Service No. I · Our Specialty
Hardwood Floor Refinishing in Metro Atlanta, GA
Don't replace your hardwood floors — refinish them. Save 50–70% versus replacement while restoring the original beauty of your wood. Dustless sanding, custom staining, professional-grade finishes.
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5.0★ Rating
86 Google Reviews
In-House Crew
No subcontractors
1-Year Warranty
On all workmanship
Free Estimates
No obligation
The Smarter Choice
Why Refinishing Beats Replacement
Most worn or dull hardwood floors don't need replacement — they need refinishing. Refinishing saves 50–70% versus a full tear-out and preserves the character of the original wood that new boards can't replicate.
Our three-stage dustless sanding (coarse, medium, fine grit) removes the old finish down to bare wood. We apply your custom stain sampled on your actual floor under your actual light — then three coats of polyurethane with proper cure time between each. Rushing cure is the #1 reason refinish jobs fail at year three. We don't rush.
- Saves 50–70% versus full floor replacement
- Dustless sanding — 95–99% of dust captured
- Custom stain matched to your home's palette
- Three-coat polyurethane for lasting durability
- Most projects complete in 2–4 days
What's Included
Every Refinishing Project Covers
We don't cut corners. Every project includes thorough sanding, expert staining, multiple finish coats, and a detailed walkthrough before we consider the job done.
Dustless Sanding
Professional-grade equipment that captures 95-99% of dust — coarse, medium, and fine grit stages for a smooth, level surface.
Custom Stain Matching
Full range of stain options from light natural to dark espresso. We custom-mix to match existing floors in other rooms.
Polyurethane Finishing
Three coats of oil-based or water-based polyurethane with proper drying time between each coat for maximum durability.
Board Replacement
Damaged, warped, or water-damaged boards are replaced before refinishing so the final result is both beautiful and structurally sound.
Water Damage Assessment
We inspect for moisture damage, subfloor issues, and settling gaps — addressing problems before they compromise your refinish.
Final Walkthrough
Thorough cleanup and detailed inspection before we consider the job done. We don't hand off until it meets our standard.
Our Work
Recent Projects
Customer Reviews
What Metro Atlanta Homeowners Say
Sanding, refinishing, sealing, and buffing our floor, stairs, door, and railing, Sonia and her team did a fantastic job! Respectful of our entire project from start to finish. Quality craftsmanship from a company that truly cares! Thank you!
Adam Donnelly
a month ago · Google Review
Sonia and crew were so professional and completely focused on making sure our wood floors were preserved, restored and brought back to life. I'd reached out to Sonia to come by and give pricing on removing our water logged basement flooring to put in water resistant flooring. Well as my lucky stars were in a line that day, she thought they could repair them and bring them back to almost original. They superseded those expectations by far. Just excellent. Would hire them again. Thank you Sonia and crew.
Patrick White
a month ago · Google Review
The Olivas team did an amazing job on resurfacing our floors, they were prompt, courteous, professional and educated us in the process every step of the way. I highly recommend.
Denise Jefferson
4 months ago · Google Review
Reviews sourced from Google Reviews
Serving all of Metro Atlanta — view service areasWhat to Expect
What It's Like to Live Around the Work
Refinishing happens in your home over a few days. Here's exactly what it's like to live around it — no surprises.
Timeline: 2–4 days
Most refinishing wraps in 2–4 days, depending on square footage, repairs, and number of coats.
Minimal dust
Our dustless sanding captures 95–99% of dust, so there's far less mess and cleanup than traditional sanding.
When you can walk on it
Light foot traffic in socks about 24 hours after the final coat. Move furniture back after ~3–4 days; wait ~2 weeks for area rugs while the finish fully cures.
Odor & low-VOC options
Oil-based finishes smell stronger for a few days as they cure. We also offer low-VOC water-based finishes that cure faster with far less odor — just ask.
Furniture & prep
We move most furniture and protect what stays. Please clear small items, breakables, and wall art ahead of time.
Pets, kids & daily life
Keep pets and children off curing floors. We stage the work so you can still use the rest of your home.
Transparent Pricing
What Hardwood Refinishing Costs in Metro Atlanta
Most homeowners spend roughly $3–$8 per sq ft per square foot. Where you land depends on the details below — and every job gets a free, itemized estimate before any work begins.
Re-coat / refinish, same color
$3–$5 / sq ft
Sand down and re-finish with polyurethane, keeping your current color.
Sand, stain & refinish (color change)
$4–$6 / sq ft
Full sand-down with a new custom stain, then a multi-coat finish.
Full restoration (repairs + stain)
$6–$8+ / sq ft
Board replacement, water-damage and gap repair, then stain and finish.
