I've been very impressed with how well this product, a water based oil emulsion, has stood up to fairly heavy traffic on my stair treads. A friend who sells and installs hardwood flooring recommended it. I just delivered a couple pick-up loads of kitchen cabinets to the paint shop and was surprised when faced with a choice of latex or lacquer spray finish. The painter says the new latex flows out to a very nice finish. This stuff has come a long way in the past few years.