How much does floor sanding cost?
There's no honest per-square-metre answer because every floor is different. Condition, timber species, number of coats, coating type, access, stairs -- all change the price. Get at least two quotes from local contractors. If one is way cheaper than the rest, ask why. Don't just go with the cheapest. Find someone you're comfortable with, read their reviews, check their previous work, and shop local.
Is it cheaper to sand or replace timber floors?
Sanding is almost always cheaper. A full sand and three coats on an existing floor costs a fraction of ripping it up and laying new timber. The only time replacement makes sense is when the boards are structurally gone -- rotten, split through, or so thin from previous sands that there's nothing left to work with.
How much does stair sanding cost?
Stairs cost more per step than floors cost per square metre. Every tread and riser is a separate surface, the edges are exposed, and it's slow, fiddly work. Get a specific quote for stairs -- don't let someone roll it into the floor price without breaking it out.
Why is water-based finish more expensive than solvent?
The product costs more, the application needs more care, and the contractor needs better equipment (dust extraction especially). But it lasts longer, doesn't yellow, dries faster so the job finishes sooner, and you don't have to leave the house for three days. The upfront cost difference usually pays for itself.
Does floor sanding add value to a house?
Yes. A properly finished timber floor is one of the first things buyers notice. It's one of the cheapest renovations relative to the value it adds. Even a maintenance recoat before selling can make a big difference.
Why is floor sanding so expensive in Australia?
Australian labour rates, $5M+ insurance requirements, premium coating systems (Bona Traffic HD at $180-$220/litre), and the skilled nature of the work. Equipment alone costs $20,000-$40,000. The price reflects the quality of the result and how long it lasts.
Can I save money by sanding my own floors?
Rental sanders cost $200-$350/day but most DIY jobs end up needing a professional redo within 12 months due to drum marks, uneven edges, and bad coating application. You end up paying twice.
What's the difference between a $50/sqm and $100/sqm quote?
Usually the coating system and dust containment. Cheap quotes often mean solvent-based poly (yellows, smells, lasts 3-5 years), no dust containment, fewer coats, and less prep. A $100/sqm job with Bona Traffic HD lasts 8-12 years.
Is water-based finish worth the extra cost over solvent?
Yes. Water-based finishes dry clear, have near-zero VOC, don't yellow, and last 2-3 times longer than solvent poly. The upfront cost difference is $10-$20/sqm but you avoid a resand for years longer.
Does floor sanding add value to my home?
Real estate agents rank timber floors as a top-3 buyer feature. A professionally sanded floor adds $15,000-$30,000 in perceived property value -- far exceeding the $6,000-$10,000 cost of sanding.
What about dustless floor sanding?
Modern dust containment systems (Bona DCS) capture 99.8% of dust at the source. It's not 100% dust-free but close. Ask your contractor if they use containment -- if they don't, that's a red flag.
How do I know if my floor needs sanding or just a recoat?
If the finish is worn through to bare timber in traffic areas, you need a full sand. If the finish is just dull or scratched but still intact, a maintenance recoat ($45-$60/sqm) can buy you another 3-5 years.
How long does professional floor sanding take?
3-5 days for a typical 60-100 sqm home. Day 1 is sanding + primer, days 2-4 are finish coats with drying time between each. Walk-on after 24 hours, full cure at 7-14 days.