Higham Hall is a historic building with a great deal of dark oak panelling, and underneath it all runs an Old English oak floor. After years of wear, the floor had gone dark, patchy and tired. Sanding and refinishing about 144 sqm of it is a serious job.
BC Stone and Floor Care took it on with a two person team. They sanded back through the grits to bare oak, used dust controlled sanding with H class extraction, water popped the timber to bring out more depth of colour, and finished the whole floor in Arboritec Miracle Oil 2K, a two component, 100% solid oil that enhances the natural timber while giving a durable, protective finish.
This case study covers what was done and why, how the oil system goes together, and how to look after the finished floor. Every Arboritec product is available from HF Flooring Supplies, with trade pricing for contractors.
The oak floor at Higham Hall before and after. Finished in Arboritec Miracle Oil 2K. Photos by BC Stone and Floor Care.
- The floor
- Old English oak flooring throughout Higham Hall. About 144 sqm, surrounded by dark oak panelling.
- The problem
- An old, dark and uneven finish across a large historic floor, with existing coatings that had to come off before anything new could go on.
- The fix
- Progressive sanding to bare oak with dust controlled equipment, water popping to raise the grain, then Arboritec Miracle Oil 2K.
- The result
- A natural, matt oiled floor with the oak grain open and clear, in keeping with the character of the hall.
- Finished by
- BC Stone and Floor Care, Hinckley, Leicestershire
The short version
- Prepare: work progressively through the grits to remove the existing coatings and reach bare oak. Use H class dust extraction to capture fine wood dust and keep the working area cleaner.
- Water pop: lightly dampen the sanded floor to raise the grain, and let it dry thoroughly. It helps the oak develop greater depth of colour before the oil goes on.
- Oil: finish in Miracle Oil 2K, a 100% solid, two component oil that enhances the natural timber and leaves a durable, protective finish.
Light use after about 12 hours. Finish sanding at P120 at most, and always test a small area first.
- FloorOld English oak
- AreaAbout 144 sqm
- TeamTwo person team
- FinishArboritec Miracle Oil 2K
Trade prices are lower than the retail prices shown
Every price in this case study is the retail price before VAT. Trade account holders see their own lower trade price on every product once logged in.
The oil used on this floor
One product did the finishing on all 144 sqm. Aftercare products are at the end of this case study.
Arboritec Miracle Oil 2K
Retail from £71.25 + VAT
Trade price: log in to see itA 100% solid, zero VOC, two component oil. Available in Neutral, White, X White, Grey, Black, Brown, Red Brown and Red Mahogany, and the colours can be blended for bespoke tones.
View Miracle Oil 2KA big oak floor in a historic hall
Oak is the classic timber for a building like this. It is hard, stable and wears well, and the panelling in the photos shows how much of the hall's character comes from the same timber. A floor of this age and size takes more than a quick sand. It has to be done properly or the whole room shows it.
- A dark, uneven finishThe old finish had worn unevenly over the years, leaving the colour patchy across the room.
- Existing coatings to removeOil only works on bare timber. Every trace of the old coating had to be sanded off before the new finish could soak in.
- A large areaAt about 144 sqm, the job needs planning. Batches of oil, working in sections and a steady rhythm matter as much as the products.
- Panelling and fittings all aroundWith this much timber panelling and joinery in the room, keeping dust under control mattered as much as the finish itself.
The answer was a clear system. Sand to bare oak, control the dust, raise the grain, then oil. Each stage has one job.
Progressive sanding with dust control
BC Stone and Floor Care worked through the grits progressively. Starting with the coarser abrasives removes the existing coatings and levels the boards, and each finer grit then removes the scratches left by the one before. Skipping grits leaves scratches that only show once the oil goes on.
All the sanding was dust controlled. BC used professional sanding equipment with H class dust extraction, which captures fine wood dust at the machine. That keeps the working area cleaner, protects the panelling and fittings, and means the finish goes onto a floor that is properly clean.
Partway through the sanding at Higham Hall, with the dust controlled equipment at work. Photo by BC Stone and Floor Care.
- Progressive gritsWork up through the grits in order. Our sanding belt guide helps you choose.
- H class extractionFine dust is the part you cannot see. Capturing it at the machine keeps it off the panelling and out of the air.
