First of all we hate to be the bearers of bad news, but any natural wood floor left exposed will require periodic maintenance. This may include everything from an occasional coat of wax to sanding/refinishing. The information we have from the folks we use to install hardwood floors is that all of them must be refinished every three to five years.

As far as the finish is concerned, we are inclined to recommend that you use a polyurethane finish--and not just for its ease of application, even though this is a favorable aspect. Polyurethane is a clear, plastic-like finish that is very durable. It will hold up well to traffic, and will resist the spills and other minor disasters that are common in the house. And, unless the floors are in a deplorable state, all that will be required to spruce them up the next time is a light sanding and a couple of fresh coats of polyurethane (making sure to lightly sand between each coat). Most major manufacturers of polyurethane produce it in a variety of different sheens: gloss (for a shiny finish; semi-gloss (for a European hand-rubbed appearance; and satin (for a more matte surface).