Vietnam Landlord-Tenant Laws: Complete Guide for Property Owners

Vietnam has a comprehensive legal framework governing residential rentals, built on the Civil Code 2015, the Housing Law 2023, and the Law on Real Estate Business 2023. Whether you manage an apartment, a single-family home, or a mini-apartment building, understanding these regulations is essential for running a compliant rental business.

Disclaimer: This guide provides general legal information for educational purposes only and does not constitute legal advice. Landlord-tenant laws change frequently. Always consult a licensed attorney in Vietnam for guidance specific to your situation. Information last verified: March 2026.

Key Vietnam Rental Laws at a Glance

Legal Framework

Vietnam's rental law is governed by several key pieces of legislation:

Civil Code 2015

The foundational statute governing all property lease transactions, including rights and obligations of both parties, contract termination conditions, and dispute resolution. Articles 472-482 specifically address property lease agreements.

Housing Law 2023

Effective January 1, 2025, the Housing Law 2023 replaced the 2014 Housing Law with significant updates:

• Mini-apartment regulations — New legal framework for multi-story buildings with multiple small rental units
• Stricter fire safety requirements — Enhanced construction and safety standards
• Greater transparency — Improved disclosure requirements for rental transactions

Law on Real Estate Business 2023

Applies to rental activities conducted as a business (enterprises and cooperatives engaged in real estate business).

Security Deposits

Vietnam has no statutory cap on residential security deposits. In practice, deposits typically range from 1 to 2 months' rent. Lease agreements must clearly specify:

• The exact deposit amount
• Conditions for refund
• Permitted deductions
• Timeline for return after lease termination

For more detail, see our Security Deposits deep dive.

Rent Control and Increases

Vietnam has no national rent control or rent increase caps. Rent amounts and adjustments are entirely based on contractual agreement between the parties. Landlords cannot unilaterally increase rent during a fixed-term lease unless the contract contains an escalation clause.

When renewing a lease, landlords may negotiate new rent based on market conditions and property improvements.

For more detail, see our Rent Increases guide.

Eviction Procedures

Vietnam does not have a specialized housing court system. Lease termination and eviction are governed by the Civil Code and the specific terms of the lease agreement.

Common Grounds for Termination

• Non-payment of rent — Typically 3 consecutive missed payments
• Unauthorized use — Using the property for purposes not agreed upon
• Property damage — Causing significant damage to the rental property
• Unauthorized subletting — Transferring tenancy rights without consent
• Unauthorized renovation — Making modifications without the landlord's approval

Landlords cannot resort to self-help eviction methods (changing locks, cutting utilities). Disputes must be resolved through negotiation, mediation, arbitration, or the court system.

For more detail, see our Eviction Process guide.

Required Disclosures

Vietnamese landlords must disclose and verify:

1. Ownership Certificate — Valid Land Use Rights Certificate (Sổ đỏ/Sổ hồng)
2. Property Condition — Actual physical condition of the premises
3. Permitted Use — Property is legally designated for residential rental
4. Fire Safety — Especially for mini-apartments under the Housing Law 2023
5. Utility Costs — How electricity and water charges are calculated

For more detail, see our Required Disclosures guide.

Maintenance and Habitability

Under the Civil Code 2015:

• Landlords are responsible for major structural repairs (roof, walls, main electrical and plumbing systems)
• Tenants are responsible for daily upkeep and damage caused by misuse
• Lease agreements should clearly allocate maintenance responsibilities

For more detail, see our Maintenance Obligations guide.

Late Fees

The Civil Code provides that tenants who pay rent late are liable for interest on the overdue amount. Specific late fee amounts are typically negotiated in the lease agreement, subject to a maximum annual interest rate of 20% (Civil Code 2015, Article 468).

For more detail, see our Late Fees guide.

Temporary Residence Registration — Critical Requirement

This is a unique and critically important obligation in Vietnam. Within 24 hours of a tenant moving in, both the landlord and tenant must report the rental arrangement to the local ward police (công an phường/xã). This applies to both Vietnamese and foreign tenants. Failure to comply can result in administrative fines.

Recent Legislative Changes

Housing Law 2023 (Effective January 1, 2025)

• New legal framework for mini-apartments
• Stricter fire safety and construction standards
• Enhanced transparency in rental transactions

Land Law 2024

• Updated land use rights regulations
• Impacts long-term lease permitting

Getting Started with Compliance

Managing compliance across Vietnam's evolving regulatory landscape can be challenging. Landager helps landlords track their compliance status, manage lease terms, and stay updated when regulations change.

Explore more Vietnam compliance topics:

• Security Deposits
• Eviction Process
• Required Disclosures
• Rent Increases
• Lease Requirements
• Maintenance Obligations
• Late Fees