Why it pays to ask the right questions
Floor sanding can completely transform timber floors, but it is also a job where mistakes are expensive and hard to hide. Uneven sanding, edge marks, dust issues, staining problems and poor coating application can leave you with a finish that looks patchy or wears out quickly.
In New Zealand, homeowners often compare several quotes before choosing a tradesperson. That is a smart move for floor sanding too. The right questions help you work out whether the sander has the experience, equipment and systems to do a proper job — not just the lowest price.
Use the checklist below before you sign anything.
1. What floor sanding experience do you have?
Start with the basics. Ask how long they have been sanding floors, what kinds of timber floors they work on, and whether they regularly handle homes like yours.
Useful follow-up questions include:
- How many years have you been sanding floors?
- Do you mainly do residential work, commercial work, or both?
- Have you worked on native timbers such as rimu, mataī or tōtara, as well as imported hardwoods and parquet?
- Have you sanded floors in older villas, bungalows, or renovation properties with mixed timber conditions?
- Can you show photos of recent jobs similar to mine?
Why it matters: older NZ homes often have floors with previous coatings, nail issues, patch repairs or uneven boards. An experienced floor sander is more likely to recognise these problems early and explain the options clearly.
2. Are you qualified or affiliated with any industry groups?
Floor sanding is not a licensed trade in the same way as electrical or plumbing work, so there is no mandatory NZ registration specific to floor sanding. That said, experience, training and industry membership can still be useful indicators.
Ask whether they have:
- Formal training in sanding and coating systems
- Health and safety training for dust control and chemical handling
- Memberships or affiliations with recognised flooring or building industry bodies
- Refresher training on the products they use
Be cautious of anyone who cannot explain their process or seems unfamiliar with modern dust extraction, water-based coatings, low-VOC products or cure times.
3. Do you inspect the floor before quoting?
A proper quote should be based on a site visit, not just photos or square metre estimates. Ask whether they will inspect the floor in person before giving you a price.
During that inspection, they should ideally check:
- The timber type and current condition
- Thickness of the boards or floor surface, especially if multiple sandings may already have been done
- Loose boards, squeaks, gaps or damaged areas
- Previous coatings, stains or paint
- Moisture issues, pet damage or water staining
- Thresholds, skirting, stairs or tight areas that may need extra labour
If a quote is given without seeing the floor, it is more likely to change later.
4. What exactly is included in the quote?
This is one of the most important questions to ask. Many disputes happen because the homeowner assumed certain tasks were included when they were not.
Ask for a written quote that clearly states:
- Sanding stages included
- Repairs included or excluded
- Filling of gaps or nail holes
- Stain application, if any
- Number of coating coats
- Dust control method
- Moving furniture or not
- Removal and disposal of old carpet, underlay or staples, if relevant
- GST status
- Any allowances for stairs, hallways, cupboards or detailing
A useful quote should break down the scope enough that you can compare one trader with another on a like-for-like basis.
Quick quote comparison checklist
| What to compare | Why it matters |
|---|---|
| Site visit completed | More accurate pricing |
| Sanding and coating stages | Shows the full process |
| Repairs included | Avoids surprise extras |
| Dust extraction method | Impacts clean-up and air quality |
| Number of coats | Affects durability and appearance |
| GST included | Prevents billing confusion |
| Start and finish dates | Helps you plan around the work |
| Warranty or workmanship guarantee | Gives you recourse if issues arise |
5. How do you handle dust and clean-up?
Modern sanding equipment should capture most dust, but no sanding job is completely dust-free. Ask what dust extraction system they use and how they protect the rest of your home.
Questions to ask:
- What dust control system do you use?
- How much dust should I expect?
- Do you seal off nearby rooms?
- Will you clean up the job at the end?
- What do I need to do before you arrive?
This matters in NZ homes where the sanding area may be close to living spaces, open-plan kitchens or bedrooms that will still be in use. If someone says there will be “no dust at all”, that is usually not realistic.
6. What repairs can you do before sanding?
Floor sanding often uncovers issues that are best fixed before the first pass. Ask what repairs they can do themselves and what should be handled by a builder or carpenter.
Possible repairs include:
- Re-fixing squeaky or loose boards
- Replacing damaged boards
- Punching down or removing protruding nails
- Filling cracks and gaps
- Repairing water-damaged sections
- Levelling small uneven areas
Be clear about whether these repairs are included in the price or charged as extras.
If the work involves major structural repair, hidden damage, or alterations that may affect the building envelope, you may need advice from a builder and, in some cases, a building consent from your local council. The floor sander should be able to tell you when the job is beyond normal sanding and finishing.
7. What coatings do you recommend, and why?
A good floor sander should explain the finish options in plain language, not just sell the most expensive one.
Ask:
- What finish do you recommend for my floor and lifestyle?
- Are you using polyurethane, water-based coatings, hardwax oils, or another system?
- What are the pros and cons of each product?
