Finishing and Refinishing: The most common finish is oil-modified, which gives the wood a somewhat golden hue, or patina. Others prefer the look of a water-based finish, which dries with a clear color, leaving the natural color of the wood. Acid or moisture cured finishes also dry to a golden patina, and require special precautions during application and drying times. Oil and water-based finishes require three coats, whereas two coats of acid and moisture finishes are generally sufficient to protect the hardwood. All finishes will darken to a certain degree over time. The sheen of the finish (satin, semi-gloss, and gloss) will also affect the appearance of the floor. The type of finish you choose is a matter of personal preference, however in some cases a water-based finish is recommended.

A typical residential floor that is well maintained will last 5-7 years before it needs to be screened and re-coated. Many floors can last decades before they need to be completely sanded down and refinished.

Repairs: When damage extends through the finish and into the wood, the floor must be sanded flat, and coats of finish must be applied to the damaged area. If the floor has water damage, the floor must be allowed to dry fully before re-sanding can proceed. The use of fans and dehumidifiers will speed up this process. If water is continually absorbed into the wood it will ruin the boards affected and they will have to be replaced. The time required to complete repairs is dependent upon the type and extent of damage to the flooring.