Understanding Rental Laws in Vietnam: Tenant & Landlord Rights

Renting in Vietnam offers exciting opportunities — from modern city apartments to cozy serviced studios. But before you sign any lease, it’s vital to understand Tenant Rights vs. Landlord Rights in Vietnam. Clear knowledge of these rental laws helps you avoid common pitfalls like unclear deposits, maintenance disputes, or sudden rent increases.

Whether you’re an expat staying long-term or a local tenant seeking stability, understanding your legal rights and obligations builds a fair, transparent relationship with your landlord. By knowing what’s legally yours — and what’s expected of you — you’ll enjoy a smoother, more confident renting experience in Vietnam’s growing housing market, where competition and expectations are rising every year.

Learning these essentials not only protects your interests but also empowers you to communicate better, negotiate smarter, and create a rental experience built on trust and mutual respect.

1. The Legal Foundation of Rental Agreements in Vietnam

Vietnam’s rental market operates under the Vietnam Civil Code and the Law on Housing. These laws regulate both residential and commercial rentals, defining the rights, responsibilities, and dispute resolution methods for tenants and landlords.

While many agreements are flexible and based on mutual trust, it’s always best to have a written lease contract. This document should clearly state rental terms, deposit amount, maintenance obligations, and termination conditions — all signed by both parties and ideally supported by relevant verification documents, such as ID copies or proof of property ownership

For foreign tenants, it’s recommended to sign with property owners who have legal ownership and can provide necessary tax invoices or residency registration support when needed.

2. Tenant Rights in Vietnam: What You’re Entitled To

Understanding tenant rights in Vietnam is key to protecting your comfort, privacy, and investment as a renter. Here are the essential rights every tenant should understand before and during a lease:

2.1. The Right to Use the Property Freely

Once the lease is signed, you have full legal rights to use the property as agreed — for living, not for business or subleasing unless the contract allows. Landlords cannot enter the apartment without notice or consent except in emergencies.

 2.2. The Right to Safe and Livable Housing

You have the right to live in a secure, well-maintained home. Major structural repairs or damages caused by normal wear are typically the landlord’s responsibility — not yours.

2.3. The Right to Privacy

Your rented apartment is your private space under Vietnamese law. Landlords may not access it without permission, nor interfere with your utilities, such as cutting electricity or water.

2.4. The Right to Fair Deposit Handling

Security deposits (usually one or two months’ rent) must be clearly stated in the lease and returned after move-out, minus any proven damages or unpaid fees. Always include specific refund conditions in your contract.

2.5. The Right to Contract Renewal and Termination

Tenants can negotiate renewal terms before the lease expires. If you wish to terminate early, most contracts require at least 30 days’ written notice. Likewise, landlords must give proper notice and valid reasons for ending the lease.

Read more: Breach Of Contract: 15 Common Violations & How To Safely Break A Contract?

3. Landlord Rights in Vietnam: What Property Owners Can Expect

Just as tenants are protected, landlords also have clear legal rights under Vietnam’s rental laws. Understanding these ensures a fair, transparent relationship between both parties.

3.1. The Right to Receive Rent on Time

Landlords are entitled to timely monthly payments as agreed in the contract. Repeated late payments may lead to penalties or legal termination of the lease.

 3.2. The Right to Maintain Property Value

Property owners may conduct periodic inspections — with advance notice — to ensure proper upkeep. Tenants should promptly report any damages or repairs needed to protect the property’s value.

3.3. The Right to Contract Termination for Valid Reasons

Landlords may end a lease early if tenants violate major contract terms — such as subleasing without permission, damaging property, or using it for illegal purposes.

3.4. The Right to Adjust Rent Upon Renewal

In long-term rentals, landlords can negotiate a new rent rate when renewing the contract, based on market changes or property upgrades. However, sudden rent increases during an ongoing contract are generally not allowed.

3.5. The Right to Comply with Tax Obligations

Landlords are responsible for declaring and paying rental income tax. Foreign tenants may request official receipts to ensure the property is legally rented and tax-compliant.

Read more: What Can A Landlord Deduct From My Security Deposit In Vietnam?

