Hard flooring options

[CS1983]

We have a contract on a house here in OK that needs its vintage carpet ripped out before we move in. We may or may not re-carpet the bedrooms. Unsure at this point. So this would extend at least to the living room, hall, and kitchen/dining room.

The house has a crawl space, so it should have a subfloor to contend with, in case that affects answers. Not a slab.

We are looking at several options:

tile
LVT planking to mimic wood
engineered hardwood
hardwood

We find LVT fascinating for its look and cost, but worry about durability against scratches. Hardwood is obviously the most expensive.

Looking forward to your thoughts, preferably based on user or installer/gen contractor experience.

Thanks!

[Ramsker]

We're about 10 years on the "wood look tile" we had installed on the first floor . . . ripped out all the nasty carpet and smaller tile. We wanted something that was easy to clean, durable, etc. It's been as good (or better) than expected. Have a 105 lb. GSD and he doesn't scratch it up like he would do with wood. Cleans up easy by vacuum/mop. Doesn't chip or dent if you drop something heavy on it. Stil looks like wood.

[Irving]

I just can't imagine that the LVP would be any less scratch resistant than any type of wood or laminate option. Hardwood can be sanded and refinished, and some styles of engineered wood could theoretically be sanded, but probably only once. Not sure if that is a factor for you though.

[CS1983]

I'm not sold on the benefit of sanding/refinishing for hardwood. Given that would mean what is essentially moving out of the house for the duration of the project, and I'm sure it's not cheap, I almost wonder if it's only a benefit for those with money to burn vs just replacing a floor in 10 years (and I imagine in 10 years the improvements of non-hardwood will be in place).

[CS1983]

We're about 10 years on the "wood look tile" we had installed on the first floor . . . ripped out all the nasty carpet and smaller tile. We wanted something that was easy to clean, durable, etc. It's been as good (or better) than expected. Have a 105 lb. GSD and he doesn't scratch it up like he would do with wood. Cleans up easy by vacuum/mop. Doesn't chip or dent if you drop something heavy on it. Stil looks like wood.

We are considering it. A lot depends on what we find for the subfloor during the inspection period.

Thanks!

[Erni]

I'm not sold on the benefit of sanding/refinishing for hardwood. Given that would mean what is essentially moving out of the house for the duration of the project, and I'm sure it's not cheap, I almost wonder if it's only a benefit for those with money to burn vs just replacing a floor in 10 years (and I imagine in 10 years the improvements of non-hardwood will be in place).

A year or so ago a coworker got a quote of 3.50 a foot for refinishing. Probably more now.

Yeah the dust has me delaying on refinishing too.

[Irving]

I'm not sold on the benefit of sanding/refinishing for hardwood. Given that would mean what is essentially moving out of the house for the duration of the project, and I'm sure it's not cheap, I almost wonder if it's only a benefit for those with money to burn vs just replacing a floor in 10 years (and I imagine in 10 years the improvements of non-hardwood will be in place).

That's what I figured. I don't know that the ability to resand even enters my mind when choosing a floor. Back in the days when you built a house your grandkids could grow up in, sure.

A year or so ago a coworker got a quote of 3.50 a foot for refinishing. Probably more now.

Yeah the dust has me delaying on refinishing too.

Just plugged in some figures and I'm getting $3.23 per sq/ft for sand and refinish + another $1 per sq/ft for dustless sanding.

That's already more expensive than the grade of laminate I put into my house, or even tile.

[Erni]

Including labor or just mtl?

[Irving]

That's including labor, but it's also just an Xactimate estimate amount.

Oh, do you mean my reference to laminate pricing? I was thinking just the material since I was the one that installed it. I want to say that my stuff was like $3 sq/ft, but I don't really remember.

[ray1970]

I?d go for one of the wood or laminate options with the subfloor. I?d avoid the tile. Any bit of flex on the subfloor and eventually the grout or tile may crack.