Flooring finishes: what you don't know can hurt you.

Floor covering quality is a key factor in the purchasing or selling of a home. With the decline in the popularity of carpeting, hardwood floors are becoming the flooring product of choice, especially in the luxury home sector.

Most homeowners are familiar with urethane-coated wood floors. Up until recently, urethane-coated floors, both pre-finished solid and engineered, have dominated the North American market. But these floors have drawbacks that are only now coming to light given the eco-sensitivity of our times. Urethane-coated floors have long been popular because of the perception of hardness and stability. But these properties are characteristic of the wood itself. Coatings, in general, contribute to ease of maintenance, but plastic-coated floors actually require more long-term care than quality oil-coated floors.

Factory warranties on urethane coatings are usually limited to coating wear based on certain characteristics. They are, for the most part, disclaimers of responsibility (i.e., they identify those conditions of appearance loss associated with occupant activities as being outside of the manufacturers' scope of responsibility in the event of a claim).

The conventional understanding is that urethane-coated flooring can be restored by sanding and refinishing the worn surface. Most familiar brands offer pre-finished wood floors with beveled edges. The bevel, or "V" groove, is incorporated into the design of such products to address production efficiencies while alleviating the appearance of gapping (caused by unlevel subfloors and low moisture content in the wood). Attempts to refinish such floors may result in the encapsulation of soil, plus a buildup of unbonded new urethane coating in the groove.

Anyone who has had floors refinished knows that sanding can be a painstaking proposition. Homes must be vacated of furnishing (and occupants) during the refinishing and recoating period, and that can last several days. The actual sanding creates dust, and newly applied sealants may be a source of off-gassing. Moreover, the sanding machines create vibration and noise. This is of particular concern to occupants of apartments.

Additionally, many sub-floors are not sufficiently level to accommodate refinishing. Sanding may contribute to the appearance of unevenness of the floor covering--by sanding off more wood in high spots and less in low spots. Even the most skillful floor refinisher cannot adjust to irregular sub-floor conditions.

The American Cancer Society advises that sawdust can be a "nasal carcinogen"--a warning associated with sanding of wood floors and the associated increase in airborne particulates. The use of wood floors in condominium apartments does not have a long history.

As a consequence, many condominium committees are considering updating bylaws specific to their buildings that address the comfort and safety of occupants, as well as contractors involved with building management. It is a good idea for sellers and buyers to discuss issues related to refinishing and replacement of wood floors with the condo board/builder representative.

There has been a proliferation of new wood choices on the market of late. Accompanied by a general lack of familiarity by the consumer, this can lead to wrong- headed decision making. Implicit in the word "hardwood" is the suggestion of restorability. Most people value the beauty of naturally aged wood. However, many of the new flooring choices cannot be restored or refinished because of the design of the product (or building restrictions). Apartment dwellers may not have the option to recapture the beauty of their dulled floors and this may negatively affect them when it comes time to sell. The real cost of replacement, whether borne by the seller or the buyer, will reduce the seller's anticipated profit.

Fortunately, there are other options. Wood flooring that comes pre-finished with a high quality bio based oil--an ecologically-friendly product that has a low-imbued energy because of a simple manufacturing process--provides a beautiful natural look, and offers good resistance to damage associated with water, stains and dirt. Also, oil-finished floors can be "refreshed" by cleaning, and they allow for easy spot repairs. Scratches and dullness can be addressed by using appropriate cleaning products, such as natural floor soaps, that not only clean the floor but protect its surface and add to its richness.

The lifecycle of oiled flooring is longer than that of urethane-coated flooring because sanding is not required. Maintenance is easy, so owners are not inconvenienced as they would be if they had to clear and sand an entire surface. Cleaning of the wood floor using soap is low tech. Since wood is a natural living material, it can be restored through cleaning and re-oiling to transform it from lifeless to lustrous. Low cost ownership means never having to sand or to refinish wood floors.

The concept of using oil-based floors is not new. Numerous hotels throughout Europe have them. Even Copenhagen's international airport utilizes this finish in its arrivals/departure section--an installation now in its 36th year. If these natural oil-coated floors can handle the continuous hustle and bustle at a major transportation hub, surely they can handle the traffic in one's home.

Of course, the choice comes down to the developer or owner. Knowing the options can help to make the choice between urethane and oil-finished floors that much easier.

BY BRIAN GREENBERG, CO-FOUNDER,

FLOORWORKS INTERNATIONAL