- Bare timber before oilEvery bit of old coating has to go. Oil cannot penetrate a film, so any left behind shows as a patch.
- Stop at the right gritFor an oil the final sanding grit should be P120 at most, so the timber stays open enough to take it.
Dust left on a floor ends up in the oil. A thorough dust off after the final sand, with the extraction running throughout, is what gives a clean, even result.
Water popping the oak
Before the oil went on, the team water popped the floor. Water popping means lightly dampening the sanded timber so the grain rises, then letting it dry completely. BC Stone and Floor Care use it on oak to help the timber develop greater depth of colour before the oil is applied.
- Grain raised before oilingThe fibres are lifted now, before the oil, rather than being left to rise afterwards.
- More depth of colourThe aim is a richer, deeper colour once the oil goes on.
- Dry thoroughly firstThe floor has to be fully dry before oiling, so on a large floor allow plenty of time and keep the room ventilated.
Why Arboritec Miracle Oil 2K
Arboritec Miracle Oil 2K is a 100% solid, two component, urethane modified oil for wood floors. It penetrates the wood surface to give lasting protection and colour in one process. On oak it enhances the natural timber rather than covering it, which is exactly what a hall full of period oak calls for.
- 100% solid and zero VOCThere are no solvents to evaporate, which is a sensible choice for a large floor indoors where people will soon be working and walking.
- Colour and protection in one processIt soaks into the wood rather than sitting on top, so there is no film to peel or chip.
- Fast to useThe hardener triggers a chemical cure, so the floor is ready for light use in about 12 hours rather than days.
- A matt, natural lookIt gives a matt finish without the plastic look of a lacquer, and the sheen can be adjusted by buffing.
- Easy to renewAn oiled floor can be renewed without a full sand, which suits a floor in a busy building.
How it goes onApplying Miracle Oil 2K
- Mix the oil. Combine Part A oil with Part B hardener at 1 to 20. Mixed oil has a pot life of about 4 hours, so only mix what you can apply in that time.
- Apply evenly. Spread 20 to 40 g/m² with a trowel, a short hair roller or a buffer machine.
- Wait, then buff. After about 15 minutes, buff the surface with a red or green polishing pad so the oil penetrates deeply and the finish is even.
- Finish buffing. Buff thoroughly with waffle cloths and finish with white polishing pads. The floor is ready for light use after about 12 hours.
- Mix ratio
- 1 to 20 with Part B
- Pot life
- About 4 hours
- Application rate
- 20 to 40 g/m²
- Light use
- After about 12 hours
At that application rate, one litre of oil treats roughly 25 to 50 m². As a guide, a floor of about 144 sqm needs roughly 3 to 6 litres in total. That is worked out from the manufacturer rate, not the quantity used on this job, and it varies with the timber.
With a 4 hour pot life, mix small batches and work in sections, so no oil is mixed that cannot be applied and buffed in time. On a large floor this matters more than anything else.
Ratios, timings and application rates on this page summarise the manufacturer's guidance. Check the current technical data sheet for the batch you are using, and test a small area first.
What changed
Compare the two photos at the top of the page. The same hall, the same oak, with the dark, uneven finish gone and the grain open and clear. The floor now sits comfortably with the panelling around it.
- Colour: an even, warm oak tone in place of the dark, patchy finish, with the natural variation in the timber kept as part of the character.
- Surface: the old coatings and wear are gone, leaving a clean, matt oiled finish.
- Grain: open and clearly visible, enhanced by the oil rather than covered by a film.
- Cleanliness: dust controlled sanding kept the work area clean throughout a large job.
Looking after an oiled oak floor
Unlike a lacquered floor, an oiled floor can be renewed without a full sand, but only if it is cared for with the right products. The routine is simple.
- Day to dayDust mop or vacuum, then clean with Arboritec Cleaner Concentrate. It is pH neutral and residue free, so it cleans without stripping the oil.
- Every so oftenWhen the floor starts to look dull, use Arboritec Oil Refresher. It cleans and refreshes the oil at the same time. Choose the Original version for a natural oiled floor, as the White version is for white oiled floors.
