An ammonium phosphate containing fire retardant is combined with a fluoropolymer and/or a penetrating barrier, borate-containing formulation having resistance to water damage with protective properties coming from materials such as used in food packaging and cosmetics and/or a medium-to-long chain polar carboxyl substance, and/or a medium-to-long chain polar carboxyl substance without borate, so as to make a composition. The composition can be aqueous. It can be a liquid of light to moderate viscosity, or may be a concentrated or dried version, which may contain a neutral ammonium phosphate and perhaps other ingredient(s) such as a mold inhibitor, an insecticide, a stain protector, and so forth and the like. The mold inhibitor can have especial activity against toxic black mold (Stachybotrys chartarum). The insecticide may be a termiticide. Such a composition can be made by contacting the fire retardant and other necessary ingredient(s) under conditions sufficient to form the composition; it can be used by contacting it with a substrate, which beneficially is otherwise flammable. A process for incorporation of an ammonium phosphate containing fire retardant into wood includes contacting the wood with a liquid at an effective pH above the pH of the wood, where the liquid embraces a combination in proximity or time of an amine oxide and a buffering agent, as well as the ammonium phosphate containing fire retardant, under conditions such that the ammonium phosphate containing fire retardant is incorporated into the wood. Another aspect is the composition or its residue in combination with the substrate.