Rental Contract Guide for Expats in Vietnam

Renting an apartment in Vietnam? Understand your rental agreement before signing – from security deposits and payment terms to repairs, landlord taxes and moving out.

Finding a comfortable apartment is only the first step. Before paying a deposit or receiving the keys, you need to understand the rental agreement.

Rental Contract Guide for Expats in Vietnam

For foreign tenants, a clear contract can help prevent misunderstandings about monthly rent, furniture, repairs, early termination and deposit refunds.

At 9Group, we help international professionals, university lecturers, corporate employees and families rent apartments in Hanoi, particularly in Vinhomes Ocean Park, Masteri Waterfront, Ecopark and other residential communities.

This guide explains the most important rental contract terms in Vietnam and what you should check before making a commitment.

Need assistance with an apartment rental?

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What Should an Apartment Rental Contract Include?

A well-prepared rental agreement should clearly describe the property, identify the parties and explain their rights and obligations.

Before signing, review the following:

Contract Item	What You Should Check
Landlord	Identity and authority to rent the apartment
Tenant	Correct individual or company information
Property	Exact building, apartment number and address
Lease Duration	Start date, end date and handover date
Monthly Rent	Agreed amount and included fees
Payment Schedule	Due dates, payment frequency and method
Security Deposit	Amount, deductions and refund deadline
Furniture	Complete inventory and agreed additions
Maintenance	Landlord and tenant repair responsibilities
Occupants	Approved residents and relevant documentation
Early Termination	Notice, compensation and deposit consequences
Move-Out	Cleaning, inspection and return of the apartment

If any important agreement is missing, ask for it to be added before signing.

Is a Written Rental Contract Required in Vietnam?

Under Article 163 of Vietnam’s Housing Law 2023, housing contracts must generally be made in writing and contain the relevant agreed information.

A written agreement helps both parties understand the rental period, payment obligations, property condition and termination provisions.

Does the Contract Need to Be Notarized?

An ordinary residential rental contract generally does not require notarization or certification under Article 164 of the Housing Law 2023, unless the parties choose to have it notarized or certified.

Some corporate or special transactions may involve additional documentation.

For international tenants, it is good practice to retain a signed copy of the contract and any related appendices.

Vietnamese-English Bilingual Rental Contracts

If you are not fluent in Vietnamese, a bilingual agreement can make the rental process easier.

A Vietnamese-English contract allows the landlord and foreign tenant to read the same commercial terms in a language they understand.

Important provisions should be translated consistently, including:

Monthly rent and payment schedule
Security deposit
Furniture and appliances
Maintenance responsibilities
Early termination
Renewal and rent adjustments
Deposit refunds
Temporary residence cooperation

Which Language Takes Priority?

A bilingual contract should specify which language version controls if there is a difference in interpretation.

For example, both parties may agree that the Vietnamese version prevails in the event of an inconsistency.

The governing-language clause should be expressly agreed rather than assumed.

Check the Landlord Before Paying a Deposit

Before signing a rental agreement, confirm who is legally entitled to rent the apartment.

The person signing may be the property owner or an authorized representative.

Where appropriate, ask to review relevant ownership or purchase documents and identification information.

If another person is signing or receiving payment on behalf of the owner, confirm their authorization.

What If the Payment Account Is Not in the Landlord’s Name?

Do not automatically transfer money to an unrelated account.

Ask the landlord to confirm the authorized payment recipient in writing.

The contract or a signed payment instruction should identify where rent and deposits must be paid.

Keep your payment receipts and bank transfer confirmations.

Rental Prices, Payment Schedules and Additional Expenses

The rental contract should clearly state the monthly rent and the payment method.

In Vietnam, private landlords may agree to monthly payments, quarterly payments or another advance payment schedule.

For example, some apartments offered through 9Group are rented on a 12-month contract with a one-month security deposit and rent paid every three months.

However, these conditions vary between properties.

What Should the Payment Clause Include?

The agreement should identify the amount due, payment dates, currency, bank account and any applicable late-payment conditions.

