Here's the situation, I have approx. 1200 sq. ft. of floor space I'd like to put wood in. Areas are; Foyer, Powder Rm., Kitchen/Dinette Area, Great Rm. Upstairs Hallway. I have 3/4" sub floor over 2x10 joist 16" o.c. I've done both unfinished and some pre finished in the past, but with the new products that are out there now I'd like to hear some feedback from the guys that are doing this kind of work frequently. I want to lay it down myself to stretch the dollar. If I put down unfinished then I'll get someone in to do the sanding and finish. I see some of the ads on pre finished flooring claiming 25yr. guaranty. We have a small dog and may get another (grown children, 1st grandson on the way) so the floors shouldn't take too much of a beating. I want to use only 3/4" (nothing thinner). If it were your house what would you put down? If going with unfinished at least 4 coats of poly right? And what about these floating floors, you wouldn't recommend this type of floor where flooring will run from one room into another i.e. Kitchen into Great room. Not sure I may want to run some on a diagonal. Also would maybe go random width in Great Room. Waste factor 15-20 % sound about right? Thanks for any input.

Big_Jane23