Hello,

I am looking for an honest opinion. I have pulled old carpet out of a bedroom, the hardwood in the room is about 10 x 15. The floor under the rug needs to be refinished. Some of the stains look like old animal pee stains, dark.I have had two contractors over with completely different opinions on refinishing our 1950's light oak floor.

Contractor 1:

This contractor says he can refinish the hardwood floor and would sand, and put 3 coats of urethane on it. He claims going as "light" as possible on the floor would minimize the dark spots. He said the floor would have an 80% improvement. His cost quote is 380.00, this includes replacing two boards. He wants 1/2 the money down before beginning.

Contractor 2:

This contractor says he would not go "light" on the refinish because the stains would stand out. He said he would not take the job if I wanted it light. He suggested going with a dark walnut stain and two coats of urethane. He claims contractor 1 only committed to an 80% improvement, because we would be disappointed with the finish. Contractor 2's price is 550.00, with no money down. He said we pay him when he is completed and happy with the job.

Because of these opposite opinions I have Contractor 3 stopping by today. I am just going to ask him what he would do and see what his opinion is.

What do you think of the opinions?

So far, contractor two has my business.

Your best bet is to replace the boards that are badly stained. Then you can go with whatever color you wish. However, if nearly half the floor is stained, it is a waste trying to salvage it. Better to re-carpet or replace the entire floor. Contractor #2 is telling you the truth. Dark stains in a light colored floor will stand out. They will show up somewhat even in a dark stained floor. I know because I've done this very thing. Again, you are best served by replacing as much water/pee damaged wood as possible prior to refinishing.

Who says you will be happy with the job? Personally I would not make any statements regarding payment wether or not you were happy.
The wood is damaged. You should realize it will not be perfect.

Question about light and dark on pee stained wood: Won't the damaged wood take on more stain and herefore look like a darker spot on a darker floor?

I'd go with the cheaper guy. One, because he said only 80% improvement two, he knows it won't be perfect and three, he is 170 dollars cheaper and is replacing the worst pieces of wood.

Wow, you guys don't make it easy to make a decision.

Contractor 3 called and is delayed until tomorrow.

I am leaning towards contractor 2 with the dark floor. The room is my 16 year old sons room. I intend to use a couple of small rugs, one happens to be right where the stains are. Perhaps I will inquire about replacing the stained boards, but I guess I won't really know what is stained until the sanding is completed, because some of the padding from the rug is black and stuck to the floor, and in some cases there are no pee stains, just stuck padding.

So much to think about, maybe i should just carpet? Maybe not?

I do appreciate all the feedback, I wish I could see what a dark walnut stained floor with these stains looks like finished - anyone got any pictures?

I have sanded out stains that I thought I couldn't and stains that I thought I could get out I couldn't. If the stains won't sand out they will show whether stained or not unless you go ridiculously dark. Like one of the other guys said if there aren't to many just replace the boards. otherwise go cheap and save a couple of bucks as long as you don't expect miracles.

I just went and removed some of the "stuck" dark padding that is over the pee smell, and the floor under it does not appear to be dark at all. the varnish or poly is gone, but the wood is more of a whitish color, not bright white, just bare wood.

Perhaps it's not a dark stain at all.

Yay!

Consider this: the floor area is 150 square feet. In an average bedroom 50 to 60 percent of the floor will be covered by furniture. A couple of strtegically placed area rugs will cover more of it. Finally, a 16 year old boy will most likely cover the balance with dirty clothes, etc.
Go with the cheaper quote (the guy seems honest at least) and accept his work as the best you can expect.

Well Contractor #3 stopped by today, and he has the Job!

He will replace all damaged and stained floor boards, and apply 3 coats of poly. No money up front. He had pictures of his previous work and was the first contractor to write up the estimate. He originally estimated 600.00 but lowered to 550.00 to match contractor #2.

Thanks you all for your comments, it really helped me to know what I am paying for and what to expect!

Barb

Man, he must be hungry.