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Worked case: a landlord's two-bedroom floor between tenants — steps and cost

Hardwood Floors Walnut Fontana follows a typical turnover job in a central Fontana rental: a 700-square-foot oak floor with scratches and pet stains that is sanded and refinished before the next tenant gets the keys.

Check availability & price range Worked example · Illustrated · Rental Property Floor Refinishing

Worked example. The pictures are AI concept illustrations, not photographs; no installation was performed or arranged through this site; prices are typical Fontana area market ranges, not quotes.

Illustration: an empty two-bedroom rental in Fontana, CA with a fresh oak floor, bare white walls and an open front door onto a shaded walkway Illustration
Concept illustration, AI-generated. Not a photo of a completed installation.

Project Examples & Typical Prices

The scenario

Picture a two-bedroom unit in a small multi-family building along an Arrow Boulevard side street. About half of the households in this part of town rent, and this landlord owns a handful of units. The last tenant kept two dogs, and the landlord wants the unit ready for photos and showings within the week.

The oak floor in the living room and hall has deep scratches, and there are dark stains by the back door and in one bedroom corner. The wood floor area is about 700 square feet.

The next lease starts in ten days, so the floor is the first job, ahead of paint and cleaning. A recoat would not hold, since the scratches go to bare wood and the stains are in the boards, not the finish.

The landlord wants a satin sheen, which hides scuffs, and a water-based finish that dries quickly in the summer heat with little odor. A repeatable spec goes in a one-page note: same stain, same sheen, same product for every unit in the building.

Who owes what for pet damage depends on the lease and on California tenancy law, and this site does not give legal advice on it.

What the job involves

  1. The unit is emptied, the floor is inspected, and a small patch is sanded and finished to confirm stain and sheen.
  2. The floor is sanded in passes, and the dark stains are checked after the first pass.
  3. Boards that stay stained are replaced and sanded flush with the rest.
  4. The floor is cleaned and coated with a fast-drying satin finish.
  5. The unit stays closed until the data sheet allows light use, then belongings can come back.

Materials and tools

  • Drum sander and edger on a vacuum
  • Wood filler and replacement boards
  • Water-based satin finish
  • Fans and plastic sheeting

What it typically costs in the Fontana area

Sand and refinish, 700 square feet installed ($4–$7 per sq ft)$2,800–$4,900
Deep scratches, stains or pet damage (+$1–$3 per sq ft)+$700–$2,100
Finish and sheen test patch+$75–$200
Typical total$3,575–$7,200 (market range, not a quote)

These are typical local ranges, not a quote or an offer; an installer prices the actual job after seeing the floor.

Add-ons often paired with this job

  • Finish and sheen test patch — +$75–$200. A finish and sheen test patch is a flat line.

Why it is done this way

A rental floor is priced on speed and predictability, not a ten-year plan. The rate here sits in the middle of the sand-and-refinish band, and the surcharge covers the extra passes and spot repair that pet damage needs.

The business path of the calculator uses the same formula as the others: a rate per square foot, a surcharge for condition, and flat options. The schedule choice is a note for the contractor and does not change the price.

The result is plain, durable and ready on a date.

Access is part of the plan. Keys, power for the sander and water for cleanup are arranged before the crew arrives, and the unit is checked for leaks, since a damp spot under a dishwasher or a window would show only after the floor is finished.

What would change the price

  • Several boards need replacing.
  • The stains are deeper and a darker color is needed to hide them.
  • Part of the unit can be done with a screen and recoat.
  • The unit has more than 700 square feet of wood.
  • The move-in date forces an extra shift.

More worked examples and guides

Where this leads

Check availability and the price range for this setup

Bookings aren't open yet — a typical Fontana range in about 30 seconds.

Step 1 Range —
    Which floor is it?

    Pick what you have in mind: a new floor, a refinish or repair, or a floor in a rental, shop, office or studio.

    How big is the floor?

    Typical: a living room, around 300 square feet.

    Wall to wall, in feet. Length times width gives the square feet.

    Which floor or service?

    Typical: engineered wood, prefinished, standard plank.

    What is under the new floor?

    Typical for Fontana homes built since the 1990s: a concrete slab. Unsure? Choose that and read the slab note.

    Anything to remove first?

    Typical: builder carpet and pad coming up.

    Anything extra? optional

    Skip if none fit; a slab moisture test comes before any glue-down.

    How big is the floor?

    Typical: a living room, around 300 square feet.

    Which floor or service?

    Typical: sand and refinish in the natural color.

    What condition is the floor in? pick all that apply

    Tick everything that fits; a floor in good shape needs none.

    Anything extra? optional

    Skip if none fit; stairs and replacement boards are flat lines.

    What kind of property is it?

    Pick the space with the most foot traffic.

    How big is the floor?

    Length times width in feet, or the square feet. Typical: 1,500 sq ft.

    Which floor or service?

    Typical: a maintenance recoat on a floor in good shape.

    What condition is the floor in? pick all that apply

    Tick everything that fits; a floor in good shape needs none.

    When can the work happen? optional

    Typical: after hours or on a weekend. No change to the price.

    Anything extra? optional

    Skip if none fit; line painting is common for studios.

    Notes and photos optional

    Optional: a short note or a photo of the floor.

    Additional files (optional) If you like, attach any file related to your request. Nothing is required. Please avoid photos of people, especially children, and documents with personal or financial details. Location data is removed from photos when they are received. Bookings through this site are not open yet, so no one reviews or prices these files. Up to 5 files, 10 MB each: photos (JPEG, PNG or WebP) or PDF.
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      A ZIP code is enough; email and phone are optional.

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      Typical Fontana range—

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      What a Fontana hardwood floor typically costs, square foot by square foot

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