Patina’s great until you’re the one explaining to a landlord why the floor looks “lived-in,” trust me. I do like this bit:
Yeah, you’ll see wear, but I kind of like the patina over time—makes the wood look lived-in instead of plastic.
I’m all for character, but in my experience, most rental owners want “character” to mean “looks like new.” I’ve had a few clients freak out over water spots and scuffs, even when I call it “rustic charm.” Hardwax oil is awesome if you’re into the whole European, let-it-age vibe (and I am, in my own place), but for high-traffic rentals, poly just means fewer panicked phone calls. Maybe I’m just tired of getting texts about mystery stains at midnight...
That said, I do love how easy it is to touch up hardwax. If only tenants were as gentle as they promise when they sign the lease...
I get what you’re saying about landlords wanting the “fresh out of the box” look, but I’ve actually had a couple who leaned into the whole “vintage” vibe—probably because they didn’t want to pay for refinishing every year. One even started calling the scuffs “historic features.” Not sure if that’s genius or just lazy, but hey, it worked for him.
Honestly, poly is definitely less stress in most rentals, but I’ve seen some of those high-gloss finishes turn cloudy or peel after a few years, especially if tenants are mopping with whatever random cleaner they find under the sink. At least with hardwax oil, you can spot-fix without dragging out the sander. The catch is convincing everyone that a little wear isn’t the end of the world... which is basically impossible if your landlord is allergic to “character.”
Guess it comes down to whether you want to spend your weekends fielding stain complaints or explaining why “patina” isn’t a four-letter word.
I hear you on the “historic features” angle—had a landlord once who called water stains “natural aging.” Not sure if he believed it or just didn’t want to shell out for repairs.
A few thoughts from my own projects:
- Poly is easy for turnover, but once it starts peeling, it’s a pain to patch.
- Hardwax oil is forgiving, but you need tenants who won’t dump bleach on the floor.
- Wax looks great but needs regular buffing, which almost never happens in rentals.
“The catch is convincing everyone that a little wear isn’t the end of the world...”
Ever tried a combo—like oil base with a wax top-up? I’ve had mixed results, but curious if anyone’s found a sweet spot for low-maintenance + character.
I’ve actually tried the oil base with a wax top-up in one of my flips—looked awesome at first, but after a year, it got patchy in high-traffic spots. Maybe I didn’t buff enough? Anyone else notice wax seems to attract dust, or is that just me being picky?
- Totally get what you mean about the patchiness—my hallway looked like a weird map after a few months.
- Wax and dust? Yep, it’s like a magnet. I swear I could write my grocery list in the dust after a week.
- Buffing helps, but honestly, who has time to go full Karate Kid on their floors every month?
- I’ve started leaning toward just oil. Less drama, and my dog’s fur doesn’t stick to it as much... small wins, right?
- Maybe I’m just lazy, but I’d rather have a few scuffs than spend my weekends dusting the floor.