- When it needs moreFor a tired or neglected floor, Arboritec Satin Maintenance Oil gives a deeper clean and renews the protection.
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CleaningArboritec Cleaner ConcentratepH neutral, residue free routine cleanerRetail from £28.03 + VATTrade price: log in to see itView product -
MaintenanceArboritec Oil RefresherWood floor soap that cleans and refreshes oiled floorsRetail from £24.30 + VATTrade price: log in to see itView product
Oil Refresher is mixed at 50 ml per litre of cold water and mopped on with a damp mop. As a guide, use it in place of your normal cleaner about every fifth clean.
A big floor done properly
A historic oak floor of this size rewards a methodical approach. Progressive sanding removes the old coatings, H class extraction keeps the dust under control, water popping brings out more depth of colour, and Miracle Oil 2K enhances the natural oak and leaves a durable, protective finish.
The key takeaways
- Oil needs bare timber. Work progressively through the grits and remove every trace of the old coating first.
- Dust control protects the room as well as the finish. H class extraction captures the fine dust at the machine.
- Water popping oak before oiling helps the timber develop more depth of colour.
- On a large floor, mix Miracle Oil 2K in batches that fit its 4 hour pot life, and work in sections.
- Look after it with Cleaner Concentrate and Oil Refresher, and renew it without a full sand when the time comes.
BC Stone and Floor Care
Hinckley, LeicestershireA hard floor restoration business covering Leicestershire, Warwickshire and the Midlands. They sand and refinish wood floors using dustless sanding machines, and also restore natural stone, clean tile and grout, and care for vinyl, concrete and Victorian tiled floors.
BC Stone and Floor Care is owned by Chris Miles. Photos and project details in this case study come from the BC Stone and Floor Care project post.
Planning a floor like this one?
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Frequently asked questions
Who restored the oak floor at Higham Hall?
The floor was sanded and refinished by BC Stone and Floor Care, a hard floor restoration business based in Hinckley, Leicestershire, covering Leicestershire, Warwickshire and the Midlands. A two person team worked on about 144 sqm of Old English oak flooring throughout the hall.
What is Arboritec Miracle Oil 2K?
It is a 100% solid, two component, urethane modified oil for wood floors. It has zero VOC, penetrates the wood to give protection and colour in one process, and is ready for light use in about 12 hours. It is available in Neutral, White, X White, Grey, Black, Brown, Red Brown and Red Mahogany, and the colours can be blended.
What is water popping and why was it done on this oak floor?
Water popping means lightly dampening the sanded floor so the grain rises, then letting it dry thoroughly before the oil goes on. BC Stone and Floor Care used it on this floor to help the oak develop greater depth of colour before oiling.
What does H class dust extraction mean?
H class is a rating for dust extractors that capture very fine dust, including fine wood dust. Using a sander connected to H class extraction keeps most of the dust out of the air, which keeps the working area cleaner and protects the people on site.
Can you oil a floor that already has an old coating?
Not over the top of it. The old finish has to come off first. On this floor the team worked progressively through the grits to remove the existing coatings and reach clean bare timber, which is what lets the oil soak in and do its job.
How much Miracle Oil 2K does a floor of 144 sqm need?
The application rate is 20 to 40 g/m², which is roughly 25 to 50 m² per litre. As a guide, a floor of about 144 sqm works out at roughly 3 to 6 litres in total. That is a calculation from the manufacturer rate, not the quantity used on this job, and it depends on the timber and how absorbent it is.
How long before I can walk on a floor oiled with Miracle Oil 2K?
It is ready for light use in about 12 hours. Mixed oil has a pot life of about 4 hours, so only mix what you can apply in that time. On a floor this size, mixing in batches helps.
How do I look after an oiled oak floor?
Clean day to day with Arboritec Cleaner Concentrate, which is pH neutral and residue free. Use Oil Refresher when the floor starts to look dull, and Satin Maintenance Oil for a deeper clean on a tired floor. An oiled floor can be renewed without a full sand.
Do trade customers get lower prices?
Yes. The prices in this case study are retail prices before VAT. Trade account holders see their own lower trade price on every product once logged in. Open a trade account to get started.
All Arboritec products mentioned in this case study are available from HF Flooring Supplies, the UK supplier for Arboritec.