It should also clarify whether the rent includes building management fees.

What Other Expenses Should You Expect?

Depending on the apartment, you may pay separately for:

Expense	Common Arrangement
Building Management Fee	Included or separate
Electricity	Based on applicable billing arrangement
Water	Separately billed or included
Internet	Included or separate subscription
Parking	Subject to building fees
Housekeeping	Optional or included in a service package
Television Services	Depending on subscription

Before signing, calculate your expected total monthly housing costs rather than comparing rental prices alone.

Explore Apartments for Rent in Vinhomes Ocean Park

Security Deposits: How Much Should You Pay?

A security deposit provides financial security for obligations under the rental agreement.

For private apartment rentals, landlords often request an amount equivalent to one or two months of rent.

However, the precise amount is agreed between the parties.

What Should the Deposit Clause Explain?

Your agreement should clearly state:

The deposit amount
When and how it is paid
What obligations it secures
Circumstances allowing deductions
The refund procedure
The deadline for returning the remaining balance
What happens if the contract ends early

The security deposit should be distinguished from advance rent or a preliminary booking deposit.

Can the Landlord Deduct Money from the Deposit?

Depending on the contract and applicable law, justified deductions may relate to unpaid rent, outstanding utilities, missing items or damage for which the tenant is responsible.

However, the landlord should not treat every sign of use as tenant-caused damage.

The apartment’s initial condition, signed inventory and supporting evidence are important when assessing deductions.

Can You Use the Deposit for the Last Month’s Rent?

Not automatically.

Unless agreed, the deposit is separate from rental payments.

If you want to offset the final rental payment against the deposit, obtain the landlord’s written agreement.

Who Pays for Repairs and Maintenance?

Repair responsibilities are among the most common sources of misunderstandings between landlords and tenants.

Under Vietnam’s Civil Code, landlords generally have obligations concerning defects and repairs necessary to maintain the property’s agreed use, while tenants have obligations concerning proper care, minor maintenance and damage they cause.

The actual responsibility depends on the cause, applicable law and the rental agreement.

Common Repair Situations

Situation	General Approach
Air conditioner fails through normal use	Landlord’s repair obligation generally applies
Washing machine has a pre-existing defect	Landlord generally addresses the defect
Tenant breaks a television through misuse	Tenant may be responsible
Remote-control batteries need replacement	Routine minor expense, subject to agreement
Water leakage from building infrastructure	Requires investigation and coordination with responsible parties
Furniture naturally deteriorates over time	Assess normal wear and tear
Tenant deliberately damages furniture	Tenant may be responsible

These examples are general illustrations, not automatic decisions about individual disputes.

What If a Television Suddenly Stops Working?

If the television develops an electrical fault through normal use, it should not automatically be treated as damage caused by the tenant.

The landlord should be informed, and the cause should be assessed.

If the appliance was damaged by improper use, the responsibility may be different.

How Should Tenants Report a Problem?

Notify the landlord promptly, preferably in writing.

Provide photographs or a video when relevant.

For significant repairs, agree on the inspection, repair arrangements and payment responsibility before work begins, except where urgent action is necessary to prevent further damage.

Should the Tenant Pay for Every Repair Below a Certain Amount?

Some landlords and tenants agree on a monetary threshold for minor repairs.

However, such a clause should be clearly drafted and considered in light of applicable legal obligations.

A fixed amount should not automatically shift responsibility for major defects or pre-existing problems to the tenant.

Furniture Inventory and Apartment Handover

A furnished apartment should have a detailed furniture inventory.

This document is important because two apartments in the same building may have very different interiors.

What Should Be Recorded?

Common items include:

Beds and mattresses
Wardrobes
Sofa and dining furniture
Television
Refrigerator
Washing machine
Air conditioners
Water heater
Kitchen appliances
Curtains and lighting

Record existing scratches, defects, missing items and the working condition of important appliances.

What If the Landlord Agrees to Buy Additional Furniture?

