Floor Sanding in Kensington

This Kensington townhouse featured original Victorian oak flooring that had suffered decades of wear, discolouration and surface damage. We carried out a complete floor sanding and finishing project across three levels, restoring the wood to its natural appearance and protecting it for years to come.

Work carried out

• Three stage sanding process using 40, 120 and 180 grit papers
• Dust containment system throughout all work areas
• Gap filling and minor repairs to damaged boards
• Two coats of matte finish hardwax oil applied
• Final buffing and inspection of all floors

About the project

The property owner had lived in the Kensington townhouse for twelve years without touching the original floors. The oak had darkened significantly in high traffic areas, and previous attempts at cleaning had left patchy marks in the wood. Several boards near the bay window showed surface gouging from furniture, while the stairs displayed uneven wear patterns typical of Victorian construction methods. The client wanted to restore the floors to a natural, lighter tone rather than the dark stain they had become.

Our approach began with a detailed site survey to identify areas needing repair before sanding commenced. We used a three stage grinding process, starting with 40 grit to remove the old finish and discolouration, then 120 grit to flatten the surface, and finishing with 180 grit for a smooth, fine finish ready for sealing. We installed dust containment barriers at doorways and ran air filtration systems throughout the work, which allowed the homeowners to remain in the property without being affected by the sanding process. Where boards had minor gaps or damage, we filled these with matching wood dust mixed into hardwax oil to create smooth repairs. The final finish was applied in two thin coats to enhance the natural grain while providing durable protection against daily wear.

About our Kensington service

Kensington presents particular challenges for floor work due to the age and construction quality of properties in the area. Most residential properties are Victorian or Edwardian townhouses with original timber floorboards, often featuring narrow boards, varying thicknesses, and solid wood construction methods that differ significantly from modern floors. These older floors respond well to sanding provided the work is carried out carefully. Period properties frequently have underfloor heating pipes or electrical wiring at shallow depths, which requires us to work at controlled depths and inspect thoroughly before beginning. Street noise in Kensington also means we typically schedule sanding work for weekday daytime hours to minimise disruption to neighbours.

The affluent nature of Kensington properties means many owners are willing to invest in proper restoration rather than replacement. We work regularly on Edwardian mansion flats where communal hallways need sanding between tenancies. New build apartments in the area often feature engineered oak or walnut, which requires different sanding depths and techniques compared to solid wood. Some properties have a mixture of original floors and newer replacements, requiring us to match finishes across different materials. Our experience with this varied stock means we understand the specific requirements of Kensington properties and can advise on the best approach for each individual floor.

Frequently asked questions

How much does floor sanding cost per square metre?
Floor sanding in Kensington typically costs between £25 and £45 per square metre, depending on the floor condition, wood type, and finish required. Floors in poor condition with deep stains or previous damage cost more due to additional sanding stages. We provide a fixed quote after viewing the property, which includes all sanding and finishing materials.

How long does the sanding process take?
A typical residential floor takes between three and seven working days depending on total floor area and condition. A 50 square metre ground floor usually takes four days. Drying time for finishes adds two to three days before the floor is fully usable. We'll provide a detailed timeline during the quotation process based on your specific project.

Will the sanding process create a lot of dust?
Our dust containment system captures over 99 percent of sanding dust using HEPA filtration. This allows you to remain in the property during work with minimal inconvenience. We seal doorways with temporary barriers and maintain slight negative air pressure in the work area to prevent dust spreading to other rooms.