Tiếng Việt
中文 (中国)
Three zones, three ages, three flooring problems
Song Than differs from VSIP on one core point: this park has no strict “clean” filter. Textiles, footwear, wood, heavy engineering all exist in one cluster, alongside warehouses and logistics linked to Song Than station and the rail ICD. So this article does not repeat the overview of the whole cluster, but looks at each zone: Song Than 1 for renovation, Song Than 2 as the multi-industry zone linked to the ICD, and Song Than 3 for clean floors for food and pharma.
Note on names: “Binh Duong” and “Di An” in this article are familiar geographical area names; administratively today, the former Binh Duong area belongs to Ho Chi Minh City following the merger effective 01/07/2025. This article does not use the old names as current administrative units.
Song Than 1: 30-year-old workshops, renovation is the main job
Song Than 1 has been in operation since 1995, covering around 178–180 ha with an occupancy rate of close to 100%, according to consolidated sources. Its core industries are engineering, machinery manufacturing, supporting industries and light industries such as garments and electronics. After 30 years of operation, the flooring problem here is almost by default renovation: old concrete floors, cracked joints, oil contamination, requiring grinding, crack treatment and overcoating. Phased work that keeps production running is a standing requirement, since most plants are in operation.
Song Than 2: the most multi-industry zone, linked to the rail ICD
Song Than 2 has been in operation since 1996, covering around 279 ha and close to fully occupied according to sources. It is the most multi-industry of the three zones: textiles, footwear, electronics, food processing, building materials and consumer goods. Its distinctive advantage, which no other zone in this group has, is its location near Song Than station and the rail ICD — bringing demand for heavy-load warehouse floors, high-frequency forklift traffic, slip resistance and line marking for trucks coming and going continuously.
Song Than 3: the newest zone, clean floors for food and pharma
Song Than 3 has been in operation since 2005 and is the largest of the three zones. On absolute area, secondary sources give different figures, so this article states no absolute figure. Its industries lean towards food processing, pharmaceuticals, packaging, electronics, agricultural engineering and clean industries — meaning clean, easy-to-clean floors account for a large share of the work, quite unlike the two older zones.
Renovating a 30-year-old workshop floor: grinding, crack and oil treatment, overcoating
Renovating an old floor starts with a survey, not with a paint can. The adhesion of the old coating, floor moisture, the extent of cracking, oil contamination and places previously repaired locally all need checking. For the detailed preparation method — grinding, crack repair, moisture measurement — see Concrete floor preparation before epoxy coating: grinding, crack repair, moisture testing.
For floors contaminated with engineering oils, the degreasing and mechanical grinding step matters more than the coating: oil left under a new coating causes early peeling, however perfect the new coating looks at first. For cracked floors, surface cracks must be distinguished from structural cracks — a structural crack that is still moving will crack again after ordinary filling, so the cause must be treated before coating. Phased work — one zone at a time, handed over zone by zone — lets the plant keep producing throughout the renovation.
Floors for textiles, footwear and wood: fabric dust, easy cleaning, wear resistance
Textiles, footwear and wood impose one distinctive floor condition: fabric and fibre dust. A floor that collects little dust and is easy to mop makes end-of-shift cleaning faster and more consistent than raw concrete. For general production areas, the RollCoat roller-applied system suits light to medium loads; for areas needing a flatter, more seamless finish, the LevelFlow self-levelling system is the direction to consider. Wet areas in dyeing textiles need additional slip resistance and moisture resistance — see the general framework in How does epoxy flooring differ between factories and logistics warehouses?
Floors for heavy engineering: machine loads, oils, oil resistance
Engineering and machinery manufacturing carry heavy machine loads, impacts and frequent oils. Floors here need load and wear resistance, a suitable level of oil resistance and — just as important — easy localised repair when one spot is damaged by a heavy machine. Choosing too thin a system for a heavy-machine zone leads to repeated repairs; choosing too thick a system for the whole plant when only one zone needs heavy loads wastes money. Zoning by the actual load of each location is the right approach: machine zones, forklift aisles and light production zones should not share one answer.
Warehouse and rail-ICD floors: heavy loads, slip resistance, line marking
Warehouses linked to the ICD and the railway station carry very different loads from production floors: fully loaded forklifts turning continuously, trucks coming and going, heavy pallets dragged across the floor. The direction is a forklift-resistant roller system, combined with traffic line marking and slip-resistant treatment at turning areas and walkways. Line marking should be treated as a separate item, not decoration: forklift routes, pedestrian walkways and loading zones must be clearly separated, and the marking layer must withstand wear comparable to the main coating. For the warehouse solution framework, see the Epoxy floor coating solutions for logistics warehouses page.
When to renovate, and when to strip the old layer and start again?
- Renovate and overcoat: the old coating still adheres well, cracks are only at the surface, oils can be removed by grinding and degreasing, and the plant needs phased work without halting production.
- Strip the old layer and redo: the old layer has peeled over a wide area, the floor has structural cracks that are still moving, deep oil contamination cannot be cleaned off, or floor moisture exceeds the threshold the old coating cannot handle.
- Do not decide by eye alone: adhesion testing, floor moisture measurement and crack inspection are the three minimum survey steps before settling the approach.
The final specification of each coating system follows the paint manufacturer’s technical documents and the results of the on-site survey; this article only sets out a general selection framework and does not replace a floor survey.
Frequently asked questions
Must a Song Than 1 workshop always strip its old layer?
Not necessarily. Many old workshops only need grinding, localised crack and oil treatment, then overcoating in phases. Only when the old layer has peeled widely or the floor has a structural problem must it be stripped and redone.
How does an ICD warehouse floor differ from an ordinary warehouse floor?
In frequency and load: fully loaded forklifts turning continuously, trucks arriving to train schedules, heavy pallets dragged across the floor. So an ICD warehouse needs a more wear-resistant system, slip resistance at turning areas, and clear traffic line marking as durable as the main coating.
Can an oil-contaminated floor be coated with epoxy?
Yes, but the oil must be treated first with mechanical grinding and suitable degreasing, then rechecked before coating. Coating directly over a floor that still holds oil causes early peeling.
What information should I send to get advice?
Send whether your workshop is in Song Than 1, 2 or 3, whether the floor is old or new, which industry, and the current floor condition (cracks, oil, peeling or still good). From that, Kadier can advise renovation or a new floor and arrange an on-site survey.
Contact for advice and quotations
Is your workshop in Song Than 1, 2 or 3, with an old or new floor, in which industry? Send the area and the floor condition to receive advice on renovation or a new floor. Quotations are prepared after an on-site survey — see the process on the Epoxy floor coating quote page or contact us via the Contact page (hotline/Zalo 0899355489, WeChat wxid_95o54joujyrr12).
Illustration: workers in a garment factory, Pexels stock photo by EqualStock IN. Illustration only, not a Kadier project.
