^"One of the most desirable floor coverings nowadays is hardwood flooring. Purchasers are always asking "does the house have hardwood floors", whether the home is older or newer. Contrary to belief, hardwood floors are very easy to keep clean and provide for a healthier living environment, as soil remaining on the surface and is easily wiped cleaned.

It's interesting to see that in new home design, hardwood floors have entered into the kitchen. This is now made practical thanks to modern factory finished hardwood floor applications, discussed later.

From a resale perspective, hardwood floors are an excellent choice in any home. In some European homes and housing in Florida / Caribbean, one often sees ceramic tiles in dining, family, and living rooms. I would caution any local homeowner from putting ceramic tiles in any of these 3 rooms, from a real estate resale viewpoint. In our climate and in light of Canadian tastes, ceramic tiles are best and most practical in kitchens, entrance foyers, baths, and laundry rooms. Hardwood floors are an excellent choice throughout the house.

EXISTING HARDWOOD FLOORS

When purchasing an older home where the plank strip hardwood floors require refinishing, it is best to arrange for professional floor refinishers to finish the floors prior to moving in. A fair amount of dust is created during the process of refinishing floors. In our marketplace, there are a fair number of qualified floor refinishers, so prices are most reasonable. Wherever possible, try to obtain quotes whereby three coats of water based urethane is used. The refinishing process removes scratches and surface stains and leaves the floors with a beautiful renewed appearance.

Since factory finished hardwood flooring is made with a special finish, I would advise those interested in refinishing this type of flooring to contact their local dealer.

Sanding

If you opt to refinish the floors yourself, most equipment rental outlets will have floor refinishers. Ensure that you rent the type of sander with the sanding belt, as opposed to a pad. The sanding belt provides for a better quality finish with lest airborne dust. Much of the wood dust is collected into a bag. Always sand in the same direction as the wood is laid - although it seems logical, it may not always be easy to do this, especially where there is intricate inlay or hardwood borders. You will need to most probably start with a coarser grade of sandpaper and then go over the same area with a fine sandpaper to smooth the surface.

Ensure that you also rent the small detail sander ("edger") which will enable you to sand into corners and closer to the baseboard. More intricate inlay should be hand sanded. This will enable your floors to have a professional look when finished! After sanding, vacuum the area extremely well to remove all dust before continuing.

Staining

Once the sanding is done, if you have decided to stain your floors, this is now the time. From a resale perspective, avoid any bleached or white washed look, as such contemporary or fashionable looks date themselves over time. Natural floors or dark stained floors seem to be the most popular and the best choices for future resale.

Applying a durable finish

Refer to a manufacturer's specific instructions, particularly as it relates to heat, humidity and the drying process. Applying the urethane is a tricky process. The first coat will probably be quickly absorbed into the wood. Pay the extra money and purchase a lamb's wool applicator. This should prevent tiny bubbles from forming and drying. Slowly apply the urethane in the same direction as the wood. If you brush on the finish you could end up with bubbles on the surface.

After the first coat is dry (refer to manufacturer's instructions on the can of urethane), lightly hand sand between each coat and then remove the dust which results, before applying the next coat. Three coats of urethane is ideal.

FACTORY FINISHED HARDWOOD FLOORS

When purchasing hardwood flooring, there are several grades of wood available, which can be selected according to your budget. The less expensive variety has small knots, mineral marks, pinholes, and other natural wood features that add character to the wood. Once furniture, plants, and area rugs are put down, the grade of wood becomes less discernable.

All of the finishing work is done at the factory so the mess inside your home is limited. This results in a more even colouration and finish. Stain is applied and the multi-layered finish is usually kiln dried giving an extremely durable finish.

Oak hardwood is most common, with maple found in higher end hardwood floors. Installation is quite fast and best done by a professional who will allow for natural shrinkage/contraction when installing. Hardwood planks are tongue and groove construction, attached one to the next by nailing or glue, and are laid over the subfloor. I have been more impressed with nail installation, as glue can sometimes leave an unsightly residue between the planks if not done properly.

If purchasing a newly built home, I would recommend that homeowners consider upgrading to hardwood flooring, particularly on the main floor in the living, dining, and family rooms.

All in all, hardwood floors are an excellent natural addition to any Canadian home. They instantly add warmth and charm to any room. They also add value when the time comes to resell your home. Best of all, they add to your enjoyment of your own home!

* not intended to solicit properties currently listed for sale