Vietnam Maintenance Obligations: Landlord and Tenant Responsibilities
Guide to maintenance obligations for rental properties in Vietnam including division of responsibilities, safety standards, and repair procedures.
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.
In Vietnam, maintenance obligations for rental properties are divided between landlords and tenants under the Civil Code 2015 (effective 1 January 2017) and the Housing Law 2023 (effective 1 August 2024). Understanding each party's responsibilities helps prevent disputes and maintain the property's value.
Division of Responsibilities
Landlord Obligations
Major Repairs
Landlords are responsible for all repairs related to:
- Load-bearing structures (walls, columns, beams, floors)
- Main electrical systems
- Main water supply and drainage
- Roofing and waterproofing
- Natural wear and tear of originally provided equipment
Under Article 174, Clause 2(c) of the Housing Law 2023, the lessor is obligated to maintain and repair the house as agreed in the contract. If the lessor fails to maintain or repair the house, causing damage to the lessee, the lessor must provide compensation.
Delivery in Proper Condition
Under Article 477 of the Civil Code 2015, landlords must:
- Ensure the leased property is in the agreed condition and suitable for the purpose of the lease for the entire term.
- Repair all damage and defects, except for minor damage which the lessee must repair according to custom.
- Not interfere with the tenant's lawful use of the property.
Fire Safety (Housing Law 2023)
Under Article 57 of the Housing Law 2023, individuals constructing multi-story, multi-apartment houses (mini-apartments) must meet strict fire prevention and fighting (PCCC) requirements. For buildings with 20 or more apartments, the owner must meet the same standards as a commercial housing project developer.
Tenant Obligations
Property Preservation
Under Article 479 of the Civil Code 2015, the lessee must:
- Preserve the property and use it for the intended purpose.
- Maintain cleanliness and order.
- Notify the lessor promptly of any damage discovered.
- Do not make repairs or modifications without landlord consent.
Damage Compensation
Tenants must compensate the landlord if they:
- Cause damage beyond normal wear and tear.
- Misuse the property resulting in damage.
- Fail to report issues in a timely manner, causing further damage.
Additionally, under Article 478, Clause 3 of the Civil Code 2015, the lessee is responsible for repairing small damage to the leased property.
Repair Request Process
- Tenant notifies — In writing or by message (retain evidence)
- Landlord inspects — Assesses the actual condition
- Agreement on solution — Who repairs, who pays, timeline
- Repairs completed — Within a reasonable timeframe
- Acceptance — Both parties confirm completion
Best Practices for Landlords
- Regular inspections — Schedule quarterly or semi-annual property checks
- Prompt responses — Address repair requests in a timely manner
- Preventive maintenance — Service equipment before it breaks down
- Keep records — Document all maintenance activities
- Clear contracts — Explicitly allocate responsibilities in the lease
Sources & Official References
Frequently Asked Questions
▶What are the landlord maintenance and repair obligations in Vietnam?
Landlords in Vietnam are generally required to maintain rental properties in a habitable condition, keeping the structure, plumbing, electrical systems, and essential services in proper working order. The specific allocation of maintenance responsibilities between landlord and tenant should be clearly documented in the lease agreement.
▶What are the key landlord-tenant laws in Vietnam?
Vietnam\'s residential rental sector is governed by the Housing Law 2023 (effective Jan 1, 2025) and the Civil Code 2015. 2026 marks a period of strict enforcement for fire safety standards across multi-unit dwellings. This guide covers the essential compliance requirements for property owners and landlords.
Read the complete guide▶What is the legal eviction process for landlords in Vietnam?
The eviction process in Vietnam requires landlords to follow formal legal procedures. Valid grounds typically include non-payment of rent, lease violations, or the landlord's personal use of the property. Landlords must provide proper written notice, allow any required cure periods, and may need to obtain a court or tribunal order. Self-help evictions are generally prohibited.
Read the complete guide▶What are the rent increase limits and caps in Vietnam?
Vietnam has specific rules governing when and how landlords can increase rent. These rules may include caps on the percentage of increase, minimum notice periods, and restrictions on frequency. Landlords must comply with all applicable regulations when raising rent on existing tenancies.
Read the complete guide▶What are the security deposit rules and return deadlines in Vietnam?
Vietnam has rules governing how much landlords can charge as a security deposit, how deposits must be held or protected, and the timeline for returning deposits after a tenancy ends. Landlords must provide itemized statements of any deductions and comply with all statutory deadlines to avoid penalties.
Read the complete guide▶What are the mandatory lease requirements in Vietnam?
Lease agreements in Vietnam must comply with applicable national and local laws. Required elements typically include the names of both parties, property description, rent amount and payment terms, deposit details, lease duration, and maintenance responsibility allocation. Written leases may be required for certain tenancy types or durations.
Read the complete guide▶What are the late fee and penalty rules for rental properties in Vietnam?
Vietnam has specific rules regarding late fees and penalties for overdue rent. These may include mandatory grace periods, caps on late fee amounts, and restrictions on interest charges. Late fee provisions should be clearly stated in the lease agreement and must comply with local regulations to be enforceable.
Read the complete guide▶What property disclosures are landlords required to make in Vietnam?
Landlords in Vietnam must disclose relevant information about the property to prospective tenants before the lease is signed. Required disclosures typically include known material defects, environmental hazards, previous damage history, and any conditions that could affect the tenant's use and enjoyment of the property.
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