A water-based epoxy finish that is easy to apply and has very good chemical resistance. Sanitile 555 VOC has minimal odor and is less than 100 g/L VOC. It has significant improvements in film hardness and toughness over straight acrylic or acrylic-epoxy coatings and is more chemically and physically resistant. It is therefore ideal for more aggressive exposures on walls and structural components than acrylic-modified epoxies. It may also be used for light to moderate duty floors.