A water-based epoxy finish that is easy to apply, has an attractive high gloss appearance, 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.