so you can see what you are paying for.
- Sand and refinish. The old finish comes off, the boards are sanded back to bare wood, and the floor is finished fresh. This is the answer when the finish is worn through, stained, or damaged, or when the color is changing.
- Topcoat to preserve. When the existing finish is still sound and only looks tired, we clean and prepare it and lay a fresh coat over the top. It keeps what is already there, and it is a far smaller job than sanding.
- The seal is the point. An unbroken finish is what keeps spills, mop water, and grit from reaching the boards. Once it wears through in the traffic lanes, the wood starts absorbing whatever lands on it — which is when a floor stops being a maintenance item and becomes a capital one.
- You get told which one you need. Including when the honest answer is that your floor can wait another season.
Residential hardwood, gym and activity floors, and wood floors in commercial buildings.
Houses, gym floors, and commercial buildings
Houses
Hardwood in living rooms, halls, stairs, and bedrooms. The usual trigger is someone getting a quote to tear the floor out and replace it, then finding out the boards are perfectly good and it is the finish on top that has failed. Refinishing keeps the original floor, and the house stays livable while it happens.
Schools, districts, and rec centers
Gym floors, auxiliary gyms, stages, and multipurpose rooms that have to be presentable for a home game and clean for a lunch period on the same day. Most districts do not know this is something they can buy from us, which is usually why a sound floor ends up in a replacement budget. The constraint here is almost never the floor — it is the calendar, the cure window, and getting the room back on schedule.
Commercial buildings
Offices, showrooms, retail floors, meeting rooms, and church halls. Wood in a working building takes grit at the door and chair traffic everywhere else, and it usually needs recoating long before it needs sanding — provided somebody catches it before the finish wears through.
The boards are usually fine. It is the finish that failed.
Most of these jobs start with somebody being quoted for a whole new floor. It is worth having an owner stand on yours first and tell you which of the two jobs it actually needs, and whether it needs one at all yet. That walkthrough is free and there is no obligation attached to it.
What a facilities director needs from us
Institutional work lives or dies on the parts that have nothing to do with the floor. Below is what we bring to a district conversation, and what should be in front of you before you put anything out to bid.
- Licensed and insured, in writing. Certificates provided on request as part of the bid package.
- A written proposal, not a verbal number. Scope, system, schedule, cure windows, and a workmanship warranty of 1 to 15 years depending on the surface and system specified.
- Scheduling built around your calendar. Summer windows, breaks, and after-hours sequencing, agreed before we start rather than negotiated on site.
- One point of contact. You talk to an owner, from the walkthrough through to the final handover.
- No demolition. Refinishing or recoating the floor you have, rather than tearing it out, keeps the disruption and the cost down. It is why the Orrick R-XI School District brought us in for their flooring, and it is usually what makes a district budget work at all.
We take commercial and institutional projects across Missouri, Kansas, and Arkansas.
How the work runs
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Walk the floor with an owner
We look at the wood, what condition the existing finish is in, whether it needs sanding back or only a topcoat, and when the room can actually be cleared for us. Free, and no obligation.
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Written proposal
Which of the two approaches your floor gets and why, scope, schedule, cure windows, warranty, and itemized pricing — in a document you can read line by line, or take to a board or a purchasing office.
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Sand or prepare
Either the old finish comes off and the boards are sanded back, or the existing finish is cleaned and prepared to take a new coat. This is the step that decides whether the new finish bonds or lifts, and it is where the work actually is.
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Finish coats
The finish goes on in coats, building to a single continuous seal across the floor.
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Cure and hand the room back
We confirm the cure window before the floor goes back into use, walk it with you, and leave the space clean.
What is warrantied, and what it costs
Every surface we coat carries a workmanship warranty, from 1 to 15 years depending on the surface and the system specified. The exact term for your floor is spelled out in writing in your proposal. If our workmanship fails, we make it right.
Coating a surface typically saves 50 to 70% against a full tear-out and replacement, and coating projects generally start around $1,500 and up. Exact pricing is itemized in your written proposal. Payment plans are available on residential projects — see payment options.
We are a licensed and insured, family-owned LLC based in the Kansas City metro, and we take commercial and institutional work across Missouri, Kansas, and Arkansas. The owners are the people who walk the building, write the proposal, and answer the phone.
Wood floor refinishing FAQ
Have a question we haven't covered? Call or text us and ask.
Request a ProposalDo you sand the floor down, or just recoat it?
Both, depending on the floor. If the existing finish is worn through, stained, or damaged, we sand it back and refinish it. If the finish is still sound and only looks tired, we clean and prepare it and apply a fresh topcoat over it, which preserves what is already there. We tell you which one your floor needs when we walk it, and it goes in the written proposal.
How do I know which one my floor needs?
You do not have to know. That is the judgment we come out to make, standing on the floor rather than guessing from a photo. Broadly: a finish worn through to bare wood in the traffic lanes, stained, or physically damaged points to a sand-and-refinish, and a finish that is still intact but looks tired points to a topcoat. Which one yours is, and why, goes in the written proposal.
Can we stay in the house while you work?
That depends on the scope and the system, and it is one of the things we settle at the walkthrough rather than after we have started. There is no demolition involved, so the work stays contained to the floors being done rather than spreading through the house. The area being worked on is out of use until the finish has cured, and the cure window for your floor is confirmed in writing in your proposal.
What happens to the furniture?
Rooms have to be clear before we start. We walk that with you before the proposal is written, so what needs to move, and who moves it, is written down in advance rather than sorted out on the morning we arrive.
Is there a warranty?
Yes. Every surface we coat carries a workmanship warranty, from 1 to 15 years depending on the surface and the system specified, and the exact term for your floor is spelled out in writing in your proposal. If our workmanship fails, we make it right.
Can you work inside a summer break or a school calendar?
That is how most of this work gets scheduled. We agree the window with you before the proposal is written, and the schedule and cure times go into that document rather than being worked out on site. Because there is no demolition, the sequencing is far more flexible than a tear-out would allow.
Do you work with school districts and public bodies?
Yes. We completed the flooring work at the Orrick R-XI School District, and we take commercial and institutional projects across Missouri, Kansas, and Arkansas. We are a licensed and insured LLC and can provide certificates as part of a bid package.
Other floors we coat
Traditional Epoxy Flooring
Hallways, restrooms, locker rooms, shops, and the concrete floors in the rest of the building.
VCT Floor Coating
The tile floors in the rest of the building — corridors, classrooms, and kitchens, stripped and sealed.
All services
Every coating and flooring system we install, in one place.
Talk to an owner about your wood floor
Free, no-obligation proposals from a licensed and insured local company. We respond within one business day.