Vietnam Landlord-Tenant Laws: Complete Guide for Property Owners

Vietnam's residential rental sector is governed by the Housing Law 2023 (effective August 1, 2024) and the Civil Code 2015 (effective January 1, 2017). 2026 marks a period of strict enforcement for fire safety standards across multi-unit dwellings.

1. Statutory Framework

• Civil Code 2015: Base law for all leases; defines rights/obligations and termination rules.
• Housing Law 2023: Specifically regulates "mini-apartments" and multi-story multi-unit buildings, requiring them to meet strict construction and safety standards to stay operational as of 2026.

2. Mandatory Fire Safety (PCCC)

As of 2026, all multi-unit rental dwellings must adhere to fire safety standards, with specific PCCC certification requirements determined by building height, usage, and fire safety classification:

• PCCC Certification: Under Decree No. 50/2024/ND-CP (effective May 15, 2024) and the Fire Prevention, Fighting, and Rescue Law (No. 55/2024/QH15) (effective July 1, 2025), multi-unit dwellings must meet strict technical safety standards (QCVN 06:2022/BXD) to remain operational.
• Crackdowns: Local authorities are actively suspending the operations of "mini-apartments" that fail these safety audits.

3. Temporary Residence Registration (Mandatory)

Registration requirements depend on the tenant's nationality:

• Foreigners: Under the Law on Entry, Exit, Transit, and Residence of Foreigners in Vietnam (Law No. 47/2014/QH13), Article 33, the person managing the lodging establishment must declare the foreigner's stay to the local police within 24 hours of arrival.
• Vietnamese Citizens: Under the Law on Residence 2020 (Law No. 68/2020/QH14), Article 30, notification of stay must be made before 11:00 PM of the arrival day (or before 8:00 AM the next day if arriving after 11:00 PM). Article 27 requires temporary residence registration within 30 days of moving in for stays exceeding 30 days.

4. Rent and Deposits

• Negotiation: Vietnam has no national rent control. Rent is freely negotiable. Landlords cannot unilaterally increase rent during a term unless specified in the contract.
• Deposits: Standard practice is 1-2 months' rent. While unregulated, the return must be handled as per the Civil Code (minus documented damages).

5. Eviction Procedures

Self-help evictions are prohibited. Under the Housing Law 2023 (Law No. 27/2023/QH15), Article 172.2(a), a landlord may unilaterally terminate a lease if the tenant fails to pay rent for 03 consecutive months or more without a legitimate reason. If a tenant refuses to vacate, the landlord must seek resolution through negotiation or the People's Court. Professional contracts should clearly state termination triggers for non-payment or unauthorized subletting.