4. Balancing Responsibilities: Tenant & Landlord Obligations

A successful rental relationship in Vietnam is built on balance — where both tenant and landlord understand their shared responsibilities. Beyond legal terms, it’s mutual respect and communication that keep everything running smoothly. Here’s a quick overview of what each side is expected to do:

Tenant Responsibilities	Landlord Obligations
Pay rent and utilities on time	Provide a safe, well-maintained home
Keep the property clean and in good condition	Handle major repairs and essential maintenance
Use the home only as agreed (no illegal use or sublease)	Respect tenant privacy and give notice before visits
Inform the landlord of damages or issues promptly	Return the deposit fairly and transparently
Follow building or community rules	Support the tenant with temporary residence registration

When both sides uphold these commitments, trust grows naturally — turning a simple lease into a long-term, harmonious living experience in Vietnam.

5. Common Issues and How to Resolve Them

Even the most detailed lease can’t prevent every misunderstanding. The key is to handle tenant–landlord issues in Vietnam calmly and professionally — always referring to the contract first.

5.1. Deposit Disputes

When conflicts arise over refunds, review the written terms and provide clear evidence like photos or videos from move-in and move-out days. If talks break down, seek help from local authorities or a housing mediator.

5.2. Maintenance Delays

Tenants should report issues immediately and document all requests. If landlords ignore major repairs affecting safety, you can contact building management or request contract termination.

5.3. Rent Increases Mid-Lease

Rent adjustments are only valid when both parties agree or if specified in the lease. Always review the contract for such clauses before signing.

5.4. Early Termination

When either party ends the lease early, written notice is required. Penalties or forfeited deposits may apply depending on contract terms.

5.5. Registration and Tax Issues

Foreign tenants should ensure their landlord registers them with the local police and pays rental taxes. A legally compliant lease helps avoid future complications, especially for visa extensions or residence card renewals.

Handled the right way, these situations can strengthen mutual respect and trust — not break it.

6. Legal Support & Documentation Tips

Protecting both tenant and landlord rights starts with proper documentation. These simple steps can save you from future disputes:

• Use a written lease contract — ideally bilingual, so both parties fully understand the terms.
• Define key details clearly, such as rent amount, deposit, utilities, maintenance, and termination clauses.
• Verify the property’s legitimacy by checking whether the lease lists the correct landlord information and includes the landlord’s ID or tax number if available
• Keep proof of every payment, including bank transfers or landlord confirmations
• Keep organized records — store digital and paper copies of all agreements and proof of payments.

Foreigners renting in Vietnam can also seek assistance from trusted agents like JHouse, who ensure transparency and legal compliance throughout the process. Remember — documentation is your strongest protection. Always keep written proof, and never rely solely on verbal promises.

7. Building Trust for Long-Term Living

At the heart of every positive rental journey lies trust and mutual respect. When both sides understand tenant rights vs. landlord rights in Vietnam, they build a foundation for fairness and comfort that lasts beyond a simple lease.

For expats who plan to stay long-term, embracing local rental laws and keeping open, respectful communication with your landlord makes all the difference. It helps prevent misunderstandings, encourages cooperation, and creates a truly homelike experience — one built on confidence, not concerns.

Whether you’re settling in for a few months or making Vietnam your new home, trust remains the key to living well and feeling at home.

Conclusion

Understanding tenant rights vs. landlord rights in Vietnam helps both tenants and property owners enjoy a fair, secure, and worry-free rental experience. With clear contracts, mutual respect, and open communication, you can avoid misunderstandings and build long-term trust in every lease.

For expats or locals navigating Vietnam’s housing market, the key is not just knowing the law but also choosing reliable partners who value transparency and professionalism. That’s where JHouse comes in — connecting you with verified homes, well-documented agreements, and supportive landlords who care about your comfort.

With expert guidance and genuine service, JHouse helps you find a place where trust and peace of mind truly feel like home.

JHouse Content Team

The in-depth content development team on housing services for foreigners & Vietnamese in Vietnam. The content is simple, easy to understand, and logically arranged to bring readers useful topics and information from real experiences.

