The proper way to sand floors is to sand them several times. The first time is a deep sand, which is required in order to remove the existing coat of finish and to strip the floor down to bare wood.

At least two more sandings are recommended, each time with a finer sanding paper. The sanding process is repeated in order to achieve maximum smoothness. All the edges must be sanded several times using a machine which is called an "edger".

This machine is used because the floor sander can not reach the sides of the room, which are close to the walls.

The final step before the application of finish, is buffing the floor. This is done in order to prepare the wood surface for the application of finish. Now the sanding is complete and the floor is ready to be finished.

At this point we have several options. One option, which is very rarely used is to wax the floor. This is very unordinary and is very difficult to maintain because wax finish must be regularly applied every two months.

Wax finish also attracts dirt. The second option is to stain the floor. The third option is to apply a polyurethane finish. Before applying the polyurethane coating, a protective sealer is necessary.

A polyurethane finish is natural and will highlight the natural color and beauty of the wood.

There is a choice between water based (acrylic) polyurethane and oil based polyurethane. Water based dries fast, is environmental friendly, and produces a clear finish.

It is not as strong as an oil base finish, but more coats can be applied in order to produce a stronger finish. Oil base polyurethane needs at least eight hours to dry, has toxic fumes, and produces a more yellowish finish.