What does the Civil Code 2015 say about a property lease?

Under Vietnam's Civil Code 2015, a property lease is an agreement under which the lessor provides property for use for a specified period and the lessee pays rent. The Code took effect on January 1, 2017. This definition covers residential leases and sets the basic framework for rental agreements in Vietnam.

What are the 2026 fire-safety rules for apartment buildings in Vietnam?

The reviewed material identifies a 2026 amendment to the national technical regulation on apartment buildings, QCVN 04:2021/BXD, as Amendment 01:2026. The underlying fire-prevention and firefighting rules are set out in Government Decree No. 136/2020/ND-CP, as amended by Decree No. 50/2024/ND-CP. Together these form the fire-safety framework for apartment buildings in 2026.

Do mini-apartments with fewer than 20 units need housing-project procedures?

No, according to the reviewed material. For a multi-story, multi-unit house built solely for rental, a project with fewer than 20 apartments is described as following the rules for an individual's separate house, while a project with 20 or more apartments requires housing-project investment procedures. So a small rental building under 20 units is treated differently from a larger housing project.

Vietnam Residential Rental Law: Housing Law 2023, Civil Code 2015 and 2026 Fire-Safety Rules

Short answer: Vietnam's residential rental framework rests on the Housing Law 2023 and the Civil Code 2015, with 2026 bringing stricter fire-safety enforcement and new mini-apartment standards. The Housing Law No. 27/2023/QH15 regulates housing ownership, development, management, use and housing transactions. The Civil Code 2015, effective January 1, 2017, defines a property lease as an agreement under which the lessor provides property for use for a specified period and the lessee pays rent. The reviewed material characterizes 2026 as a period of strict fire-safety enforcement and mentions 2026 mini-apartment standards. This guide covers the national legal framework, not city-specific rent prices.

Housing Law 2023 sets the rental framework

Short answer: the Housing Law No. 27/2023/QH15 is the primary statute governing residential housing in Vietnam, including rental transactions. The law regulates housing ownership, development, management, use and housing transactions. For a foreign renter, this means the general rules for how a residential property can be rented sit in this law, while the lease contract itself is defined by the Civil Code 2015. The reviewed material records the law's scope but does not list every provision that affects a private tenancy. For how this framework applies to foreigners specifically, see Can Foreigners Rent an Apartment in Vietnam?.

Civil Code 2015 defines the lease itself

Short answer: the Civil Code 2015, effective January 1, 2017, defines a property lease as an agreement under which the lessor provides property for use for a specified period and the lessee pays rent. This is the general contract definition that underpins residential leases in Vietnam. The Code does not, in the reviewed material, set a standard rental term or rent amount; those are left to the parties within the limits of housing law. The effective date matters because leases signed before January 1, 2017 may be governed by the earlier Civil Code, though the reviewed material does not discuss transitional rules. For practical deposit and payment questions, see Rental Deposits in Vietnam.

A housing contract should be in writing

Short answer: under the 2023 Housing Law, a housing contract is to be made in writing and should identify the parties, the property, the transaction price where applicable, and payment terms. The reviewed material records these as required elements, not optional suggestions. It does not state whether a verbal agreement is automatically void, only that the law requires writing. For a renter, this means you should not accept a handshake deal; ask for a written contract that names you, the landlord, the exact unit, the rent and the payment schedule. A move-in checklist can help you verify the property matches the contract before you sign; see Vietnam Rental Move-In Checklist.

Rent and term are negotiable within state limits

Short answer: Vietnamese housing law generally allows the landlord and tenant to agree on the rental term, rent and payment method, subject to any applicable state-regulated rent. This means there is no single national rent cap for most private residential leases. The reviewed material does not specify which rentals fall under state-regulated rent, so a renter should not assume every rent is freely negotiable. In practice, negotiation is common, but the legal ceiling, where it exists, comes from state regulation rather than the lease itself. For tactics on negotiating rent in Vietnam, see How to Negotiate Rent in Vietnam.