For example, the landlord may agree to provide a desk, office chair, microwave or new mattress before move-in.

These commitments should be recorded in the contract or an appendix, including the item and delivery deadline.

Complete a Signed Handover Record

At move-in, record the electricity and water meter readings, keys, access cards, equipment condition and any outstanding repairs.

Photographs or videos can help both parties verify the apartment’s initial condition.

Rental Contracts for Companies and Foreign Employees

A company may rent an apartment for an international employee and their family.

In this case, the company may be the contracting tenant while the employee and approved family members are the actual occupants.

Information to Confirm

Before signing, discuss:

Company name and registration details
Authorized contract signatory
Names of approved occupants
Rental payment arrangements
Deposit and refund arrangements
Invoicing and supporting documents
Applicable tax responsibilities
Temporary residence declaration
Lease renewal or employee replacement

If an employee leaves Vietnam or another employee moves into the apartment, the contract should explain how the change of occupant will be handled.

Who Is Responsible for Rental Taxes in Vietnam?

Rental income may give rise to tax obligations under Vietnamese law.

For individual property owners, the tax treatment depends on applicable rules and annual rental revenue.

Under the tax framework introduced in 2026, a VND 500 million annual revenue threshold is relevant to personal income tax and value-added tax treatment for individuals renting out real estate.

The landlord should comply with the applicable tax registration, declaration and payment requirements.

Where a company rents property from an individual, the company may declare and pay applicable taxes on the landlord’s behalf if the rental agreement specifically provides for this arrangement.

The contract should clearly identify who handles tax declarations, who bears any agreed tax costs and what documents must be provided.

If tax payment evidence or other supporting documents are required for the company’s accounting, this should be agreed before signing.

For current tax guidance, refer to the Vietnamese Government’s guidance on property rental taxation.

Temporary Residence Declaration for Foreign Tenants

Foreign nationals renting accommodation in Vietnam must comply with applicable temporary residence declaration requirements.

The responsible accommodation provider or authorized declarant handles the required submission, while foreign occupants provide accurate passport and immigration information.

What If Several Foreign Nationals Live in the Apartment?

The relevant information must be provided for each foreign occupant, including foreign spouses, children and other approved residents.

A rental contract signed by one person or a company does not automatically satisfy the declaration requirements for every occupant.

Before signing the lease, confirm that the landlord can arrange the required procedure.

Read the Temporary Residence Registration Guide

Early Termination: What If You Leave Before the Lease Ends?

Your job, family arrangements or immigration circumstances may change during the rental period.

Before signing, understand the conditions under which either party may terminate the lease early.

Questions to Ask

The contract should explain:

How much advance notice is required
How notice must be delivered
Whether any compensation is payable
What happens to prepaid rent
Whether the deposit may be affected
How the apartment will be handed back

Some circumstances are governed by statutory rights and requirements under Vietnamese housing law.

A contract should not be interpreted as removing rights that the law protects.

What If Your Employer Relocates You?

If your accommodation is arranged by your employer, consider negotiating a clear procedure for an early departure or replacement employee.

Do not assume that a job transfer automatically cancels all rental obligations.

Rental Renewal and Rent Adjustments

Before your lease expires, discuss whether you wish to renew it.

A written renewal agreement or contract addendum can identify the extended rental period, revised rent if any, payment terms and treatment of the existing deposit.

For a fixed-term lease, the circumstances in which rent may be adjusted should be consistent with the contract and applicable law.

The landlord should not simply assume that the rent may be increased at any time.

Moving Out and Receiving Your Deposit Back

At the end of your rental period, both parties should inspect the apartment and settle outstanding obligations.

Move-Out Checklist

Before returning the apartment:

Confirm the move-out date.
Settle outstanding rent and utilities.
Clean the apartment to the agreed standard.
Check the furniture and appliances.
Record the final meter readings.
Return all keys and access cards.
Complete the final inspection.
Confirm any justified deductions.
Agree on the remaining deposit refund.

Must the Apartment Look Exactly as It Did on Move-In Day?