Renting with Pets: How to Negotiate with Landlords in Vietnam

Renting with pets in Vietnam can feel exciting at first — until you have to negotiate with landlords. Many expats quickly face the same pain points: extra deposits, strict pet rules, or even flat refusals. Without clear communication, costs rise, restrictions pile up, and stress becomes constant.

The good news? With the right negotiation strategy, you can turn a tense process into a win-win, securing not just an apartment but also peace of mind for you and your furry friend.

In this guide, you’ll find proven tips, local insights, and practical strategies to help you build trust with landlords, avoid hidden pitfalls, and make renting with pets in Vietnam smoother, less stressful, and ultimately more rewarding for long-term living.

Why Negotiation Matters When Renting with Pets

To rent happily with pets in Vietnam, you need to know how to negotiate with landlords. Negotiation isn’t about conflict — it’s about creating common ground where both sides feel secure. Many property owners worry about noise, damage, or cleaning fees, while expat renters see pets as family members they can’t leave behind.

Clear agreements and open communication make a huge difference. They reduce misunderstandings, prevent hidden costs, and set fair expectations from the start. When done well, negotiation shifts the experience from stressful arguments to mutual trust, turning renting with pets into a smoother and more sustainable living arrangement. It’s not just about securing a lease — it’s about protecting your home, your finances, and the comfort of your furry companion.

How to Negotiate with Landlords Effectively

Approaching a landlord negotiation the right way sets the tone for your pet-friendly rental experience. Knowing how to negotiate with landlords effectively ensures a smoother, stress-free process and protects both your home and your furry companion. Here’s a step-by-step guide to help you approach every conversation with confidence and clarity:

1. Research Pet-Friendly Rentals in Advance

Begin by focusing on pet-friendly rental listings. Many condos, serviced apartments, and houses now clearly state their pet policies upfront, helping you target landlords open to discussion. This saves time and reduces surprises during negotiation.

Pro Tip: Leverage local Facebook groups, expat forums, or agencies like JHouse to discover apartments that welcome pets, compare policies, and even learn about typical pet deposits or hidden costs of renting with pets before reaching out.

Read more: Pet-Friendly Apartments in HCMC: What You Need to Know

2. Understand Common Landlord Concerns

Before you negotiate with landlords, it’s crucial to understand their main worries. Most property owners in Vietnam are cautious about pets because of potential issues such as:

• Noise complaints from neighbors — barking or meowing can create tension in shared buildings.
• Damage to furniture or flooring — pets can unintentionally scratch or stain interiors.
• Extra cleaning costs after move-out — landlords want to avoid surprise expenses.
• Building regulations against certain animals — some condos or apartments have strict rules.

By recognizing these pain points, you not only show empathy but also build trust, making it easier to negotiate with landlords effectively. Anticipating concerns lets you propose solutions, from refundable pet deposits to agreed-upon cleaning measures, turning potential obstacles into a smoother rental experience.

Read more: Pet Etiquette in Apartment Living: Keeping Peace with Neighbors

3. Prepare Solutions Before Negotiation

The best way to negotiate with landlords effectively is to address their concerns proactively. Showing that you’ve thought ahead not only builds trust but also makes the conversation smoother. Here’s how to prepare:

• Offer a pet deposit in Vietnam — typically one month’s rent or a mutually agreed fee, reassuring landlords about potential damages.
• Share vaccination and training records — proving your pet is well-behaved and healthy.
• Commit to professional cleaning at lease end — reducing worries about extra maintenance costs.
• Suggest minor adjustments in the pet rental agreement — such as specifying allowed areas or pet behavior rules to protect both parties.

By preparing these solutions, you turn renting challenges with pets into a collaborative discussion, making it easier to negotiate with landlords and secure a home where both you and your pet can feel comfortable and welcome.

Read more: What Is A Pet Deposit? How Does It Work In Vietnam?

4. Put Agreements in Writing

When you negotiate with landlords, a handshake alone isn’t enough — clear documentation is essential. A written lease or contract protects both parties and reduces misunderstandings.

Make sure it explicitly covers:

• Whether pets are allowed — avoid surprises or sudden refusals.
• Deposit amount and refund conditions — including terms for potential damages.
• Specific restrictions — such as pet size, breed, or number of animals.

