Apartment Deposit Damage Inspection Guide Vietnam 2026

Answer-first:

When navigating apartment deposit damage inspection guide vietnam 2026, foreign tenants must verify statutory compliance under Vietnam Housing Law 2023 and local ward regulations. Always ensure lease agreements specify exact deposit refund timelines, bilingual dispute procedures, and verified landlord identification before executing contracts or transferring funds.

Under Article 481 of the Civil Code of Vietnam 2015 (Law No. 91/2015/QH13), tenants are strictly not liable for property deterioration resulting from normal wear and tear (hao mòn tự nhiên). Landlords who withhold security deposits for aged wall paint, natural wood floor sun-bleaching, or routine AC gas replenishment violate statutory civil law. Tenants must execute a bilingual joint move-out inventory inspection (Biên bản bàn giao) and execute a Liquidation Protocol to secure 100% deposit returns.

Security deposit disputes represent the single most common legal conflict between expat tenants and residential landlords in Vietnam. Deposits typically range from one to three months’ rent—representing 15,000,000 to upwards of 90,000,000 VND ($600 to $3,600 USD) in premier high-rise developments across Phường Thảo Điền (Thủ Đức City), Phường Bến Nghé (District 1), Phường 22 (Bình Thạnh), and Phường Tân Phong (District 7 / Phú Mỹ Hưng). Upon lease expiry, uncooperative landlords often cite cosmetic scuffs, minor wall discoloration, or aged electrical appliances to justify arbitrary deposit deductions.

Whether you are completing a lease in a luxury high-rise like /property/thu-thiem-luxury-apartment-empire-city-3br, a central flat like /property/district-4-luxury-condo-saigon-royal-3br, or a landed property like /property/thao-dien-townhouse-4br-river-proximity, understanding your statutory rights is essential. Because Vietnam does not maintain a statutory government tenancy deposit board, tenants must rely on written contract terms, clear move-in inventory documentation, and statutory protections under the Civil Code 2015, Law on Housing 2023 (Law No. 27/2023/QH15), and Decree 95/2024/NĐ-CP. This 2026 guide delivers a definitive inspection framework, including legal wear-and-tear standards, a 15-item asset depreciation schedule, and an actionable move-out escalation protocol.

1. Civil Code 2015 Legal Framework: Wear & Tear vs. Damage

Quick Answer: Under Article 481 of Vietnam’s Civil Code 2015 (Law No. 91/2015/QH13), tenants are strictly not liable for normal wear and tear (hao mòn tự nhiên). Landlords who unlawfully deduct deposits for aged paint, floor fading, or routine appliance depreciation violate statutory civil law.

Tenancy obligations in Vietnam are governed by the Civil Code of Vietnam 2015 (Law No. 91/2015/QH13), specifically Articles 472 through 482 regarding Property Lease Contracts, complemented by landlord housing maintenance duties under the Law on Housing 2023.

Article 481: Return of Leased Property

Article 481 explicitly defines tenant liability upon contract termination:

“The lessee must return the leased property in the same condition as received, save for normal wear and tear (hao mòn tự nhiên), or in the condition agreed upon in the contract…”

Defining “Hao Mòn Tự Nhiên” (Normal Wear and Tear)

Under Vietnamese judicial practice, normal wear and tear refers to gradual, unpreventable physical decline caused by ordinary, reasonable daily use over time. In contrast, tenant damage (hư hỏng do lỗi người thuê) results from negligence, intentional abuse, unauthorized alterations, or failure to perform basic routine maintenance.

2. 15-Item Asset Depreciation & Wear-and-Tear Schedule

Quick Answer: Use a standardized 15-item depreciation table to resolve deposit disputes: natural paint fading (3–5 years), floor micro-scratches (5–8 years), and AC gas depletion are classified as fair wear, whereas deep gouges, water warping, or shattered glass constitute tenant liability.

To prevent subjective disputes during move-out viewings, refer to this standardized 15-item asset lifespan and wear schedule based on Vietnamese real estate management benchmarks.

#	Property Component / Asset	Useful Lifespan	Classified as Normal Wear & Tear (Tenant Not Liable)	Classified as Tenant Damage (Tenant Liable)
1	Emulsion Wall Paint	3 – 5 Years	Minor hairline scuffs, picture hanging pin holes, UV color fading	Deep wall gouges, heavy crayon marks, un-patched drill holes
2	Laminate / Hardwood Floor	5 – 8 Years	Micro-scratches from shoes, natural sunlight fading near balcony	Water warping from left-open windows, deep furniture gouges
3	AC Air Filter & Gas	1 – 2 Years	Natural gas depletion, dust buildup requiring standard service	Internal compressor burnout caused by zero filter cleaning
4	Fabric Sofa & Upholstery	3 – 5 Years	Slight fabric sagging, minor color fading from sunlight	Heavy pet urine stains, cigarette burn holes, torn seams
5	Mattress & Bedding	4 – 6 Years	Gradual spring softening, minor fabric discoloration over 2 years	Deep fluid stains, torn fabric covers, broken wood frame slats
6	Kitchen Granite Countertop	8 – 10 Years	Micro-surface dulling, minor grout line aging	Heavy impact cracks, un-sealed acid etching stains
7	Bathroom Grout & Silicone	2 – 3 Years	Mold yellowing due to humidity, natural silicone peeling	Broken porcelain tiles, smashed shower glass panels
8	Curtains & Window Blinds	3 – 5 Years	Minor dust accumulation, slight sun fading on exterior side	Broken pull mechanisms due to violent pulling, shredded fabric
9	Refrigerator Compressor	7 – 10 Years	Motor failure due to age, worn door rubber seals	Broken interior plastic drawers, punctured cooling coils
10	Washing Machine Belt	5 – 7 Years	Rubber drive belt wear, minor spin noise increase	Broken door latch forced open, coin drum blockage damage
11	Water Heater Element	4 – 6 Years	Heating coil calcification from hard water	Burnt circuit board from running unit while water supply off
12	Door Locks & Handles	5 – 8 Years	Loose handle screws, key cylinder resistance from age	Snapped keys inside keyhole, kicked-in door frames
13	Lighting Fixtures & LED	1 – 2 Years	Blown LED bulbs, natural ballast failure after 12 months	Shattered glass light shades, ripped out wiring fixtures
14	Balcony Tiles & Drain	8 – 10 Years	Algae buildup from rain, grout discoloration	Blocked drain caused by uncleaned trash causing indoor flooding
15	Dining Table & Chairs	4 – 6 Years	Worn varnish on seat edges, minor leg screw loosening	Broken chair legs, deep knife cuts into wooden table surface

