Solid wood
Solid plank construction (typically 18–22mm thickness): single piece of oak/maple/walnut/cherry. Pros: premium aesthetic, period-appropriate for Victorian/Edwardian/Georgian heritage, sand + restore 4–6 times over 80–120 year life (each sanding removes 1–2mm), value-adding in heritage properties (Surveyor's specific mention adds £8–£25k valuation on £1M+ property). Cons: not UFH-compatible (timber moves with humidity/temperature — UFH causes shrinkage gaps + cupping); requires acclimatisation (2 weeks pre-install on site); expansion gap at perimeter (8–12mm covered by skirting/scotia); higher cost £85–£185/m² supplied + fitted (oak grade dependent — Prime grade £125–£185, Select £85–£125, Rustic £60–£95). Best for: period heritage restoration (original board pattern), upper-floor where UFH absent, large reception room where investment justified. Brands: Dinesen (Danish premium, Douglas fir or oak, £185–£385/m²), Forbo Marmoleum Hardwood, Hicks Joinery (London bespoke reclaimed).
Engineered wood
Multi-layer construction: 4–6mm hardwood wear layer (oak typical) on cross-laminated plywood backing (10–14mm); total 14–20mm thickness. Pros: UFH-compatible (cross-laminate dimensionally stable, minimal seasonal movement); restorable 1–3 times (depending on wear layer thickness — 4mm = 1–2 sand-and-finish; 6mm = 2–3); easier install (T&G, glue-down or floating); cost mid-range £45–£125/m². Cons: not authentic period heritage; thinner wear layer = fewer restorations; identifiable as engineered to trained eye (top edge bevels + factory finish reveal). Best for: modern renovation, kitchen, open-plan ground floor, UFH installation, where 30–50 year life acceptable. Wear layer 4mm minimum recommended (2mm cheap engineered fails fast); 6mm standard premium; matched to solid wood in appearance + better practical for living. Brands: Quick-Step Compact (mid-range £45–£75/m²), Boen (Norwegian premium £85–£185/m² with Live Pure natural oil finish), Junckers (Danish engineered + solid £85–£165/m²), Karelia (Finnish £55–£95/m²), Ted Todd (UK premium engineered £125–£245/m²). Specify oak Prime/Select grade + 6mm wear layer + UV-cured lacquer or natural oil finish (premium); cheap engineered (2–3mm wear, vinyl-look print) underperforms in 5–8 years.
Luxury vinyl tile (LVT)
Vinyl plank or tile construction: PVC-based with printed wood-look or stone-look layer + wear layer; 4–8mm thickness; click-fit or glue-down. Pros: 100% waterproof (kitchen, bathroom, wet area suitable); fastest install (DIY-friendly click); lowest cost £15–£45/m² supplied + DIY install or £35–£85/m² supplied + professional install; quietest underfoot (acoustic underlay built-in); pet + child resistant; UFH-compatible (low thermal mass — actually preferred over wood for fast UFH response); 15–25 year life manufacturer warranty. Cons: not real wood (visual cue at close inspection); not restorable (full replacement needed when worn); resale signal lower than wood (surveyor may note LVT in valuation as less prestigious); some environmental concerns (PVC + plasticisers); printed pattern repeat visible in large areas (specify multi-pattern variant). Best for: kitchen, bathroom, utility, hallway high-traffic, ground-floor open-plan over UFH where wood movement undesirable, rental properties + flips, budget renovations. Brands: Karndean LooseLay (premium £55–£95/m²), Amtico (£75–£185/m² mid-premium), Quick-Step Livyn (£35–£75/m² budget), Polyflor Camaro (commercial-grade £85–£165/m²). Specify: 0.5mm wear layer minimum (commercial spec); 0.7mm preferred for high-traffic; 0.3mm budget acceptable for short-term/rental. SPC (Stone Plastic Composite) variant — stiffer + more dimensionally stable than standard LVT — premium spec £65–£125/m².
