olldbobbi My first choice would be to try and use the existing floor. I had laminate once, never again. My second choice would be porcelain wood-look tiles. The porcelain tiles can be a diy, and they look exactly like wood. They'll also stand up well to pets and kids. [houzz=
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drdaw Thanks for the reply - I think it would be more cost effective to use the existing floor but I still have concerns about the hardness. Anyone got experience with pine floors?

Ironwood Builders Your pine sub-flooring may be face nailed from the top. Have you been able to see it anywhere? Can a corner of he carpet be lifted to take a look? Sub-floor can work, depends on the age of the house. I've exposed gorgeous long leaf heart pine sub-floors, sanded and finished them. Saw them a few years later and the were totally pocked by high heels. That long leaf heart pine aka pumpkin pine is among the hardest of the pines. So if your sub-floor is standard yellow or white pine...or hemlock (grain looks a bit like hemlock to me), it won't be a floor that resists much damage. But then....we're putting in hardwood of very low grades and intentionally making it look aged and distressed....it's a style thing. Do some investigation, see what you have down there. Best of luck!

Straight A Builders, Inc. Porcelain tiles that look like wood are very nice, but not very forgiving for uneven floors built on 2x4 joists and they are expensive. Use a decent floating laminate. They hold up very well in most cases to kid and pet traffic, and available in a plethora of styles and colors and are simple to install. Spend the extra money for a sound deadening pad below it to reduce the noise of foot and paw traffic. Pine is soft.

intoit Have yellow pine floors throughout my house and I love them. They are soft and eaisly dented, but I wanted them to become distressed and have some character. The only thing I would change is the finish I have on mine, they are a medium sheen and I think less sheen would be much better.

olldbobbi I think several coats of a marine varnish would make the wood harder and less dent prone.

Ironwood Builders In terms of hardness, bamboo is a standout. Dulls saw blades, The flooring installer can rough sand the sub floor if it is uneven...we go on a diagonal with 20 grit paper on the drum. Feather in the edges and it usually takes less than a day for the entire house. That way the floor can be installed with nails or staples and get rid of that hollow sound that no amount of underlayment can change. Incredible new styles and colors with bamboo, laminated in wavy layers, then sanded fat and dyed. Look around for options, don't just get the off the rack stuff at HD!