How old, approximately, are your floors? That will make a difference re sanding. If you have very old floors, they may have been sanded alot in the past so that there's not enough left to sand now. Plus, if your floors are old, then you could consider the remains of the water stains as "character". If your floors are newer, the depth of the boards won't be an issue.

There are different type finishes for wood floors. Oil based finishes take longer to dry but, in my experience, provide a much richer looking finish. We were in a hotel for 2 nights due to the smell of the oil finish but then couldn't put rugs back down for 1 month. However, Water based finishes dry alot faster - I'm guessing that's what you are considering.

How much area is going to be refinished? We had 3 rooms refinished (about 500 sq. ft) with an oil based finish, 3 years ago, and the cost was $950...a fellow with his own, small company did the work and we love it.

I'd try and find a small contractor who specializes in wood floors...someone who depends on doing a good job for his/her bread and butter. I'd avoid 1-800 anything because, in my experience, the workers don't have a strong interest in doing the best job for the homeowner.

Thanks for responding Patser.

I guess the floors must about 50 years old but I'm really not sure. I think they've been covered with carpet for most of this time.

I plan on using water-based due to health issues but if this wasn't a concern I'd probably go with oil-based.

The entire area is about 337 sq ft. with about 14 sq ft. that needs to be replaced/installed.

The area in question is not just spots or small areas but an entire section that is much darker than the rest of the floor so it will not blend in if it remains darker. The one contractor yesterday told me that after sanding, it will all look uniform but after the process the water damaged area might once again appear much darker.

The 1-800 contractor did not even mention that this might be a problem. lol

I have another appointment with someone highly recommended in my area tomorrow. From what I've heard his prices are very competitive and now I just hope he gives me good news about the water stained areas. He quoted me $950 on refinishing and staining the floors although he has not actually seen or measured it yet and this does not include the small area that needs to be installed.

Even as I was writing my original post and wanting very much to take the easy way out and go with the 1-800-woodfloor contractor, I knew on some level that this was not wise. lol

Does anyone have any thoughts on floating, engineered flooring in case I cannot have the floor refinished? What would this cost to buy and have installed? My ex tells me this would be a good way to go but I'm not sure I should believe him. lol

Thanks and please wish me luck!

When you meet with the next fellow, ask him about taking out some flooring from inside a closet and using it to patch the water damaged area. If that's an option, you'll end up with a perfect match...assuming the water spots can't be sanded out. Then you could put new wood inside the closet, where no one will see it. Ask any of the previous guys that you are considering about that option - that could help keep them in the running/rule them out, too.

This will all work out ... hang in there!

Thanks for the support and advice! That's a fantastic idea and I just wish I had many more closets that were much larger. lol The water damaged area covers a very large area (approximately 1/3 of my living room and part of the hall)and my closets are very tiny. lol The water damaged area is not the same area I referenced earlier as needing to be installed. That's a separate tiny area when you first walk in the front door.

If the contractor tomorrow tells me it's not a good idea to go ahead and refinish, I think I'm going to consider putting in engineered hardwood floors. I do believe this guy knows his stuff and hopefully he will point me in the right direction.

All I do know is that I don't want carpet again. lol

Hey Patser, Just wanted to thank you again and give you an update on the floor situation. You were right, it's all working out. The fourth flooring contractor, who I have the most faith in, came today and said refinishing the floors would be no problem. He said that at one time there was either linoleum or tiles put down in the area in question and that's what the darkness is from, not water damage. This does make much more sense because I cannot imagine water damage being so even. lol His price came in at $1,600 which is a little higher than two of the other estimates and little lower than one.

Now I have to chose a color stain. I told him I wanted something a little darker so that the floor would have more consistency. He suggested and will do samples of the following on my floor: English Chestnut, Early American, Special Walnut and Provincial. Two of these are colors that I originally chose months ago but am not so sure now. Should I sample any others?

Any other suggestions or advice would be appreciated.

Dude you are going way to dark in my opinion. Go natural so you can see the grain. Try somrthing like golden oak if you must.

I'm with bruce about the options being dark. I'm a grain lover, too, so I'd sample no stain at all with just the finish.

Glad you spoke with #4. Good flooring guys who know wood are oh so very valuable!