Hardwood floors can last decades, but they don’t last forever. Deep gouges that go past the finish and into the wood grain, boards that have started cupping or crowning from moisture exposure, and gaps that keep widening between planks are all signs the floor is past a simple refinish.
If you’ve already sanded and refinished a floor two or three times, there may not be enough wood left to sand again without risking the nail line. And if squeaks and soft spots show up in the same areas no matter what you do underneath, that’s usually a sign the subfloor — not just the surface — needs attention.