The tenant should return the apartment in the condition required by the agreement, allowing for normal wear and tear.

For example, ordinary wear from reasonable use should be distinguished from broken furniture, stains caused by misuse or missing equipment.

The move-in inventory and photographs can help establish the difference.

When Should the Deposit Be Refunded?

The contract should specify the refund deadline, payment method and procedure for any unresolved utility bills or damage claims.

Avoid vague arrangements that leave the refund date entirely open.

Common Rental Contract Warning Signs

Before signing, pay particular attention if:

The owner or authorized landlord is not clearly identified.
Payment is requested to an unexplained bank account.
Deposit refund conditions are missing.
Important furniture promises are only verbal.
The tenant is required to pay for all repairs regardless of cause.
Early termination is not addressed.
Temporary residence declaration is ignored.
Corporate tax and document requirements are unclear.

If an important condition is ambiguous, clarify it before transferring money.

How 9Group Helps International Tenants

9Group specializes in apartment rentals across Vinhomes Ocean Park, Masteri Waterfront, Ecopark and other residential communities in Hanoi.

We assist foreign professionals, university faculty, corporate employees and families with apartment selection and practical rental arrangements.

Depending on the property and transaction, our support may include:

Apartment recommendations
Property photos and videos
Viewing arrangements
Rental negotiations
Communication with landlords
Bilingual contract coordination
Furniture and handover arrangements
Temporary residence documentation guidance
Communication during the tenancy

9Group provides real estate services, not formal legal or tax representation. For complex legal disputes and specialized tax or immigration matters, seek advice from qualified professionals.

Read the Rental Process for Foreigners in Vietnam

Frequently Asked Questions

Does a rental agreement in Vietnam need to be in writing?

Housing rental agreements should generally be made in writing under the Housing Law 2023.

Does a rental contract need to be notarized?

An ordinary residential rental agreement generally does not require notarization or certification unless the parties wish to have it notarized or certified.

Can foreigners sign a Vietnamese-English rental contract?

Yes. A bilingual rental contract can help both parties understand the agreed terms. The agreement should specify which language version prevails if there is a conflict.

How much security deposit is required?

The amount depends on the landlord and agreement. One or two months’ rent is common, but no single amount applies to every private apartment lease.

Can landlords deduct money for natural wear and tear?

Normal wear and tear should be distinguished from damage caused by misuse. The rental agreement, applicable law and evidence of the apartment’s condition should be considered.

Who pays for a broken air conditioner or television?

Responsibility depends on the cause of the fault and applicable obligations. Normal equipment failure and tenant-caused damage should not automatically be treated the same way.

Who pays tax on rental income?

The individual landlord is subject to applicable rental-income tax obligations. A company renting the property may declare and pay taxes on the landlord’s behalf where the agreement and relevant law provide for that arrangement.

Can a company sign the rental contract for a foreign employee?

Yes. The company may be the contracting tenant while the employee and approved family members are identified as occupants.

Who handles temporary residence declaration?

The responsible accommodation provider or authorized declarant handles the submission, while foreign occupants supply the required accurate information.

Can I terminate a lease early?

Early termination depends on the rental agreement, the reason for termination and applicable legal rights. Review the notice, payment and deposit provisions carefully.

Can the landlord keep the entire deposit?

A landlord’s right to retain or deduct a deposit depends on the agreement, applicable law and relevant circumstances. The amount should not be assumed to be automatically forfeited in every early termination or dispute.

Rent an Apartment in Hanoi with 9Group

Looking for a furnished apartment in Hanoi with clear rental terms and English-speaking support?

9Group helps international residents find suitable homes and understand the main commercial conditions before signing.

Tell us your preferred location, apartment type, monthly budget, move-in date and expected lease duration.

9Group – Apartment Rentals for Expats in Hanoi

WhatsApp / Zalo / Hotline: +84 968 719 555

Alternative Hotline: +84 949 635 823

Office: Vinhomes Ocean Park, Hanoi, Vietnam