Here is what this work actually runs in Topeka. We would rather put real numbers in front of you than make you ring round for three quotes to find out.
| What the job involves | Topeka price range per square foot |
|---|---|
| Screen and recoat, existing finish | $1 – $3 |
| Full sand and refinish, oak or similar | $3 – $5 |
| Full sand and refinish, maple or dense species | $6 – $8 |
| Dustless system, full refinish | $5 – $8 |
Full refinishing runs $3 to $8 per square foot, so roughly $3,000 to $10,000 for 1,000 square feet. Labor is the dominant share at $2.50 to $7 per square foot. Oak and cherry sit at the lower end; maple and mahogany sand slower and cost more. A screen and recoat is a different, much cheaper service and is not a substitute where damage has reached the wood.
Maple, hickory and other dense woods sand slower and burnish more easily, which shows up directly in the labor line. Oak is the reference case most published pricing assumes.
Deep scratches, pet urine that has penetrated the wood, water damage, cupping and heavy old finish buildup all add sanding passes or repairs before the finish work starts.
Going markedly lighter or darker requires more thorough sanding to remove the old color evenly, and stain adds a full day of dry time to the schedule before finishing can begin.
Oil-modified polyurethane is cheapest and ambers over time. Waterborne finishes cost more, dry faster, stay clearer and smell far less. Penetrating hardwax oils are repairable in place but need periodic maintenance.
Containment vacuum systems carry a premium of roughly a couple of dollars per square foot. On an occupied house with anyone sensitive to dust, it is usually worth it.
Larger continuous runs price better per square foot because setup and mobilisation are spread over more area. Small rooms, closets, stairs and lots of perimeter increase the hand-work share.
When one quote comes in far under the others, it is worth asking what has been left out. Usually it is the preparation — and that is the part that decides whether the work lasts or fails early.
Those are the questions we would ask if we were hiring someone, so ask them of us too. We will answer all of them in writing.