Clear, detailed paperwork not only safeguards you from unexpected disputes but also reassures landlords that you’re a responsible tenant. This simple step turns renting with pets into a stress-free experience, building trust and confidence from day one.

Read more: Best Pets for Apartment Living in Vietnam

Secondary Challenges Expats Face

Even when you know how to negotiate with landlords, renting with pets in Vietnam comes with unique challenges that expats often overlook:

• Landlord restrictions in shared buildings — some condos or apartments may prohibit pets entirely, regardless of your agreements.
• Variable rental rules by district or property type — policies differ between HCMC, Hanoi, Da Nang, and even between buildings in the same area.
• Hidden costs of renting with pets — from surprise cleaning fees to extra maintenance or repair charges.

By understanding these challenges in advance, you can anticipate potential obstacles, prepare solutions, and avoid both frustration and unexpected financial shocks. Planning ahead transforms renting with pets from a risky process into a smooth, stress-free experience for both you and your furry companion.

Read more: Hidden Costs of Renting with Pets: Deposits, Cleaning & Repairs

Long-Tail Tips for Successful Pet Renting

Knowing how to negotiate with landlords effectively requires preparation, empathy, and clear communication. Here are practical strategies tailored for expats renting with pets in Vietnam:

1. Show Responsibility with Documentation

Provide thorough proof of your pet’s health and behavior:

• Vet certificates and vaccination records
• Proof of flea/tick treatments
• References from previous landlords

This demonstrates that you’re a responsible tenant and reassures landlords, increasing their willingness to accept pets.

Read more: Pet Amenities in Vietnam: Grooming, Parks & Veterinary Clinics

2. Use Local Support

Language barriers can create misunderstandings. Bring a bilingual friend, translator, or a rental agent like JHouse to ensure smooth communication and avoid misinterpretations.

3. Focus on Win-Win Agreements

Frame the negotiation as mutually beneficial:

• Offer a refundable pet deposit if no damage occurs
• Commit to keeping neighbors undisturbed
• Consider signing a longer lease for stability, which landlords value

Following these steps makes renting with pets more predictable, builds trust, and turns potential conflicts into a smooth, long-term rental experience.

Read more: Living with Pets in Vietnam: A Complete Guide for Expats & Locals

Choosing a Pet-Friendly Area

Picking the right neighborhood is a key step when renting with pets in Vietnam. Living in a pet-friendly area makes landlord negotiations smoother, reduces the risk of hidden costs, and helps you avoid unexpected restrictions.

Starting in a favorable location gives you access to more open-minded landlords, encourages clear agreements, and ensures a more comfortable, stress-free long-term living experience for both you and your furry companion.

Read more: Top Pet-Friendly Districts in HCMC for Long-Term Renters

Common Pitfalls to Avoid

Even when you know how to negotiate with landlords, renting with pets in Vietnam can be tricky. Watch out for these common mistakes:

• Not Asking About Building Rules: Some apartments or condos ban pets entirely, even if the landlord seems open.
• Skipping Written Agreements: Without a clear pet clause, you risk sudden eviction or disputes.
• Ignoring Hidden Costs: Extra cleaning, repainting, or furniture repairs can appear at move-out if unplanned.
• Overpromising: Avoid unrealistic commitments, such as “no barking ever,” which may backfire.

Being aware of these pitfalls lets you negotiate confidently, set realistic expectations, and protect both your finances and your furry friend, turning renting with pets into a smoother, stress-free experience.

Read more: Expat Stories: Living with Pets in HCMC Apartments 

How JHouse Supports Pet Owners

At JHouse, we understand that pets are family. That’s why we guide expats on how to negotiate with landlords when renting pet-friendly homes in Vietnam. Our team ensures clear communication, transparent agreements, and solutions that address common landlord concerns, from pet deposits to house rules.

We bridge cultural and language gaps, helping both landlords and tenants feel understood. Instead of stressing over renting challenges with pets, you can focus on creating a home where love, trust, and peace truly grow — for both you and your furry companion.

Read more: JHouse – Where Great Homes Meet Great People

Final Thoughts: Negotiating with Confidence

Learning how to negotiate with landlords isn’t just about saving money — it’s about protecting your lifestyle and ensuring a stress-free home for your pets. Renting with pets in Vietnam comes with unique challenges, but with preparation, clear agreements, and the right mindset, you can create a safe, welcoming space for both you and your furry companion.