Mini-apartment rules split at 20 units

Short answer: the 20-unit threshold decides whether a rental building follows individual-house rules or housing-project procedures. For a multi-story, multi-unit house built solely for rental, the reviewed material describes a project with fewer than 20 apartments as following the rules for an individual's separate house. A project with 20 or more apartments is described as requiring housing-project investment procedures. This distinction matters for a foreign renter because it affects the legal obligations of the landlord, including fire-safety compliance and registration. Nothing in the reviewed material records how this threshold is applied in practice to existing buildings or whether it changes the tenant's rights. If you are renting in a small building, ask the landlord whether the property is registered as an individual house or a housing project.

Fire-safety enforcement tightened in 2026

Short answer: fire-safety enforcement tightened in 2026 through Decree 50/2024 and Amendment 01:2026 to QCVN 04:2021/BXD. Government Decree No. 136/2020/ND-CP sets out detailed fire-prevention and firefighting implementation rules, and Decree No. 50/2024/ND-CP amended it. The supplied evidence identifies a 2026 amendment to the national technical regulation on apartment buildings, QCVN 04:2021/BXD, as Amendment 01:2026. The reviewed material characterizes 2026 as a period of strict fire-safety enforcement. For a renter, this means checking that the building has a valid fire-safety certificate and that fire exits and extinguishers are in place before signing a lease. Nothing in the reviewed material records the specific penalties for non-compliance or how enforcement is carried out in practice.

This guide covers national law, not city prices

Short answer: this guide covers national rental law, not city rent prices or neighborhood comparisons. The national legal framework includes the Housing Law 2023, the Civil Code 2015, and the fire-safety rules described above. It does not cover city-specific rent levels, deposit norms, or which neighborhoods suit expats. For those, see the site's city guides: renting in Đà Nẵng, renting in Hà Nội, renting in Ho Chi Minh City, renting in Nha Trang, and renting in Vũng Tàu. You can also compare rent prices directly at rent prices in Vũng Tàu and other city pages. This guide is a legal reference, not a market report.

Frequently asked questions

Does Vietnam's Housing Law 2023 require a written rental contract?: Yes, according to the reviewed material. Under the 2023 Housing Law, a housing contract is to be made in writing and should identify the parties, the property, the transaction price where applicable, and payment terms. This means a verbal agreement alone is not enough to meet the written-contract requirement described in the law.
What does the Civil Code 2015 say about a property lease?: Under Vietnam's Civil Code 2015, a property lease is an agreement under which the lessor provides property for use for a specified period and the lessee pays rent. The Code took effect on January 1, 2017. This definition covers residential leases and sets the basic framework for rental agreements in Vietnam.
Can a landlord and tenant freely agree on rent and rental term in Vietnam?: Generally yes, within limits. The reviewed material indicates that Vietnamese housing law allows the landlord and tenant to agree on the rental term, rent and payment method, subject to any applicable state-regulated rent. So the parties have freedom to set these terms, but state rent controls, where they apply, can override the agreed rent.
What are the 2026 fire-safety rules for apartment buildings in Vietnam?: The reviewed material identifies a 2026 amendment to the national technical regulation on apartment buildings, QCVN 04:2021/BXD, as Amendment 01:2026. The underlying fire-prevention and firefighting rules are set out in Government Decree No. 136/2020/ND-CP, as amended by Decree No. 50/2024/ND-CP. Together these form the fire-safety framework for apartment buildings in 2026.
Do mini-apartments with fewer than 20 units need housing-project procedures?: No, according to the reviewed material. For a multi-story, multi-unit house built solely for rental, a project with fewer than 20 apartments is described as following the rules for an individual's separate house, while a project with 20 or more apartments requires housing-project investment procedures. So a small rental building under 20 units is treated differently from a larger housing project.

Updated: 2026-09-06