Posted by Noah & Hannah | White Owl Contracting | Waukesha County
When water gets into hardwood floors, homeowners usually ask the same two questions:
“Can it be saved?” and “What’s insurance going to cover?”
We’ve worked on a lot of flooded homes in Waukesha County, Pewaukee, Brookfield, Delafield, and Lake Country, and the answer isn’t always the same. Here’s a clear breakdown of when hardwood can be refinished, when it needs to be replaced, and what insurance typically pays for.
When Hardwood Can Usually Be Refinished
If the water was cleaned up quickly (within 24–48 hours) and didn’t sit long enough to cause deep swelling or cupping, refinishing is often possible.
- Light surface water (e.g., a slow leak or small flood)
- No major buckling or black water stains
- Wood is flat and stable after drying
In these cases, insurance usually pays to:
- Sand and refinish the existing floor
- Replace only the obviously damaged boards (if any)
- Match stain/color as closely as possible
We’ve seen this work well on older homes in Brookfield and Elm Grove where the hardwood is solid oak or maple and only got lightly wet.
When Replacement Makes More Sense (and Insurance Often Covers It)
If the water sat longer, came from a sewer backup, or caused significant swelling/cupping, refinishing alone rarely fixes the problem.
- Deep cupping or buckling
- Black water stains or mold in the wood
- Repeated exposure or very old flooring that’s already brittle
In these cases, insurance almost always approves full replacement because:
- Matching old hardwood exactly is very difficult after 20–30 years (stain, width, wear patterns change)
- Refinishing over damaged wood leads to future failure (and more claims)
Most policies cover replacement with similar quality material — so you can often upgrade to engineered hardwood or even switch to LVP if you want lower maintenance (small out-of-pocket difference in many cases).
Quick Tips Before You Decide
- Take photos of the floor right away — insurance needs proof of damage.
- Don’t walk on wet hardwood (it can cause more cupping).
- Get multiple moisture readings (surface and deep) before deciding.
- Ask your adjuster for the exact allowance — sometimes they’ll approve an upgrade if the cost difference is small.
Bottom Line
If the hardwood is only lightly affected and dries flat, refinishing is usually the cheaper, faster option and insurance will cover it. But if there’s deep damage, swelling, or mold, replacement is almost always the smarter (and safer) choice — and insurance typically pays for it.
If you’re dealing with water-damaged floors in Waukesha County, Pewaukee, Brookfield, Delafield, Lake Country, or nearby, feel free to reach out. We can walk you through what’s realistic and help you get the best outcome with your insurance claim.Free quote, no pressure — just call or text.
—Noah & Hannah
White Owl Contracting
Serving Waukesha County and surrounding areas