At JHouse, we’ve seen firsthand how the right conversation transforms the rental experience. Approach landlords with empathy, clarity, and confidence, and you’ll secure not just a home, but peace of mind.

Ready to find your perfect pet-friendly home in Vietnam? Contact JHouse today and let us help you negotiate with confidence!

JHouse Content Team

The in-depth content development team on housing services for foreigners & Vietnamese in Vietnam. The content is simple, easy to understand, and logically arranged to bring readers useful topics and information from real experiences.

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Is your pet a member of your family? Are you planning to have a pet in the future? Are you looking for a pet-friendly house? Are pets allowed in Vietnam? And how does it work?

What is a pet deposit? And How does it work in Vietnam?

Let JHouse provide you with helpful information and suggestions about pet deposit and how it works in Vietnam. The article provides information for tenants, owners and agents, … don't miss the information. Let's just get started.

1. What is a pet deposit?

A pet deposit is a one-time down payment that the tenant must pay the owner to have the pet to be raised in the house by him or her.

Like any other renting security deposit, a pet deposit helps ensure that tenants keep hygiene, follow the residence's pet rules, and be careful not to let their pets damage the property. The pet deposit is refundable depending on whether the pet damaged the property and the extent of the damage.

Read more: What is the meaning of security deposit? And popular types of deposit when renting an apartment

2. Laws and regulations on pets rising in Vietnam

In Vietnam, there are Laws and Regulations on pets. Let's look with JHouse in detail:

• Law on Livestock No. 32/2018/QH14. Article 69, section 2, chapter V: Regulations on humane treatment of livestock.
• Circular 07/2016/TT-BNNPTNT. Regulations on vaccination of pets. If pet owners fail to vaccinate their dogs and cats against rabies, they may be fined from 600,000 VND to 800,000 VND (based on Clause a, Article 2 of Decree No. 90/2017/ND-CP).
• Decree 90/2017/ND-CP. Regulations on wearing muzzles for dogs, dog leashes when going out. If the pet owner does not wear a muzzle for the dog or does not keep the dog on a leash, there is no one to walk the dog when taking the dog to a public place will be fined from 600,000 - 800,000 VND.
• Civil Law No. 91/2015/QH13. According to article 603, if a pet causes damage to another person, the owner of the pet must compensate.
• Circular No. 02/2016/TT-BXD promulgating Regulations on management and use of apartment buildings.

3. Is a pet deposit discriminatory?

The answer is definitely not!

Vietnam is the same as other countries on over the world. We love and cherish our pets. That's why the Law and regulations on raising pets in Vietnam were published.

Pet deposit is NOT DISCRIMINATION! It is like an amount of money that the owner temporarily keeps for the tenant. This will let owners protect their property against harmful actions from pets and ensure that tenants are responsible for their pets during the leasing time.

4. What is the difference between pet deposits and pet fees?

• The pet deposit is a one-time payment and will be refunded at the end of the lease. The pet deposit will be deducted if the pet damages the property, in this case, the deposit may only be partially refundable.
• The pet fee is a non-refundable payment. It can be a one-time payment or it can be paid as a monthly fee such as rent, electricity, water, parking or other monthly renting utilities payments.

While paying extra for your pet to live with you is not really interested, it's necessary for both tenants and owners. Owners need to protect their property in the event of damage, and tenants need to prove that they are responsible for their pets.

5. When do tenants need to pay pet deposits?

As soon as the leasing contract is signed, the tenant needs to pay a pet deposit. May be paid with other rental deposits and, it may or may not be the same payment date as the first month's rent.

6. How much is the pet deposit?

There are no regulations on pet deposits in Vietnam.

However, according to the general practice in each locality, the pet deposit will range from 2-12 million ($100 - $500) depending on the number and size of the pets.

Helpful tips from JHouse for tenants: If you are required to pay a pet deposit, negotiate with the owner to a minimum or you can work with agents, give them an amount of pet deposit payment that you can pay, and they will negotiate with the owner on your behalf.

