New York City’s classic pre-war apartments and brownstones often feature beautiful hardwood floors—but years of wear, radiator damage, and NYC’s humidity can leave them scratched, warped, or squeaky. Should you refinish or replace them? This guide breaks down the costs, pros/cons, and NYC-specific factors to help you decide.
1. Should You Refinish or Replace? Key Factors
âś” When to Refinish Existing Hardwood
âś… At least 1/4″ of wood remains (can be sanded 2–3 times in its lifespan)
âś… Minor scratches/gaps (no structural damage)
âś… You love the original wood (especially in historic homes)
âś” When to Replace Hardwood
❌ Severe warping/cupping (from water damage or humidity)
❌ Multiple previous refinishes (too thin to sand again)
❌ You want a different wood species (e.g., changing pine to oak)
đź“Ś Pro Tip: Test sand a small area to check wood thickness before deciding.
2. Cost Comparison: Refinishing vs. Replacement
| Service | Cost per Sq. Ft. | Total for 1,000 Sq. Ft. |
|---|---|---|
| Sanding & Refinishing | $3–$7 | $3,000–$7,000 |
| Hardwood Replacement | $8–$20 | $8,000–$20,000 |
| Engineered Wood Replacement | $6–$15 | $6,000–$15,000 |
NYC Price Factors:
- Co-op approvals may add fees
- Radiator removal/reinstallation (+$500–$2,000)
- Dustless sanding (+20–30% cost)
3. NYC-Specific Challenges
âś” Pre-War Floors: Common Issues
- Narrow planks (2–3″ wide vs. modern 5″+)
- Heart pine vs. oak (softer wood = more wear)
- Squeaky subfloors (often need additional screwing)
âś” Co-op/Condo Rules
- Many require:
- Professional refinishers only (no DIY)
- Dust containment systems
- Approved work hours (often weekdays 9–5)
âś” Humidity & Radiator Damage
- Gaps in winter? Normal for solid wood (fills in summer).
- Buckled floors? May need humidity control or replacement.
4. Refinishing Process & Options
âś” Steps Involved
- Sand (removes old finish + scratches)
- Stain (optional; natural looks are trending)
- Seal (oil vs. water-based polyurethane)
âś” Finish Types
| Type | Pros | Cons |
|---|---|---|
| Oil-Based Poly | Durable, classic amber glow | Strong fumes, 3–5 day cure |
| Water-Based Poly | Low odor, dries fast (24 hrs) | Less warm tone |
| Hardwax Oil | Natural look, easy spot repairs | Needs more maintenance |
đź“Ś NYC Favorite: Matte water-based poly (no glare, shows fewer scratches).
5. Replacement Options
âś” Solid Hardwood
- Cost: $8–$20/sq. ft installed
- Best For:Â Historic homes, long-term owners
- NYC Note:Â Avoid near radiators (can warp)
âś” Engineered Hardwood
- Cost: $6–$15/sq. ft installed
- Best For:Â Apartments with humidity fluctuations
- NYC Bonus:Â More stable for radiant heat
âś” Reclaimed Wood
- Cost: $12–$30/sq. ft
- Best For:Â Matching pre-war original floors
6. Real NYC Case Studies
Case 1: UWS Pre-War Refinishing
- Issue:Â Scratched oak floors (original 1920s)
- Solution:Â Dustless sanding + matte water-based poly
- Cost:Â $4,500 (700 sq. ft)
- Time:Â 5 days
Case 2: Brooklyn Brownstone Replacement
- Issue:Â Water-damaged pine beyond repair
- Solution:Â 5″ white oak engineered planks
- Cost:Â $18,000 (1,200 sq. ft)
- Time:Â 2 weeks
7. DIY vs. Professional in NYC
âś” Why Pros Are Worth It
- Equipment:Â Industrial sanders do better job than rentals
- Dust Control:Â Required in most buildings
- Stain Expertise:Â Avoid blotchy DIY results
âś” What You Can DIY
- Minor scratches:Â Use wood filler + touch-up pens
- Buffing/recoating:Â If floors just look dull
8. How to Choose a Contractor
Ask:
âś” Are you licensed/insured for NYC work?
âś” Do you provide dust containment?
âś” Can you match my pre-war wood?
âś” Do you handle co-op paperwork?
🚨 Red Flag: Quotes significantly under $3/sq. ft for refinishing (likely cutting corners).
9. Maintenance Tips for NYC Floors
- Rugs near radiators (prevent drying/checking)
- Felt pads on furniture (especially for renters)
- Humidifier in winter (keep at 30–50% RH)
- Clean with pH-neutral products (no vinegar/steam mops)
Need a floor pro? [Get free quotes] from NYC’s top-rated refinishers and installers.
