Vietnam Landlord-Tenant Laws: Complete Guide for Property Owners

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.

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 rental buildings with 2+ units on a single floor must have:

• PCCC Certification: Visible fire warning systems and clear escape routes.
• Insurance: Mandatory for buildings meeting the 5-story threshold under Decree 105/2025.
• Crackdowns: Local authorities are actively suspending the operations of "mini-apartments" that fail these audits.

3. Temporary Residence Registration (Mandatory)

Landlords have a strict legal duty to report tenants to the local ward police within 24 hours of move-in. Failure to register can result in significant fines and complicates visa renewals for foreign tenants.

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. If a tenant breaches the lease (e.g., non-payment for 3+ months), the landlord must seek resolution through negotiation or the Civil Court. Professional contracts should clearly state termination triggers for non-payment or unauthorized subletting.