7. Are there any restrictions on pet breed or size?

While that may seem unfair, there are breed and size restrictions on pets in Vietnam.

• Commonly accepted pets in Vietnam such as: Dog, cats, mouse, rabbits, squirrels, small geckos, fish, etc. And there are size restrictions based on weight. Normally, in apartments and serviced apartments, pets with a weight from 5kg to 10kg or less are accepted. For single-family homes and villas, there is no weight limit for pets.
• Pets that are not accepted in Vietnam such as pigs, salamanders, chickens, birds, snakes, etc.

Useful tips from JHouse for tenants: Please provide your pet's information (photo, weight, characteristics, ...) to agents and owners when you are looking for a new hose and make sure the owner agrees with your pet and it's reflected in the leasing contract.

8. What should tenants pay attention to in the rental contract when raising pets?

In order to avoid future troubles or unforeseen, tenants need to ask the owner to clearly specify the terms: Pet allows agreement, pet deposit and content related to the rights of both parties. You should pay attention to the policy of deposit refund, deposit deduction, wear and tear, etc... To get your security deposit back quickly and safely at the end of the contract.

If you do not currently have a pet, but you have plans to have one in the future. You need to let the owner know about this and it should be reflected in the leasing contract.

9. What should tenants do to protect their pet deposits?

A rental deposit is a payment that is refunded to the tenant at the end of the lease. That's why tenants need to protect their pet deposits. Here are some helpful suggestions from JHouse for how tenants can protect their pet deposit:

• Ask the owner to provide a pet deposit clause in the lease.
• Provide pet owners with information such as: Periodic health checks, periodic vaccination books, ...
• Take actions that are encouraged when rise pets such as: Train the pet, wear a muzzle for the pet when going out on the street, provide enough food & water for the pet, do not let the pet make noise, Periodic health check for pets, …
• Protect assets inside the house such as sofa cover, chair/table legs, floor mats, etc.
• Actively clean regularly for pets. Clean up when your pet defecates or urinates.
• Follow the residence's “Pet Rules”.
• Actively repair or replace damaged property caused by pets.
• Use pet care services at home or send pets to pet care clinics, … when you travel or go on a business trip for a long time.

You can also refer to 11 tips to protect your rental deposit when renting a house in Vietnam.

10. What should tenants do with their pets?

To protect and avoid possible risks caused by pets, tenants are encouraged to take the following actions:

• Routine vaccinations for pets
• Periodic health check for pets
• Pet training
• Wear a muzzle for your pet when going out
• Arrange space for pets inside the house.

11. What do owners need to do when allowing pets?

So happy that you are a pet-loving owner. Your home always welcomes tenants with their pets.

But you are having concerns about how to control the risks caused by the tenant's pet. Here are some helpful suggestions from JHouse on what owners need to do to have a good starting business.

• If you have a plan to build an allowing pet residence, you can design equipment in the house that is pet-friendly and less damaged such as sofas, dining tables, floors, walls, corridors, trees, balconies, etc.
• Put a separate pet deposit clause in the rental contract.
• Provide tenants with “Regulations for pets” and “Activities are encouraged to follow when keeping pets” in your home.
• Ask the tenant to provide information about the pet such as: term health check, vaccination record, etc.
• Ask other residences who rent in the same building about the pets while living in the same place
• If your house has a lot of space, you can design a place for the pet community where all pets of the building can play together.

12. What should real estate agents notice when consulting pet-friendly housing?

If you are a realtor and you have a tenant who has a pet. These are useful suggestions from JHouse so that you can advise and provide good housing solutions for tenants and owners.

• Ask tenants to provide you with information about their pet: Photo, weight, quantity, vaccination record, ...
• Provide and deal with owners on tenant pet issues. Make sure the owner accepts the tenant's pet.
• Provide tenants with a list of properties that allow pets and provide specific notices of the house about pets to tenants.
• Clarify pet permission and pet deposit in the rental contract.

We, JHouse hope that you have a deeper understanding of pet deposit and how it works in Vietnam. If you still have concerns and questions that need to be answered, JHouse staff is always ready and happy to assist and advise you on pet-friendly housing solutions in Vietnam.

