The Best Top Finish for Tile Floors With High Traffic

Selecting Tile

• When buying tile flooring for a high traffic area, look for two indicators of quality. The first is the density of the tile, which predicts how it repels or absorbs moisture. For high traffic areas, you want a vitreous or impervious tile. These tiles will absorb little, if any moisture, and are designed for hard use. The second question to consider is the tile's ability to withstand scratches. Very hard tiles, rated Class 4 or Class 5, have durable finishes that last for years, even under heavy wear.

Glazed or Unglazed

• Glazed tiles have a thin layer of color that has been fired over a dense tile. They repel moisture and are easy to clean. If the glaze is chipped, though, or becomes worn, the underlying tile may show through. Unglazed tiles, such as Mexican tiles, are more porous and may become stained. However, their color extends through the entire tile. If properly sealed, unglazed tiles provide a durable alternative to glazed. Matte finishes generally show wear less readily than high-gloss finishes, which are not suitable for high-traffic areas.

Sealants

• Once installed, consider sealing your floor to prevent stains and scratches. Glazed ceramic and porcelain tile may not require sealing, but check with the manufacturer. Light-colored tile and unglazed tile should be resealed every two years. Sealants provide a hard, durable finish that, depending on the sealer, protects both the tile and the grout.

Refurbishing Finishes

• Several companies manufacture high-quality refurbishing finishes that can be mopped onto a tile floor. These products are made from acrylic or urethane and produce a hard, smooth finish over the floor that evens out scratches and makes the floor shiny. Read product labels to ensure the product is safe for use on your tile floor. Test it in an inconspicuous area first.

Recommendations

• There is no single best top finish for tile floors. For high traffic areas, go with a dense floor rated for industrial use. Choose a neutral color -- neither too light, nor too dark -- that masks scratches and minor imperfections. Seal the tile with a high-quality finishing sealer and clean it regularly with mild detergent or water.