Orlando has dozens of flooring contractors. Some have been around for decades. Some launched last year. The quality gap between a crew that knows what they're doing and one that doesn't shows up in your floors for the next 15 years.
We're 3 Floor Guys — a family-run hardwood flooring company based in Orlando. We wrote this guide to help homeowners hire well, whether they choose us or someone else. Here's what actually matters when you're evaluating contractors.
These are the six things that separate consistently good contractors from the rest.
Many larger flooring companies act as middlemen — they sell the job, then subcontract it to a crew you've never met. Ask directly: who shows up to do the work? With 3 Floor Guys, it's us — Jay, Dennis, and Ruben — on every job.
Florida's climate creates unique flooring conditions. High humidity, concrete slabs, AC temperature swings — these affect how wood moves and how finishes cure. A contractor who has worked in Central Florida for years knows what products and methods hold up here.
Drum sanding without dust containment sends fine wood dust throughout your home — into HVAC ducts, on furniture, in cabinets. A professional contractor uses a vacuum-integrated system that captures dust at the source. Ask about it specifically.
Check Google, not just their website. Look for recent reviews that describe specific projects — not generic praise. Volume matters less than recency and detail. A contractor with 20 specific reviews from the past year is more credible than one with 100 old reviews.
Any legitimate contractor will give you a written estimate that breaks down square footage, labor, materials, number of coats, and what prep work is included. A quote given verbally over the phone or a single total number with no detail is a red flag.
Subfloor condition, existing finish type, board thickness, moisture levels — these can't be assessed from a photo or over the phone. A contractor who quotes without an in-person walkthrough is guessing, and you'll find out the hard way when they hit unexpected problems mid-job.
These aren't dealbreakers on their own, but each one warrants a hard follow-up question.
No physical address or no local references
Transient crews move between markets. If a contractor can't give you a local reference job you can drive by, that tells you something.
Price significantly below other quotes
Hardwood refinishing has a floor on cost — the sanding, materials, coats, and dry time are what they are. A quote 30–40% below others usually means skipped coats, thinner finish, or unqualified labor.
Won't commit to number of finish coats in writing
The difference between two coats and three coats of polyurethane is durability. Get it in writing. 'We do it right' is not a spec.
No mention of subfloor inspection
A contractor who doesn't bring up subfloor condition is either skipping that step or hoping you won't notice a problem. Subfloor issues that aren't caught before installation cost far more to fix after.
Pressure to decide immediately
Legitimate contractors are busy and won't chase you. High-pressure 'this price is only good today' tactics are a hallmark of low-quality operations.
Ask these before you sign. A contractor who answers these clearly and specifically is one worth trusting.
Do you personally do the work, or do you subcontract it?
How long have you been refinishing hardwood floors in Orlando specifically?
What dust containment system do you use during sanding?
What finish brand and product will you use, and how many coats?
Can you show me a similar job you completed locally in the last 6 months?
What happens if you discover subfloor damage once work has started?
What's the re-entry time, and when can I put furniture back?
Is staining included, and how many stain samples can I see?
We hold ourselves to every standard in this guide. Here's how we answer the questions above.
Who does the work?
Jay, Dennis, and Ruben — the three co-founders — show up to every job. No subcontractors, no unfamiliar crews.
How long in Orlando?
15+ years refinishing and installing hardwood floors across Central Florida, including Orange, Seminole, and Osceola counties.
Dust containment?
We use a professional vacuum-integrated sanding system on every job. Dustless sanding is standard, not an upgrade.
Finish product?
We use Bona Traffic HD and Pallmann professional-grade finishes. We apply 3 coats minimum on refinishing jobs. Oil-based or water-based depending on your goals and timeline.
Re-entry time?
Light foot traffic in 24 hours. Furniture after 7 days. We tell you exactly what to expect for your specific finish before we start.
Full refinishing (sanding, staining, 2–3 coats polyurethane) runs $5–$7 per square foot in Central Florida. Buff & coat — light scuff and new topcoat, no sanding — is $2–$3/sq ft. Installation of new hardwood ranges $10–$20/sq ft depending on species and subfloor condition.
Solid 3/4" hardwood can be refinished 6–10 times over its lifetime. Engineered hardwood depends entirely on the veneer thickness — some thin-veneer products can only be done once. We can measure and tell you exactly how much wood you have left.
A typical 800–1,200 sq ft job takes 2–3 days. Sanding day one, stain and first coat day two, final coats day three. Light foot traffic in 24–48 hours; furniture back after 7 days.
Yes. We serve Orlando, Winter Park, Maitland, Altamonte Springs, Lake Mary, Casselberry, Longwood, Oviedo, College Park, and surrounding communities throughout Orange and Seminole counties.
Explore more of our professional flooring services
Expert hardwood floor refinishing for Orlando homes — sanding, staining, and premium finishes.
Complete hardwood flooring installation in Orlando and nearby areas.
Advanced dustless sanding technology for a cleaner process.