Hi ritevibe, It seems that many of your worries are to do with the ongoing maintenance and wear that will inevitably come from renting your property out. Timber would quite obviously look amazing in your space, though the damage and maintenance could be restrictive. Have you investigated timber look 'parquet' tiles? Being porcelain, you are not going to find anything more durable and long lasting. It is definitely worth a look at what's available in this material, I will attach some images for your reference and a link to give you a starting point. (http://www.houzz.com.au/projects/683682/par-ker-timber-parquet-porcelain-tiles) In such an environment, I think cost effectiveness would probably be better understood over the life of the floor, as vinyls and floorboards are going to require significant amounts of maintenance, are going to cop a bit of a beating and are not going to last as long as tile. If you want more info I am happy to help out, Best of luck!

Apologies Connie for resurrecting an old thread, but I was wondering how you got on? We are facing a similar dilemma. We have discovered existing Kauri pine floorboards in great nick as part of our reno, and want to either match or use something sympathetic in the new extension. They are competely unfinished apart from sanding, with just some black japan around the edges of the rooms.

I'm always surprised whenever I read discussion threads on the pros/cons of timber vs engineered or timber-look products is that I seem to be the only one who cares about the sound, not just the aesthetics. I grew up in very old houses and for me, that sound as you walk along a real timber floor is majestic and cannot be replicated by other products that to, seem to all sound like fingernails on a black board in comparison (okay not really, but it evokes the same reaction in me as does walking on lino). So, for that awesome sound of "real" timber and for longevity's sake, authenticity's sake, and all the reasons above I say option 2. Of course, budget is also important and I totally understand the width argument too.

I'm a big fan of black as both a statement and accents (e.g. high gloss kitchen bench tops and splash backs, matte black main vanity and floor tiles, lounge, Art Deco sideboard etc). It seems to collect and show dust on the floor more than most, and can suck a lot of light depending on its location and application. Why not 'test drive' your black flooring idea (cheaply) with some wide black gardening plastic from a hardware store for a few weeks before committing to an expensive and potentially irreversible step. The plastic can always be used as a drop sheet later! You may find that having your black in furniture (such as Japanned table or sideboard) and accessories, together with the odd touch of jarrah, may be the look and colour balance you seek.