What will hold up better for rental floors?

Any thoughts on floor finishing for a rental apartment?

Standard oil poly or water based bona?

Want something that will hold up on original old pine floors.

stickerhappy

in General Discussion 4 years and 10 months ago

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stevecym | 4 years and 10 months ago

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actually, we sometimes use wax over other finishes, including poly. but again, a hard finish cannot go over a soft finish, so if they tried to poly over wax that would lead to the trouble i address above.

cate | 4 years and 10 months ago

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Careful on the wax. It doesn’t play well with poly.

stevecym | 4 years and 10 months ago

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taking into account what cate says. it you out a hard finish on these floors, it is more likely to get damaged. when we do finishing, we never put a hard finish over a soft finish but can put a soft finish over hard. i am thinking of that old pine as a soft “finish”. so if you have a hard finish on there and someone drops something, it will pop off, not only on the spot where the item lands, but a little around it as well. (no one realizes this but the varnish we put on doors is very soft. it is made that way to move with the wood that is out in the elements); if it were hard it would crack and pop off).

the basic coatings street shoe is very hard i suspect. just because i used it on oak does not mean OP wants it on pine.

i almost want to say, put a hard paste wax on them. that is what they would have used in the 19th century. but that is so soft that chairs will mark the hell out of it.

cate | 4 years and 10 months ago

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Unfortunately, old pine floors don’t hold up great for rentals. They ding if you drop something on them. But the four coats of highest quality water-based satin poly we have on ours have held up great, even if the pine itself is soft. One of the keys to longevity is proper application and sufficient time to dry between coats.

stevecym | 4 years and 10 months ago

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if you want oil, and for the longest time i would not use anything but oil in my own house (i am changing, we have to – for environmental reasons the customers demand it and sometimes the water base product is easier to use and now the good ones hold up as good as or better than oil) , try the Last and Last Varnish. that is what i use when we use oil. i stay away from minwax as well; it is a low end mass market product.

stevecym | 4 years and 10 months ago

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i know, rental = budget. one of the best and most durable finishes you can get for floors is the Basic Coatings Street Shoe. it is pricey, about $90 a gallon. i did a staircase for someone right after Sandy and that staircase looks new as of last week. i also did my own kitchen with it a year ago and it looks fine. the Street Shoe is a commercial product with an interlocker/hardener. it can also be tinted (or is it pre tinted) to look like oil. (it is made for use in retail).

this is not a big box store product. the only things i go to a big box store for are wire brads for my nail guns, brass screws, and the odd piece of lumber on a sunday when the others are closed. i do not buy stains, paints and finishes at home depot and if you are willing to spend a little more (that is what i do for my customers), nor should you. Bona is a low end, highly marketed product for the masses.

Guest User | 4 years and 10 months ago

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I would think oil based. Our Water based Bona scratches when you so much as look at it.