Typical 800 sq ft of refinishing
$2,400–$5,000
Ballpark, materials & labor — not a quote.
What changes your price
- Floor condition and any board repairs needed
- Keeping your color vs. a custom stain change
- Oil- vs. water-based finish and number of coats
- Square footage and room layout
- Stairs are quoted separately, per step
Typical installed ranges for Metro Atlanta, GA, for planning only. Your free in-home estimate gives an exact, itemized price.
Get Your Exact PriceExpert Guidance
How to Know If Your Floors Can Be Refinished
Original solid hardwood is typically ¾ inch thick. Each sanding pass removes 1/16″–1/8″ of wood, which means a properly maintained floor can handle 5–8 sandings over its lifetime before the wood becomes too thin to sand safely. The key variable is how much material remains above the tongue-and-groove joint.
How to check at home: Pull a floor vent cover and look at the edge of the board from the side, or check inside a closet where the flooring meets the baseboard. You can measure remaining thickness with a tape measure or a simple moisture meter probe. If you can see more than 5/16″ of solid wood above the groove, you're likely a good candidate for refinishing.
The 3-prior-sanding guideline: If a floor has already been refinished three or more times, the remaining thickness above the groove warrants close inspection before committing to another sanding. We check this during every estimate — there's no guesswork.
Signs the floor has gone too far: boards measuring under 5/16″ thick, visible tongue-and-groove edges along the wall, soft spots or springiness from moisture damage, or boards that flex underfoot. In these cases, replacement of affected boards before refinishing — or full replacement — may be the smarter call.
Atlanta-specific opportunity: Homes built from the 1920s through 1960s in neighborhoods like Candler Park, Grant Park, and Decatur frequently still have their original red oak or heart pine floors — floors that have never been refinished. These are ideal candidates. Original heart pine in particular is a dense, tight-grained wood that sands beautifully and holds stain exceptionally well. If your home is pre-1970s, there's a good chance you're sitting on hardwood that has decades of refinishing life left in it.
Atlanta Climate
Why Atlanta's Humidity Makes Finish Choice Critical
Atlanta summers regularly push outdoor relative humidity to 70–80% RH. Even climate-controlled interiors swing 20–30 percentage points across the seasons. That moisture movement causes wood to expand and contract — and it directly affects how a finish cures, how long it lasts, and whether it micro-cracks before it fully hardens.
Oil-based polyurethane requires approximately 24 hours between coats and a full 30-day cure before heavy traffic or rug placement. It produces a harder final surface and amber tone that deepens warm-toned floors. The longer cure window is actually an advantage in humid climates — the finish has more time to off-gas and harden before being stressed by floor movement.
Water-based polyurethane dries faster — typically 4–6 hours between coats, walkable within 24 hours — but requires more coats (usually four versus three for oil-based) to achieve equivalent hardness. Water-based finishes are crystal-clear and won't amber over time, which makes them the right choice for floors where you want to preserve natural or gray-toned stains.
Humidity control during finishing: We schedule finishing work in temperature-controlled conditions whenever possible, and we monitor humidity levels throughout the curing process. Humidity spikes during the cure window — particularly between coats — are the leading cause of micro-cracking and fish-eye defects in refinished floors. Rushing the schedule to beat weather is a false economy.
Our recommendation by room: Oil-based polyurethane for high-traffic areas — living rooms, hallways, and kitchens — where durability outweighs speed. Water-based polyurethane is an acceptable choice for bedrooms and lower-traffic spaces where faster re-occupancy and a clear finish are priorities.
Free Estimate
Get a Free Refinishing Estimate
Call us or fill out the form for a free in-home estimate. We'll assess your floors and provide a detailed quote — no obligations.
Call (678) 663-00921-year workmanship warranty
We stand behind our installs for a full year.
In-house crew
Our own installers — never subcontracted out.
Clear, itemized quotes
Line-item pricing up front. No surprises, no upcharges.
We respect your home
We move & protect your furniture and leave the space spotless.
Financing available
Flexible payment options so budget doesn't hold you back.
Free Estimate
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FAQ
Hardwood Refinishing FAQs
01Should I refinish or replace my hardwood floors?
02How long does hardwood floor refinishing take?
03How many times can hardwood floors be refinished?
04What is dustless sanding?
05How often should hardwood floors be refinished?
06How much does hardwood floor refinishing cost in Metro Atlanta, GA?
City Deep Guides
Hardwood Refinishing by City
Dedicated pages with local context — housing eras, neighborhood-specific notes, and city-tailored FAQs.
Bring Your Floors Back to Life
Call us today for a free in-home estimate. Most refinishing projects can begin within 1-2 weeks.