Hardwood Floor Sanding in Highgate

We recently completed a full sanding and refinishing project on the original Victorian floorboards throughout a terraced property in Highgate. The client wanted to restore the natural beauty of worn oak and maple boards that had been hidden beneath carpet for several decades. Our team removed the existing finish, sanded the surface level, and applied a durable matte lacquer that complemented the period character of the home.

Work carried out

• Floor preparation and assessment of existing timber
• Sanding with industrial equipment, multiple grit stages
• Dust extraction throughout the process
• Minor repairs to damaged and cupped boards
• Application of protective finish to specification
• Skirting board and edge work
• Final quality inspection and cleaning

About the project

The property had around 120 square metres of original floorboards running through the ground floor reception rooms and hallway. The boards were in reasonable structural condition but showed significant surface wear, with dark staining from old carpet underlay and numerous minor dents. The owners wanted to preserve the rustic character rather than achieve a polished showroom finish, so we planned the sanding schedule accordingly, using a medium grit sequence that would reveal the timber grain without over-working the surface.

Our main challenge was managing dust during the multi-day sanding operation in an occupied home. We fitted temporary plastic sheeting around doorways, sealed air vents, and used a HEPA-filtered dust extraction system connected directly to each sander. This approach kept airborne particles to a minimum, meaning the family could remain in the property during working hours without significant disruption. The work took five days from start to finish, including drying time between coats of finish. We also had to hand-plane a few boards that had cupped slightly from moisture absorption over the years, bringing them back to the correct level before the main sanding began.

About our Highgate service

Highgate is home to a mix of property types, from substantial Victorian villas with multiple reception rooms to converted coach houses and more recent developments. We work regularly on period properties where original floorboards are still in place but have been neglected or covered for decades. These older floors often respond well to sanding and refinishing, as the timber is typically thicker and of higher quality than modern boards. The main issue we encounter is uneven surfaces caused by decades of movement and moisture fluctuation, which means careful preparation is essential before finishing.

The newer build properties in the area tend to have engineered boards or solid contemporary timber, which require a different approach to sanding. We're careful to identify floor type before quoting, as engineered boards have only a thin veneer and cannot always be sanded. Properties in Highgate also often feature original period features that we need to work around, including fireplaces, skirting boards, and awkward room layouts. We price each job individually based on room size, board condition, and finish specification rather than using a simple per square metre rate.

Frequently asked questions

How much does floor sanding typically cost in Highgate?

Sanding costs usually fall between £25 and £45 per square metre, depending on the condition of the boards and the finish you choose. A heavily worn floor with deeper staining or structural damage may sit at the higher end. We always provide a fixed quote after inspecting the floor in person, as supply chain costs and local access can affect pricing.

How long does the sanding process take?

Most domestic projects take three to five working days, depending on floor size and condition. Small rooms or apartments might be completed in a day or two. You'll need to stay off the floor for at least 24 hours after the final coat of finish is applied, sometimes longer depending on which product we use.

Will the sanding create a lot of dust in my home?

We use industrial dust extraction equipment throughout the process, which captures around 99% of particles at source. We also seal the work area with temporary barriers to prevent dust spreading to other parts of the property. This means you can safely remain at home during sanding, though the work is noisy and we recommend keeping pets and children away from the immediate work zone.