A Victorian terraced property in Hampstead required full floor sanding and oiling across three rooms. The original pine boards had accumulated decades of wear, stains and old finishes that needed stripping back to expose the timber beneath.
Work carried out
- Dust-free sanding of approximately 85 square metres of pine flooring
- Multi-stage sanding process using progressive grit sizes
- Edge sanding of perimeter boards and stairs
- Application of hard-wearing oil finish in natural tone
- Final maintenance oil coat for durability
About the project
The property had been lived in continuously since the 1880s, meaning the floorboards carried the marks of genuine use. Previous owners had applied various treatments over the years, including shellac and varnish in patches. Some boards showed deep scratches and water marks from Victorian plumbing that no longer existed. Our approach was to assess the condition first, identify any boards requiring replacement, then plan a sanding schedule that would remove old finishes while preserving the character of the timber.
We worked methodically through three grades of sanding paper, starting coarse and finishing fine. The dust-free system meant the client could remain in the property during work, though we did recommend staying upstairs during the heaviest sanding days. Once we reached bare timber, we inspected carefully for any staining or discolouration that wouldn't sand out, and treated a few problem areas with mild bleaching before oiling. The final oil finish was applied in two coats, buffed between applications to build a protective layer without creating a plastic appearance.
About our Hampstead service
Hampstead presents particular challenges for floor work. Many properties here are Victorian or Edwardian, often split into flats with wooden floors running directly over stone cellars. This means moisture can be a genuine issue, and we always check moisture levels before beginning any work. The area also features some newer conversions and modern extensions, where we encounter engineered boards, underfloor heating systems, and concrete subfloors that require different approaches entirely. We've worked on everything from original 200-year-old boards to contemporary installations.
The typical Hampstead floor falls into one of three categories: original softwood boards in Victorian and Edwardian properties, sometimes with decorative borders or parquet inlays; solid hardwoods installed during mid-twentieth century renovations; and engineered boards in more recent developments. We've developed specific techniques for each. With original boards, we often find they're wider and have interesting grain patterns worth preserving. With hardwoods, we can achieve a deeper finish that shows off the timber colour. With engineered floors, our dust-free sanding prevents moisture damage that could affect the plywood base.
Frequently asked questions
How much does sanding cost?
Sanding costs typically range between £25 and £45 per square metre, depending on the condition of your existing floor, the number of coats to remove, and whether edge sanding is required. Stairs cost extra. We provide a fixed quote after inspecting the site and assessing how much material needs removal. Victorian boards in poor condition will sit towards the higher end of that range.
How long does sanding take?
A typical living room of around 30 square metres takes three to four days with our dust-free system. This includes sanding, staining if needed, and two coats of finish with drying time between. If you're doing multiple rooms, we can move through them sequentially, completing an entire flat over one to two weeks depending on size and condition.
Is the dust-free process really dust-free?
Our system captures approximately 99 percent of dust at source using HEPA-filtered collection bags. You'll notice minimal fine dust in the air or on surfaces elsewhere in the property. Some fine particles are inevitable with sanding, but our method is genuinely different from traditional sanding which clouds entire floors with airborne grit. This means the property remains liveable and you're not cleaning up for weeks afterwards.
