Is your hardwood floor starting to look dull, scratched, or faded over the years? Sanding and refinishing are often the most cost-effective solution to restore its like-new shine without having to replace it. You still need to know what to expect budget-wise.
At Artisan Espace Design, floor sanding is one of our most in-demand services on the South Shore. In this article, we explain how floor sanding prices are calculated in 2026, what factors influence the final bill, and how to tell a reasonable quote from an offer that seems too good to be true.
Reference rates for floor sanding in 2026
On Montreal’s South Shore in 2026, the cost of sanding and refinishing a hardwood floor generally ranges from $2.50 to $5 per square foot, including labour and finishing materials. This price covers full sanding (multiple passes with different grits), staining if desired, and applying one or two coats of finish (varnish or oil).
| Service | Min. price ($/sq ft) | Max. price ($/sq ft) | Notes |
|---|---|---|---|
| Sanding + varnish finish (1 coat) | $2.50 | $3.50 | Floor in good condition |
| Sanding + varnish finish (2 coats) | $3.00 | $4.00 | Recommended standard |
| Sanding + stain + varnish (2 coats) | $3.50 | $4.75 | With a colour change |
| Sanding + natural oil finish (Rubio, Osmo) | $3.50 | $5.00 | Premium eco-friendly finish |
| Stair sanding (per step) | $25 | $55 | Per tread, riser, nosing |
The 5 factors that affect floor sanding prices
1. The current condition of the floor
This is the most important factor. A floor that is simply dull with surface scratches can be sanded and refinished quickly—two or three sanding passes are enough. However, a floor with deep paint or water stains, significant warping, or a finish in very poor condition will require more passes and potentially repair work beforehand. The more intensive the sanding, the higher the cost.
2. The area to be sanded
As with installation, the price per square foot tends to decrease as the area increases. A large project of 800 sq ft to 1,200 sq ft will generally be billed at a more favourable per-square-foot rate than work limited to a small room of 100 sq ft or 150 sq ft.
3. The type of finish selected
Polyurethane varnish is the most common and most economical finish. It comes in three sheen levels: satin, semi-gloss, and gloss. Natural oil (brands such as Rubio Monocoat or Osmo) costs more to purchase, but it gives the wood a more natural look and makes spot touch-ups easier in the future. Some South Shore homeowners choose a white or grey finish (Scandinavian style), which requires a specific stripping step.
4. Whether staining is included
If you want to take advantage of sanding to change your floor colour (for example, from natural wood to smoked oak), a staining step is added to the process. This step typically adds $0.50 to $1 per square foot, depending on the colour and product used.
5. Accessibility and room layout
Rooms crowded with furniture that is difficult to move, complex staircases with many spindles, or floors with lots of architectural details increase labour time and therefore the final cost. Most contractors include moving light furniture in their package, but moving heavy furniture may be billed as an extra.
Partial sanding or full sanding: what is the price difference?
It is possible to sand only a specific area of your floor—a bedroom, a hallway, or a heavily damaged section. This may seem economical, but blending a freshly sanded area seamlessly with an adjacent unsanded floor is very difficult, even for an experienced professional. Differences in colour and sheen will often be noticeable.
For this reason, we generally recommend sanding all the floors in a room in a single visit. If budget is a constraint, it is better to proceed room by room over different sessions rather than doing partial sanding within the same room.
Sanding vs. replacement: how to choose the right option
General rule: if your solid hardwood floor has never been sanded (or has been sanded only once or twice at most) and there is no structural issue, sanding is almost always the best value option. Solid hardwood can be sanded 3 to 7 times over its lifetime, depending on the thickness of the wear layer.
However, if the floor has already been sanded several times and the remaining thickness is too thin (less than about 3/16 in.), or if boards are cracked, twisted, or rotten, replacement becomes necessary. A professional can assess your floor’s condition during a free inspection.
What a floor sanding quote includes (and does not include)
- Typically included: moving light furniture, masking adjacent areas, full sanding (multiple grits), applying the selected finish, jobsite cleanup.
- Typically not included: replacing damaged boards, repairing holes or cracks, sanding stair treads (often billed separately), removing old carpet or glue.
- To confirm: the number of finish coats included, the time before the floor can be used again, and the workmanship warranty.
How long does floor sanding take? Planning the project
The duration of a sanding job depends on the area and the project’s complexity. For a standard room of 200 sq ft to 300 sq ft, plan on a full day: sanding in the morning, first coat of varnish in the afternoon. The second coat is applied the next day or two days later, depending on humidity and temperature conditions.
During sanding, the room is inaccessible. After the varnish is applied, allow 24 hours before placing light furniture back, and 72 hours to one week before returning to normal use with shoes.
FAQ — Floor sanding prices and rates on the South Shore
Why do floor sanding prices vary so much from one contractor to another in Brossard?
Price differences can be explained by several factors: the quality of the equipment used, the artisans’ level of experience, the quality of the finishing products, and the level of service included. An unusually low price should prompt you to ask questions about these elements.
Can an oiled floor be sanded like a varnished floor?
Yes, but with a few specifics. Applying varnish to a floor that has been oiled may require more intensive sanding to remove all oil residue from the wood. At AED, our artisans assess the condition of the existing finish before recommending the best refinishing product.
Does dustless sanding cost more?
Sanding with an integrated vacuum system may involve a small additional cost of up to $0.20 to $0.50 per sq ft. The benefits are significant: less cleanup after the work, better air quality during the job, and a cleaner finish. At AED, we systematically use vacuum-assisted equipment on all our sanding projects.
What is the best time of year to have your floor sanded on the South Shore?
Spring and fall are generally the best seasons for sanding in Quebec. Relative humidity is more stable, which supports better application and optimal drying of the finish. However, an experienced professional can adapt their work to any season.
How many times can a hardwood floor be sanded?
A standard 3/4 in. solid hardwood floor can be sanded 4 to 7 times over its lifetime, depending on how aggressive each sanding is. A quality engineered wood floor with a 3 mm to 6 mm wear layer can generally be sanded one to three times.
Can you change a floor’s colour during sanding?
Absolutely—and that is one of the reasons many South Shore homeowners take advantage of sanding to modernize their interior. Switching from an orange-toned floor typical of the 1990s to natural oak or a contemporary grey tone completely transforms the feel of a room.
Have a project on the South Shore? Request a free quote from the Artisan Espace Design team.
