The short answer
Water-based or oil-based floor finish: which should you choose?
Either finish goes on over bare wood or over any stain. The right one depends on the look you want, how you feel about odor, how soon you need the home back, and whether the job has VOC limits. Here is the quick version.
Oil-based
Often a good fit if you want
- A richer, deeper amber look
- A finish that is easier to touch up later
- Our go-to for most homes, if you can plan to be out of the house during the job
Water-based
Often a good fit if you want
- Low odor, and a floor that airs out in about 3 days
- A tone that runs from natural to amber to darker
- A finish that meets low-VOC or green-building job requirements
Our take
We use oil-based for most homes
We like oil-based for its rich look and because it is easier to touch up later. We recommend water-based when you need to stay in the home, want low odor, or the job has VOC limits.
Jump to a section
How they work
How each finish works and cures
A refinish starts with sanding down to bare wood, a blank canvas with the old finish and stain gone. If you want a color, stain goes on first. Then the finish goes over it, and either type works over any stain.
Oil-based finish
Our oil-based finish is catalyzed, which means it is a two-part product with a partner mixed in. It typically takes 2 coats, at about a day per coat, and it gives a richer, deeper amber look.
The odor is strong and the finish is flammable, so people and pets stay out during application and the early cure. All heat sources and pilot lights are turned off. Most people are fine with the smell after a few hours, and anyone sensitive to odor is steered to water-based. Plan on about 3 weeks for most of the cure before rugs go back down. Once it has cured and aired out, it will not hurt you.
Water-based finish
Water-based finish is thin, so it typically takes 3 coats, and a 4th is rarely needed. It is about a day per coat, but two coats can go on in one day, with the next coat the following day.
It has low odor and typically clears in about 3 days. It comes in several sheens and in tones from natural to amber to darker, so it can stay close to the natural wood color or go deeper. It is harder to repair or touch up later than oil, and it is the finish to use on jobs with VOC limits.
The times on this page are typical. Your crew confirms the timing for your floor and your rooms.
Side by side
Water-based vs oil-based finish, compared
Ten things homeowners ask about, with the typical numbers. Your floor, the room and the product can shift them a little.
| What to compare | Water-based | Oil-based |
|---|---|---|
| Look and tone | Can stay close to natural wood. It comes in tones from natural to amber to darker. | Richer, deeper amber look. |
| Sheens and color | Comes in several sheens and color bases. Goes over any stain. | Goes over any stain. Ask us about sheen options for your floor. |
| Number of coats | Typically 3 coats, and a 4th is rarely needed. The finish is thin, so it builds up in more coats. | A catalyzed, two-part finish. Typically 2 coats. |
| Time per coat | About a day per coat. Two coats can go on in one day, then the next coat the following day. | About a day per coat. |
| Odor | Low odor. It typically clears in about 3 days. | Strong odor while it goes on and cures. Most people are fine with the smell after a few hours, but some stay sensitive for several days. |
| Safety during the job | Low odor, so staying home is often fine once it airs out. | Flammable. People and pets stay out during application and the early cure, and all heat sources and pilot lights are turned off. |
| Cure and rugs | Airs out in about 3 days. Ask us when rugs can go back on your floor. | About 3 weeks to finish most of the cure before rugs go back down. |
| Touch-ups and repair | Harder to repair or touch up later. | Easier to touch up. |
| Low-VOC and green-building jobs | The one to use. Jobs with VOC limits, such as green-building projects, require it. | Cannot be used on jobs with VOC limits. |
| Cost | Water-based materials typically cost more. Your quote shows the difference for your job. | Oil-based materials typically cost less. Your quote shows the difference for your job. |
Total job time depends on the coat count. Oil-based is typically 2 coats and water-based is typically 3, with two water-based coats able to go on in one day.
Which one for you
Which finish is right for your home?
Here is how the choice often plays out in common situations. Treat these as starting points, not rules.
Often a good fit
Most homes
Oil-based is our go-to. You get a rich, deeper amber look and a finish that is easier to touch up later, as long as you can stay out during the job and the early cure.
Often a good fit
You need to stay in the home
Water-based is often the better fit. It has low odor and typically airs out in about 3 days. With oil-based, plan to be out, with people and pets away from the work.
Often a good fit
Anyone sensitive to odor
Water-based. Oil-based has a strong odor. Most people are fine after a few hours, but if anyone in the home is sensitive, we steer you to water-based.