- How durable is the finish for kids, pets or rental use?
- How long before it can be walked on, furniture returned, and rugs placed back?
- Are there smell or ventilation issues I should plan for?
In New Zealand, water-based finishes are popular because they tend to have lower odour and faster drying times, but the best choice depends on the timber, the expected wear and your budget.
8. What is the timeline from start to finish?
Timelines matter, especially if you are working around moving dates, tenants, holidays or school breaks. Sanding and coating can take several days, and the floor may need extra time before it is fully cured.
Ask:
- When can you start?
- How many days will the sanding take?
- How long between coats?
- When can light foot traffic resume?
- When can furniture be moved back?
- When can I lay rugs or heavy items down again?
Also ask whether weather or humidity may affect the programme. In many parts of NZ, winter moisture and cooler temperatures can slow drying and curing times, while summer heat can affect application windows and ventilation needs. A reliable tradesperson will explain any seasonal impacts upfront.
9. Do you provide a warranty or workmanship guarantee?
Not every floor sander offers the same warranty, so ask what is covered and for how long. You are looking for clear, written terms rather than a vague promise.
Ask:
- Do you provide a workmanship guarantee?
- What does it cover — peeling, adhesion issues, visible sanding marks, coating defects?
- How long does the guarantee last?
- What conditions could void it, such as moisture problems or incorrect aftercare?
- Do the coating products also come with a manufacturer warranty?
Make sure the guarantee is realistic and supported by proper maintenance advice. For example, damage caused by water spills left standing, incorrect cleaners or moving heavy furniture too soon may not be covered.
10. Can you give me recent references?
References are one of the best ways to check whether a floor sander is reliable and easy to deal with.
Ask for:
- The names or contact details of recent customers, if they are happy to share them
- Photos of completed jobs in similar homes
- Examples of before-and-after work
When you speak to a reference, ask:
- Was the quote accurate?
- Did they turn up when promised?
- Was the site left tidy?
- Were there any surprises or extra charges?
- How did the finished floor hold up after a few months?
If they hesitate to provide any references at all, treat that as a warning sign.
11. What insurance and safety cover do you have?
Any trade working in your home should have the right insurance. This is especially important if furniture, walls or adjoining rooms could be damaged during sanding.
Ask for confirmation of:
- Public liability insurance
- Vehicle or transit cover for equipment
- Cover for accidental damage, if applicable
- Health and safety procedures for dust, noise and chemicals
It is reasonable to ask for evidence of insurance. A professional tradesperson will not mind. Also ask how they manage cords, machinery and fumes in occupied homes, particularly if children, pets or other trades are on site.
12. Who will actually do the work?
Sometimes the person who does the quote is not the person who turns up on the day. That is not necessarily a problem, but you should know in advance.
Ask:
- Will you personally do the work, or will a team be sent?
- How much experience does each team member have?
- Will the same person handle sanding and coating?
- Who is my main contact during the job?
Consistency matters. A job with one experienced operator is often easier to manage than a revolving crew with no clear supervisor.
13. What do I need to do before you arrive?
A good floor sander should give you a prep list. This helps avoid delays and protects your belongings.
Typical preparation may include:
- Removing furniture, curtains and breakables
- Lifting rugs and floor mats
- Disconnecting appliances if needed
- Arranging access to power and water if required
- Ensuring pets and children are kept away from the work area
- Confirming parking or access for equipment
Ask whether they will move any items for you and whether that affects the price. Some sanders prefer the floor to be completely clear before they arrive.
14. How should I pay, and when?
Payment terms should be clear before the job starts. Ask whether they require a deposit, staged payments or payment on completion.
Good questions include:
- Is a deposit required?
- When is the balance due?
- Do you accept bank transfer?
- Will I get an invoice?
- Are there any cancellation fees or rescheduling rules?
Be wary of anyone demanding full payment up front without a clear reason. It is normal to pay a deposit for materials or to secure a booking, but the terms should be written down.
15. What happens if there is a problem after completion?
Even with a careful tradesperson, issues can arise after the floor has cured and furniture is returned. Ask how they handle callbacks or complaints.
Find out:
- Who should I contact if there is an issue?
- How quickly do you respond to follow-up calls?
- Do you inspect problems in person?
- What happens if a coating defect appears?
A good floor sander will stand behind their work and have a sensible process for resolving genuine issues.
Final checklist before you hire
Before you make your decision, make sure you have:
- At least two or three written quotes
- A site visit and floor inspection
- Clear inclusions and exclusions
- Confirmation of insurance
- A realistic start date and completion programme
- Written details of the coating system and cure times
- A workmanship guarantee or warranty details
- Recent references or photos of similar work
The cheapest quote is not always the best value. The right floor sander should be able to explain their process clearly, provide a proper written quote, and answer your questions without pressure. That is usually the strongest sign you are hiring someone who will leave your floors looking great for years to come.
