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Relocation

Renting a Home in Vietnam as a Foreigner (2026)

Updated on October 15, 2026·10 min read

Checked against official texts on 15 October 2026. This guide is general information, not legal advice. Laws and local practice change, so confirm important points with a qualified Vietnamese lawyer or the local authority.

This guide covers who may rent, what a lease should contain, and who registers your address with the police. It separates what the law says from common market practice.

1. Can a foreigner rent a home?

Yes. The Housing Law 2023 (Law 27/2023/QH15, in force from 1 August 2024) says individuals have the right of residence, which they may exercise by renting a house (Art. 6(1)). A foreigner who rents must be "eligible for owning houses in Vietnam" under the same law. The law does not require you to register residence in the locality of the house (Art. 161(2)(b)). The list of eligible foreign individuals includes "foreign individuals permitted to enter Vietnam" (Art. 17(1)(c)).

Decree 95/2024/NĐ-CP lists papers that prove a foreign individual's status: a foreign passport, a written commitment of no diplomatic or consular immunity, and, for housing transactions it covers, a valid passport with an entry stamp or equivalent proof of entry (Art. 3(2)(c), 3(3)(d)). It does not say what a landlord must check for a lease, so ask. Bring your passport and your visa or residence card.

Renting is not buying. Ownership by foreigners is limited. It is mainly for commercial housing in housing projects, outside national-defence areas, and within quantity caps (Housing Law Arts. 17(2), 19). None of these limits is a cap on renting.

Two notes about the landlord. A house for lease must ensure quality and safety for the tenant and have working electricity, water supply and drainage, unless the parties agree otherwise (Art. 160(3)). A lease does not require the house to have an ownership Certificate (Art. 160(2)(d)). This is why you should still ask the landlord to show proof of ownership or written authority to lease (practice). Leases of commercial houses by real-estate businesses follow the Law on Real Estate Business instead (Art. 1(2)). Ask whether your landlord is one.

2. The lease contract

What the law says. A housing contract must be made in writing and must include, among other items: the full names and addresses of the parties, a description of the house, the price and the payment time and method, the handover time, the lease term, the rights and obligations of the parties, the effective time, the signing date and the signatures (Housing Law Art. 163).

Notarisation is not required for a lease. Contracts for house lease are "not required to be notarized or certified, unless contracting parties so wish" (Art. 164(2)). If there is no agreement, the contract takes effect on signing. If you want a notarised lease, notaries notarise it and commune-level People's Committees certify it (Art. 164(4)).

Rules the law sets for rent and term.

  • The parties agree the term, the rent and the payment method (Art. 170(1); Civil Code 91/2015/QH13 Art. 473).
  • The landlord must repair damage or defects, except minor damage that customary practice leaves to the tenant. The tenant must maintain the home, carry out minor repairs and is not liable for natural wear and tear (Civil Code Arts. 477(1), 479(1)).
  • During the term, the landlord may not unilaterally end the lease except in cases listed in Housing Law Art. 172(2), such as three or more consecutive months of unpaid rent. The tenant may end the lease if the landlord does not repair serious damage or raises rent unreasonably or without the agreed notice (Art. 172(3)). Notice is at least 30 days unless agreed otherwise (Art. 172(4)).
  • An open-ended lease ends 90 days after the landlord gives notice (Art. 171(2)(a)).
  • If the owner sells the house during the term, the tenant may stay until the contract ends (Art. 173(2)).
  • The tenant may sub-lease only with the landlord's consent (Art. 170(4)).

Language (practice, not law). We found no legal requirement for a bilingual lease in the Housing Law or the Civil Code. Many foreign tenants ask for a Vietnamese and English text and for a clause that says which language prevails. Ask a lawyer about this clause.

Terms to check (practice). Term and renewal; how and when rent can change; who pays electricity, water, internet and management fees; who handles repairs; early-termination notice and any penalty; deposit return conditions; the exact address and the landlord's identity.

3. The deposit (đặt cọc)

Civil Code 2015, Article 328, defines a deposit. One party hands the other money or valuables for a set period to secure the conclusion or performance of a contract. If the contract is concluded or performed, the deposit is returned or counted against payment. If the depositor refuses to conclude or perform the contract, the other party keeps the deposit. If the receiving party refuses, it must return the deposit plus an equal sum, unless the parties agreed otherwise (Art. 328(1)–(2)).

The amount is a matter for negotiation. The Housing Law and the Civil Code articles cited here set no maximum or minimum for a rental deposit. Ask for these points in writing: the amount, what it secures, the date and conditions of return, and what may be deducted. You pay the deposit and rent directly to the landlord. Keep the receipt or transfer record.