Often a good fit
Kids and pets
Either can work once it has cured and aired out. Water-based is often the pick if the family needs to stay close to home. With oil-based, kids and pets stay out until the early cure is done.
Often a good fit
Low-VOC or green-building jobs
Water-based. Jobs with VOC limits, such as green-building projects, do not allow oil-based finish.
Often a good fit
Natural look, or a darker tone
Water-based can stay close to natural wood, and it also comes in amber and darker tones. Oil-based gives the richer, deeper amber look. A sample on your own floor settles it.
Not sure where your home fits? Text us the room, the wood and what you want, and we will help you choose.
After the finish goes on
Living with your finish
A finish feels dry before it is fully cured. Go gently at first, whichever type you choose.
During the cure
Care tips
- With oil-based, plan on about 3 weeks for most of the cure before rugs go back down.
- With water-based, the floor typically airs out in about 3 days. Ask us when rugs can go back on your floor.
- Covering a curing floor can trap moisture and leave marks, so hold off on rugs until we say the floor is ready.
- Lift furniture instead of dragging it, and keep pets off until the crew says the floor is ready.
- Air the room out. Good airflow helps any finish cure.
Oil-based safety
What to expect with oil-based
- The finish is flammable. All heat sources are turned off and pilot lights are out while it goes on and cures.
- People and pets stay out of the home during application and the early cure.
- The smell is strong. Most people are fine after a few hours, and some stay sensitive for several days.
- Once it has cured and aired out, it will not hurt you.
Day to day
Cleaning do's and don'ts
- Do sweep or dry-dust often, and vacuum with a hard-floor setting.
- Do put felt pads under chair and table legs, and mats at the door.
- Do wipe spills up quickly.
- Don't use a steam mop.
- Don't wet mop or leave standing water on the floor.
- Don't use harsh or wax-based cleaners. Use a cleaner made for finished hardwood.
Portland-area homes
Humidity and wood floors
The Portland area has a long wet season, and indoor humidity swings as heating comes on and off. Wood expands and contracts with those swings, so you may see small gaps open in dry winter air and boards tighten up in damp months. That is normal wood behavior, not a finish failure.
Keeping indoor humidity steady helps any finish last longer.
Common questions
Floor finish questions, answered
Which finish do you recommend?
For most homes we recommend oil-based. It gives a richer, deeper amber look and it is easier to touch up later. We recommend water-based when you need to stay in the home, want low odor, or the job has VOC limits.
Will water-based finish look different from oil-based?
Yes. Oil-based gives a richer, deeper amber look. Water-based can stay close to the natural wood color, and it also comes in tones from natural to amber to darker. A sample on your own floor shows the difference best.
How many coats does each one need?
Oil-based is typically 2 coats. Water-based is thin, so it is typically 3 coats, and a 4th is rarely needed. Both run about a day per coat, and two water-based coats can go on in one day.
How long before I can put rugs down?
After an oil-based finish, about 3 weeks gets most of the cure done before rugs go back down. A water-based finish typically airs out in about 3 days, and we will tell you when rugs can go back on your floor.
We will give you the timing for your floor so you can plan around it.
Can I stay home during the job?
With oil-based, plan to be out. The odor is strong, the finish is flammable, and people and pets stay out during application and the early cure. With water-based, you can often stay once it airs out, which typically takes about 3 days.
Is the smell harmful?
Oil-based has a strong odor. Most people are fine with it after a few hours, but some stay sensitive for several days. Once it has cured and aired out, it will not hurt you. Water-based has low odor. If anyone in your home is sensitive to odor, tell us when you reach out and we will steer you to water-based.
Why would a job require water-based?
Some jobs have VOC limits, such as green-building or low-VOC projects. Oil-based cannot be used on those jobs, so water-based finish is the one we use.
Which one is easier to touch up later?
Oil-based is easier to touch up. Water-based is harder to repair or touch up later.
Can I switch from one finish type to the other later?
After a full sand to bare wood, you can choose either one, and either works over any stain. If you are only adding a buffing coat over an existing finish, the crew checks that the new coat will work with what is already on the floor.
How do I clean a finished hardwood floor?
Sweep or dry-dust often, vacuum with a hard-floor setting, and use a cleaner made for finished hardwood. Skip steam mops and wet mopping, and use felt pads under furniture.
Free quote
Ready to choose a finish and refinish your floors?
Tell us about your floors and we will help you pick the finish. Quotes are free.
- 1Text us
- 2Chat on the phone
- 3Receive a quote
Or call (503) 664-9525, Monday to Friday, 9:00am to 5:00pm.