Hardwood Floor Refinishing and Installation in Sandy Springs, GA
Steady Work, Clear Communication
TriArt refinishes, installs, and repairs hardwood floors across Sandy Springs, in single-family homes and in the condo buildings near Perimeter. Wood floors and stairs only, no carpet, no tile, no subcontractors.
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Hardwood Floor Refinishing in Sandy Springs
Ranch stock and shared wall
Ranch-stock refinishing here is familiar work. Original oak, often protected under carpet for decades, usually on a first or second sand. We check remaining thickness, sand in three grits, sample stain on your own floor, and finish in three coats.
Condo work runs differently. Buildings have rules about working hours, elevator reservations, and how material and equipment move through common areas, and most require notice before work begins. Dust containment matters more when a corridor is shared, and finish odor matters more when neighbors share a ventilation path, which is usually why a water-based finish is the right specification in a building even when an oil-based one would be fine in a house.
Resurfacing hardwood runs $3.00 to $4.00 per square foot. We handle the building coordination rather than leaving it to you.
Installing to Building and HOA Specification
Acoustic underlayment and approvals
New floors in a condo or townhome almost always involve an HOA specification, and the recurring one is sound transmission. Buildings frequently require an underlayment meeting a minimum IIC or STC rating, and the requirement is enforced at approval rather than discovered later.
We work to the building's stated spec and provide the documentation the association asks for. Where the requirement is stringent enough that solid hardwood cannot meet it, engineered over an acoustic underlayment usually can, and in some buildings luxury vinyl plank is the only product that will be approved.
For single-family work the usual rules apply. See new wood flooring for the full specification.
Recent Hardwood Work Around the Metro
Every image is a real job
Two Kinds of Sandy Springs Job
The local pattern
Houses one way, condos another
Mid-century ranch oak
01
Original floors in the ranch stock, frequently recovered from under carpet and often on a first sand despite the age of the house. Straightforward work with the main question being how much thickness remains.
Condo and townhome work
02
HOA approval, sound underlayment specifications, elevator scheduling, and restricted working hours. The floor is the simple part; the building coordination is what takes planning. We handle it rather than handing it back to you.
Rental and resale turnover
03
What Sandy Springs Homeowners Say About TriArt
In their words
Neighborhoods and Buildings We Serve
We work across every Sandy Springs neighborhood. These are the areas our crews are in most often, with the work we are usually called for in each:
Sandy Springs Flooring Questions
Condo and single-family
Our HOA requires sound underlayment. Can you meet that spec?
Yes. Buildings usually specify a minimum IIC or STC rating, and we install to that spec and provide the documentation the association needs for approval. Where the requirement is strict enough that solid hardwood cannot meet it, engineered over acoustic underlayment generally can.
What is the fastest option for a rental between tenants?
A screen-and-recoat, if the existing finish is intact. It abrades the current finish and adds one fresh coat, takes a day or two, and costs far less than a full sand. It cannot fix scratches that have reached the wood, so we assess before recommending it.
Do you handle the building coordination for condo work?
Yes, elevator reservations, certificate of insurance for the association, working-hours compliance, and protection of common areas. We would rather manage that than hand you a list of things to arrange.
Will the finish smell affect our neighbors?
It can in a building with shared ventilation, which is why we generally specify a water-based finish for condo work. Water-based has considerably less odour and shorter dry times than oil-based, and it is the right call in a multi-unit building even where oil-based would be fine in a house.
We pulled up carpet in our ranch and found hardwood. Is it worth refinishing?
Usually yes. Carpet protects the wood beneath it, so those floors are often on a first sand despite being sixty years old. Tack-strip damage sits at the perimeter where trim covers it. We check remaining thickness during the estimate.
Is condo work more expensive than a house?
The flooring itself is priced the same, $3.00 to $4.00 per square foot for standard sand-and-finish. Condo projects carry additional coordination time for building approvals, elevator scheduling, and common-area protection, and that shows as a separate line in the written quote rather than being buried in the square- foot rate.
Will our Sandy Springs HOA approve the flooring we want?
It depends on the sound specification. Buildings here usually require a minimum IIC or STC rating, and we install to that spec and supply the documentation the association needs. Where the requirement rules out solid hardwood, engineered over acoustic underlayment generally satisfies it.
