We have Southern pine floors in our 10 year old house. We bought it when it was 4 years old. We have big dogs and all the doors open right onto the floor, which is all over the main floor areas, including the kitchen. We have heavy wear and tear in the high-traffic areas, and water damage in the door areas. We are considering refinishing, but replacing the doorways and kitchen with tile. However, we are not sure with what to seal the pine floors that remain. Since we have large dogs and kids, we want something that is as durable as possible.
Answer:
No matter what you replace the flooring with, it will be abused because unlike cats, dogs do not withdraw their nails when they walk, run, romp, etc. Painting what you have would probably last as long as anything else and then re-painting isn't as costly, as dislocating, as difficult, etc. as anything else.
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