A Brisbane Agent's Guide to Pre-Sale Timber Floor Work

Agents can help sellers avoid a rushed floor decision by flagging condition early. A floor contractor should decide whether a recoat, full sand or board repair is suitable after inspecting the timber.

What to look for at the first walkthrough

Photograph bare or peeling coating, deep scratches, dark marks, loose boards and uneven repairs. Note whether the property will be vacant and when photography, styling and inspections are planned. A fresh coat cannot hide structural problems or deep stains in the timber.

The decision tree is simple:

• Sound coating with cosmetic dullness: ask whether a compatible recoat is possible.
• Worn-through finish or surface damage: discuss a full sand and refinish.
• Loose, stained or water-affected boards: assess timber floor repairs first.

The inspection may change that preliminary view.

Build the floor work into the listing plan

Give the contractor access dates and the latest safe date for staging. Ask for a written scope, the coating product, the proposed work sequence and separate guidance for foot traffic, furniture and rugs. Dry-to-touch is not the same as fully ready for a stylist or open home. Product instructions and actual site conditions determine the timetable.

Avoid booking photography on the assumption that every floor takes the same number of days. If the schedule is tight, ask what treatment is feasible rather than promising a full restoration.

Brief the seller accurately

A refreshed floor can improve presentation, but no contractor can guarantee a sale price, buyer response or exact visual match to an inspiration photo. Timber species, light, previous coatings and repairs all affect appearance. Show a sample area where practical and agree on finish sheen before work begins.

The seller should receive the quote and aftercare instructions directly. For a homeowner’s version of this checklist, see floor sanding before selling.