 

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JHouse Content Team The in-depth content development team on housing services for foreigners & Vietnamese in Vietnam. The content is simple, easy to understand, logically arranged to bring readers useful topics and information from real experiences. JHouse welcomes sharing & copying from you – Attach source & quote from JHouse, please!

 

Are you a property owner, landlord, accommodation owner, etc. are renting a house to foreigners, or you have foreign friends/relatives living in Vietnam and want to know about regulations, procedures and fees for temporary residence registration for foreigners in Vietnam.

If you are a foreigner in Vietnam for any purpose (tourism, business travel, work, etc.), you need to be registered for temporary residence in Vietnam in accordance with the law to ensure your rights and interests for foreigners in Vietnam.

Let JHouse provide you with information about temporary residence registration for foreigners and how it works in Vietnam. The article will have many legal documents to compare and many other useful information, so please be patient and do not skip any information. We are sure it will be useful to you. Let's just get started.

Register temporary for foreigners when renting a house in Vietnam

1. What is registration of accommodation for foreigners?

Temporary residence registration is an act by which a property owner declares to the local police that there are foreigners staying at his house within 12 hours (or 24 hours) from the time the foreigners enter in the accommodation.

2. Why is it necessary to register temporary residence for foreigners when renting a house?

• For property owners: To prove the compliance and execution of the regulations on accommodation business of Vietnamese law. No penalty for not registering temporary residence for foreigners when renting a house and to supervise tenants.
• For foreigners when renting a house: To prove that foreigners comply and execute the provisions of Vietnamese law. No penalty for not being registered for temporary residence. And especially, temporary residence confirmation is also an extremely important document for foreigners to: extend visas, apply for temporary residence cards, verify criminal records and supplement work documents

3. Is there any law on temporary residence registration for foreigners when renting a house?

Vietnamese law has regulations on temporary residence registration for foreigners when renting a house in Vietnam. Specifically applied by the following legal documents:

• Law on entry, exit, transit and residence of foreigners in Vietnam. Issued on 16/06/2014. See details of Law No. 47/2014/QH13.
• Amending the law, supplementing a number of conditions of the Law on entry, exit, transit and residence of foreigners in Vietnam. Issued on 25/11/2019. See details of Law No. 51/2019/QH14.
• Residence Law No. 68/2020/QH14. Issued on 11/13/2020.
• Circular 35/2014/TT-BCA. Issued on 09/09/2014.
• Decree 31/2014/ND-CP. Issued on 18/04/2014.
• Decree 167/2013/ND-CP. Issued on 11/13/2013.
• Circular 04/2015/TT-BCA. Issued on 05/01/2015.
• The latest regulations on entry and exit are updated at “Vietnam exit portal” - https://xuatnhapcanh.gov.vn/en.

4. What do foreigners need to do to protect their rights?

Here are useful tips from JHouse for foreigners to protect their legal rights when renting a house.

• Clarifying the terms of temporary residence registration for tenants in the rental agreement. It clearly states who is the performer, how long, what documents to provide, how fees are charged, etc.
• Prepare necessary documents and information to provide the owner when moving into the house. Please provide the owner (photocopy): Passport, Visa, temporary residence card and work permit (if any). Show the owner you're serious about this.
• Ask the owner to provide proof of your completed temporary residence registration (online form or printed documents).
• If the owner is late in registering for temporary residence, ask the owner to give you a written explanation of the reason for the delay. It will be very useful for you in the worst case that the police check the accommodation.

5. Deadline for temporary residence registration for foreigners?

According to regulations on temporary residence registration for foreigners in Clause 2, Article 33 of the Law on Entry, Exit, Transit and Residence of foreigners in Vietnam No. 47/2014/QH13, within 12 hours from when a foreigner comes to the accommodation, the owner must complete registering of temporary residence (for the remote areas, the deadline is 24 hours).

Thus, for big cities like Ho Chi Minh, Hanoi, Da Nang, Binh Duong, Can Tho, Nha Trang, etc., the deadline for temporary residence registration for foreigners coming to stay is 12 hours.

6. Who will register the accommodation for foreigners?

According to the law, the property owner, the accommodation owner, the direct manager or the person legally authorized by the property owner is the person who registers the temporary residence for foreigners when renting.

