Vietnam Eviction Process: Notice Requirements, Procedures, and Legal Rights
Detailed guide to the eviction process in Vietnam including grounds for termination, notice periods, dispute resolution, and prohibited landlord actions.
Legal Disclaimer
This content is for general informational and educational purposes only. It does not constitute legal advice and should not be relied upon as such. Laws change frequently — always verify current regulations and consult a licensed attorney in your jurisdiction for advice specific to your situation. Landager is a property management platform, not a law firm.Information last verified: May 2026.
The eviction process in Vietnam differs significantly from many other countries. There is no specialized housing court — lease termination and eviction are primarily governed by the contractual terms, the Civil Code 2015, and the Law on Housing 2023 (Law No. 27/2023/QH15), which officially came into effect on 1 August 2024.
Eviction Process in national
Confirm Valid Ground
Verify that the reason for eviction is legally recognised under Article 172 of the Law on Housing 2023.
Issue Written Notice
Serve formal written notice (30 days for breach unless otherwise agreed; 90 days for indefinite leases without breach).
Wait for Notice to Expire
Allow the notice period to lapse; tenants may apply to the court during this time.
Apply for Court Order
If the tenant refuses to vacate, apply to People’s Court (Tòa án nhân dân) for a possession order.
Grounds for Unilateral Termination
Landlord's Right to Terminate
Tenant's Right to Terminate
- The landlord fails to repair the house when it suffers heavy damage
- The landlord increases rent unreasonably or without the agreed-upon notice
- The tenant's right to use the property is restricted due to third-party interests
Termination Procedure
Step 1: Written Notice
The terminating party must provide written notice. Minimum notice periods:
| Indefinite-term lease | At least 90 days (Article 171) | | Termination for serious breach | At least 30 days unless agreed otherwise (Article 172) |
Step 2: Negotiation
Before pursuing legal action, both parties should:
- Discuss the reasons for termination
- Agree on a move-out timeline
- Resolve financial matters (rent, deposit, repair costs)
- Document the agreement in writing
Step 3: Mediation
If negotiation fails, parties may seek:
- Grassroots mediation committees (ward/commune level)
- Commercial mediation centers
- Local housing management authorities
Step 4: Legal Proceedings
If all else fails:
- People's Court at the district level where the property is located
- Commercial arbitration if the lease contains an arbitration clause
- Enforcement: If a tenant refuses to vacate after a court order, enforcement is carried out exclusively by the Civil Judgment Enforcement Agency.
Prohibited Landlord Actions
Landlords MUST NOT unilaterally:
- ❌ Change the locks
- ❌ Cut off electricity or water
- ❌ Remove the tenant's belongings
- ❌ Threaten or harass the tenant
- ❌ Invade the tenant's privacy
These actions can result in legal liability for the landlord, including compensatory damages and potentially criminal penalties.
Best Practices for Landlords
- Draft thorough contracts — Clearly define termination grounds, notice periods, and consequences
- Always use written notice — Ensure delivery is confirmed with a signature
- Document violations — Record evidence of any breaches (photos, videos, written records)
- Consult a lawyer — Especially when a tenant refuses to vacate
- Follow proper procedure — Never resort to self-help eviction
- Be patient — Legal proceedings in Vietnam can take time
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