A deposit paid before signing, to hold a home, falls under Article 328. Read any holding-deposit paper before you pay. Under Art. 328(2) you may lose it if you decide not to sign.

4. Temporary residence declaration (khai báo tạm trú)

Who declares. A foreigner living in Vietnam is declared to the police through the person who manages the accommodation (Law on Entry, Exit, Transit and Residence of Foreigners 47/2014/QH13, Art. 33(1), as amended by Law 23/2023/QH15; Law 118/2025/QH15 amended further provisions from 1 July 2026). "Accommodation establishments" include private houses (Art. 32). Under Circular 87/2026/TT-BCA (in force 24 July 2026), the person who declares is the owner of the accommodation, its legal representative or an authorised person (Art. 3(3)). In a private rental this is normally the landlord or the landlord's agent. Agree this in writing.

Deadline. For the electronic system, declaration must be made "immediately" when the foreigner arrives (Circular 87/2026/TT-BCA Art. 7(2)). With the paper slip (form NA17), the manager must deliver it to the commune-level police within 12 hours, or 24 hours in remote areas, after arrival (Circular 87/2026 Art. 9(1)).

How. The landlord declares in the Ministry of Public Security electronic system (tbltkbtt.bocongan.gov.vn) or hands the paper slip to the commune/ward police. Police receive declarations 24 hours a day, 7 days a week (Circular 87/2026 Arts. 8(1), 10(1)), and the Ministry's public-service portal lists no fee for this procedure. The police stamp the paper slip and return a copy (Circular 87/2026 Art. 10(2)).

What to bring and keep. The accommodation must ask you for your passport or travel document and your papers about residence in Vietnam before it agrees to the stay (Law 47/2014 Art. 33(1)). You must show them (Art. 44(2)(đ), added by Law 23/2023). The declaration includes your name, sex, date of birth, nationality, passport number, the validity of your visa, stay certificate or residence card, and your planned length of stay (Circular 87/2026 Art. 7(3)). Keep a copy of the confirmed slip or the electronic confirmation (practice).

Moving. If you change your place of temporary residence, a new declaration is made at the new address (Law 47/2014 Art. 33(3)). Persons and organisations may let foreigners stay only if the foreigner resides in Vietnam legally (Art. 45a(1), added by Law 23/2023).

New ward names. Resolution 202/2025/QH15 merged provinces (for example Ho Chi Minh City with Ba Ria–Vung Tau and Binh Duong, Art. 1(16)) and directed the new local governments to operate from 1 July 2025 (Art. 2(2)). It also refers to a two-level local government model (Art. 3(3)). Ward-level resolutions then reorganised the wards. Ho Chi Minh City now has 168 commune-level units (113 wards, 54 communes, 1 special zone; Resolution 1685/NQ-UBTVQH15, Art. 1) and Hanoi has 126 (51 wards, 75 communes; Resolution 1656/NQ-UBTVQH15). The consolidated Law 47/2014 now names "communes, wards and special zones" for police declarations. Use the current ward name in your contract and declaration. If an older paper shows a former district or ward, ask the issuing office or a lawyer whether it must be updated. According to the Government portal, Resolution 190/2025/QH15 (Art. 10) provides that papers issued by competent authorities before a state-apparatus reorganisation stay valid until they expire, and cannot be forced to be re-issued.

5. Landlord's tax

Tax on rental income is the landlord's matter, and this guide does not cover it. If your contract mentions tax, ask the landlord in writing who is responsible, and ask a tax adviser if you need certainty.

6. Practical checklist (tips, not legal requirements)

Before you sign

  • See the home by day and in the evening. Test water pressure, hot water, air-conditioning, locks and mobile signal.
  • Ask for the landlord's ID and proof of ownership or written authority to lease.
  • Get the lease and inventory in writing, with the exact address and ward.
  • Ask who declares your temporary residence and when.
  • Confirm in writing the deposit amount and return terms, the rent due date, and all extra costs.

On move-in day

  • Photograph and film every room, including existing damage. Date the files and send them to the landlord.
  • Sign an inventory of furniture and appliances.
  • Photograph the electricity and water meters, and record the readings.
  • Get all keys, access cards and remote controls. Note how many were handed over.
  • Save the contacts of the landlord, the building manager and utility providers.
  • Confirm that the declaration was made and keep a copy.

7. Where MAIVN helps

MAIVN Consulting offers practical housing-search support in its Settling in package: a housing shortlist, up to three viewings, practical questions to ask the landlord, and help with the agreed move-in tasks. You pay rent and deposits directly to the landlord; MAIVN never handles client money. MAIVN does not give legal advice and does not review contracts. For a legal review of your lease, use a qualified lawyer. To discuss your move, contact us.

Sources

Texts opened on 15 October 2026. English translations on luatvietnam.vn are unofficial translations.

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