Flooring contractor —
Seattle & Puget Sound.
Flooring failures almost always trace back to substrate prep. We level, dry, and isolate before a single plank is laid.
Flooring failures almost always trace back to substrate prep, not the flooring itself. We test moisture, flatness, and adhesion before any plank, tile, or stone goes down. That single discipline — substrate first — is what separates flooring that lasts 20 years from flooring that fails in 5.
In Puget Sound homes, the most common substrate issues are uneven subfloor in 1950s–1970s houses, slab moisture in daylight basements, and asbestos mastic under vinyl tile in pre-1980 homes. We address all three before installation.
What we build
SCOPE- 01Substrate moisture + flatness testing
- 02Self-leveling underlayment
- 03Wide-plank engineered hardwood
- 04Tile + LVT installation
- 05Polished / stained concrete
- 06Transition + trim detailing
Phased process
PROCESS- 01
Substrate assessment
Moisture meter readings, flatness check (1/8" in 6 ft for wood, 1/4" in 10 ft for tile), and asbestos screen on pre-1980 floors.
- 02
Prep
Self-leveling underlayment for low spots, plywood underlayment over diagonal subfloor, vapor barrier on slabs, asbestos abatement if found.
- 03
Acclimation
Wood flooring acclimates in the conditioned space for 5–10 days before install. Tile substrate cures fully before setting.
- 04
Installation
Plank installed perpendicular to floor joists, expansion gap at walls, tile dry-laid first to plan grout joints.
- 05
Transitions & trim
T-molding, reducer, or seamless transitions between rooms; new baseboard or shoe molding installed.
- 06
Finish & seal
Polyurethane on site-finished wood (3 coats), grout sealer on tile, stain on concrete.
Spec sheet
SPEC- +Engineered hardwood: 5/8" thick, 6–10" wide plank, dry-back or click-lock
- +LVT / SPC: 6mm+ rigid core with attached acoustic underlayment
- +Porcelain or natural stone tile with Schluter Ditra or Wedi underlayment
- +Self-leveling underlayment rated for flooring application
- +Vapor barrier on all slab-on-grade installations (6-mil + sealed seams)
- +Hidden fastener systems or full glue-down on wood over slab
Cost drivers
COST- Material grade$3/sf LVT → $18/sf wide-plank engineered hardwood installed
- Substrate prep (level, dry, asbestos)+$1.50–$6/sf depending on conditions
- Stair installation+$80–$220 per tread depending on material
- Demo of existing floor+$1.50–$4/sf depending on adhesion
- Site-finished vs pre-finished woodSite-finished is +$3–$6/sf for dust and time but seamless aesthetic
Codes & permits
COMPLIANCE- WAC 246-841 (asbestos)
Pre-1980 vinyl flooring and mastic often contain asbestos. Removal requires certified abatement contractor; encapsulation with new underlayment is a permitted alternative.
- Manufacturer warranty terms
Flooring warranties almost always require documented moisture testing (3-5% wood, <3 lb MVER concrete). We document at install for warranty preservation.
Is flooring the right call?
- →Existing floor squeaks, cups, gaps, or has visible damage
- →Transitioning between rooms with mismatched materials
- →Refinishing original 1920s–1950s oak hardwood
- →Replacing post-flood or post-leak flooring
Flooring questions
FAQQ.01
Engineered hardwood vs solid hardwood — which is better?
Engineered hardwood is the better choice in 90% of PNW installs. It's dimensionally stable across humidity swings, can be installed over slabs and radiant heat, and modern wear layers (4mm+) refinish 2–3 times like solid wood.Q.02
Can you install over existing tile?
Sometimes. We can floor-level over tile for LVT and engineered wood with click-lock systems. For new tile over old, we typically demo to save thickness and ensure long-term adhesion.Q.03
How long does refinishing site-finished hardwood take?
5–7 days for a typical 800–1,200 sf area: 1 day sanding, 1 day stain (if changing color), 3–4 days finish coats with cure between. Floors are walkable in socks at 24 hr, furniture-ready at 7 days.Q.04
Will you find asbestos under my old vinyl?
Possibly, if the home is pre-1980 and the original flooring is intact. We screen before quoting; if present, abatement adds $4–$12/sf depending on accessibility.
Official resources & sources
- Source ↗WSEC 2021 Residential Energy CodeEnvelope, HVAC, hot-water and air-sealing requirements
- Source ↗WA HB 1110 — Middle housing lawStatewide middle-housing zoning preemption
- Source ↗WA HB 1337 — ADU statewide rulesTwo-ADU baseline, no owner occupancy, parking limits
- Source ↗WA Dept. of Commerce — ADU resources
- Source ↗WA L&I contractor license lookupVerify Golden State ADU Builders Inc · GOLDESA747LZ
- Source ↗Washington State Building Code CouncilStatewide adopted codes (IRC, IBC, WSEC)
Ready to scope your flooring project?
Send a paragraph and the address. A licensed PM replies within one business day with next steps.
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