7. Are real estate agents allowed to apply for temporary residence registration for tenants?

Brokerage agents are not allowed to do temporary residence registration for foreigners when renting a house.

However, in case the property owner legally authorizes the brokerage agent, then the brokerage agent is allowed to make temporary residence registration.

8. Which are the fees and who pay for them?

Currently, according to the provisions of the Law, the registration of temporary residence for foreigners is completely free of charge.

However, please follow the local practice. That's the best way for you to get it done quickly.

9. Procedures for temporary residence registration for foreigners in Vietnam

There are two ways to register temporary residence for foreigners in Vietnam: Register for temporary residence online, or register with a declaration form directly at the police station.

• Register for temporary residence online:

Step 1: The owner accesses the website of temporary residence information declaration of the local Immigration Department. For example: Ho Chi Minh City (https://hochiminh.xuatnhapcanh.gov.vn/), Hanoi (https://hanoi.xuatnhapcanh.gov.vn/).

Step 2: Sign up an account to register temporary residence for foreigners by filling in information such as name of accommodation, address, representative, phone number, ...

Step 3: Log in and register temporary residence information for foreigners.

• Register by form of declaration form directly at the police office:

Owners need to prepare documents including: a) Passport of tenants; b) Form of confirmation of temporary residence for foreigners (with signature of the tenant); and c) Declaration of temporary residence for foreigners (Form NA17 issued under Circular 04/2015/TT-BCA). Bring the file to the ward (district) police to register and receive the confirmation form back.

10. What documents do foreigners need to provide for temporary residence registration?

• In case of online temporary residence registration: Tenants need to provide the following documents (photocopy): Passport, Visa, temporary residence card and work permit (if any).
• In case of direct temporary residence registration: Tenants need to provide the reason for temporary residence registration and signature on the Application for Confirmation of Temporary Residence for Foreigners. Please contact the staff of JHouse to get [Form for confirmation of temporary residence for foreigners].

11. When do the police have the right to check residency?

The police have the right to check the residence at any time. Owners and tenants should note: Police need to wear uniforms, have name tags and especially "have no right to arbitrarily enter to check the residence".

According to the Law on Residence 68/2020/QH14, Circular 35/2014/TT-BCA and Decree 31/2014/ND-CP, “The form of residence inspection is conducted periodically, irregularly, or upon request. demand for crime prevention and combat, maintaining security and order."

12. What do foreigners need to do when the police check their residence?

• Check the validation of the police by examining the police uniforms and name tags.
• Provide passports, visas, temporary residence cards to the police
• Provide a Form of Confirmation of Temporary Residence for foreigners with police stamped and signed. Please copy a few copies, it will be useful for you.
• If you have not been registered as a temporary resident by the owner. Please provide written feedback from the owner about the delay in temporary registration.

13. Is the tenant or the landlord penalized when failure to register temporary residence before?

If not declare temporary residence, both tenants and lessors will be fined.

• For property owners, landlords, if you do not register temporary residence in accordance with regulations for tenants, there will be a fine from 2,000,000 to 4,000,000 VND - According to article 8 of Decree 167/2013/ND-CP.
• For foreigners who rent houses. If not registered for temporary residence in accordance with regulations, there will be a fine fine of between 500,000 and 5,000,000 VND - According to article 17 of Decree 167/2013/ND-CP.

14. What should owners and tenants do at the end of leasing contract?

• The owner should inform the police about the end of the tenant's temporary stay and, or delete temporary residence registration at the website of temporary residence information declaration of the Immigration Department.
• Tenants need to notify or provide written termination of tenancy to the owner and request removal of temporary residence registration.

Complying with the temporary residence registration for foreigners in accordance with laws is a great way to ensure the rights and interests of both tenants and lessors.

JHouse hope that all of the above information will help property owners and lessors understand more about temporary residence registration and how to do it. And help foreigners understand more about temporary residence registration in Vietnam, what needs to be done.

Don't worry if you are having questions about registering temporary residence for foreigners when renting a house in Vietnam. JHouse staff is always ready to provide you with useful information about temporary residence registration.

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