3. Step-by-Step Move-Out Inspection Protocol

Quick Answer: Execute a 5-step move-out inspection: provide 14 days’ notice, perform deep cleaning with AC receipts, capture timestamped 4K video evidence, record final EVN utility meters, and execute a bilingual Liquidation Protocol (Biên bản thanh lý hợp đồng).

Executing a disciplined move-out procedure is essential to secure your full deposit refund. Building management (Ban Quản Lý - BQL) in major developments requires tenants and landlords to submit an official move-out permit (Giấy đăng ký chuyển đồ out) at least 2 to 3 days prior to moving day, ensuring all building management fees and elevator reservation deposits are cleared.

Never hand over keys or leave the property without receiving a signed Liquidation Protocol. A verbal agreement on move-out day carries zero legal weight once the tenant steps out the door.

Nguyen Hoang Lam

Senior Legal Advisor, LeaseInVietnam

  ┌───────────────────────────────────────────────────────────┐
  │  Step 1: 14-Day Written Notice & Inspection Scheduling    │
  └─────────────────────────────┬─────────────────────────────┘
                                │
  ┌─────────────────────────────▼─────────────────────────────┐
  │  Step 2: Pre-Inspection Deep Clean & AC Service Receipts  │
  └─────────────────────────────┬─────────────────────────────┘
                                │
  ┌─────────────────────────────▼─────────────────────────────┐
  │  Step 3: Joint Walkthrough with Timestamped Video / Photos │
  └─────────────────────────────┬─────────────────────────────┘
                                │
  ┌─────────────────────────────▼─────────────────────────────┐
  │  Step 4: Final Utility Meter Readings (EVN & Water)       │
  └─────────────────────────────┬─────────────────────────────┘
                                │
  ┌─────────────────────────────▼─────────────────────────────┐
  │  Step 5: Sign Bilingual Liquidation Protocol (Biên Bản)   │
  └───────────────────────────────────────────────────────────┘

Protocol Breakdown

Pre-Move-Out Inspection (14 Days Prior): Schedule an initial walkthrough with your landlord or agent to identify potential repair items while you still occupy the apartment.
Professional Deep Cleaning & AC Service: Perform deep cleaning and keep digital receipts for air conditioner cleaning. Under standard Vietnamese contracts, presenting an AC service receipt neutralizes landlord maintenance claims.
Timestamped Media Baseline: Record a continuous 4K video showing all walls, floors, furniture surfaces, appliances operating normally, and final utility meter displays.
Final Utility Settlement: Take clear photographs of the EVN electricity meter and water meter. Calculate final usage figures up to the exact hour of key surrender.
Execution of Liquidation Protocol (Biên bản thanh lý hợp đồng): Sign a bilingual termination document confirming key handover, zero damages, final utility balances, and the exact bank transfer deadline (standard: 3 to 7 business days).

4. Legal Escalation Flowchart for Withheld Deposits

Quick Answer: Escalate deposit withholding through a 5-phase framework: issue a formal demand letter citing Civil Code 2015, leverage tax compliance and police temporary residence filings (CT07/CT08), request Ward People’s Committee mediation, send an attorney demand letter, or initiate District Court litigation.

If a landlord refuses to return your deposit within the contractually agreed window:

Phase 1 — Formal Demand Letter: Issue a written Demand Letter via Zalo and registered post citing Article 481 of Civil Code 2015 and setting a strict 3-day deadline. Review our detailed guide on move-in inventory inspection protocols to ensure all initial records are attached.
Phase 2 — Police & Administrative Leverage: Visit the local Ward Police station (Công an Phường) to request mediation. Check if the landlord properly submitted your temporary residence registration under Circular 66/2023/TT-BCA to obtain official registration documentation (Mẫu CT08 - Thông báo kết quả giải quyết thủ tục đăng ký cư trú or Mẫu CT07 - Giấy xác nhận thông tin về cư trú). Unregistered landlords facing 10% rental tax audits and police fines up to 12,000,000 VND quickly settle deposit claims. Consult our guide on rental deposit recovery for step-by-step instructions.
Phase 3 — Legal Dispute Resolution: Engage a licensed attorney to issue an official law firm Demand Letter. Read our analysis of deposit dispute resolution legalities and check market data on rental deposit return benchmarks.

If you are contemplating early contract termination, review our guide on breaking a lease in Vietnam. To prevent AC maintenance charges, consult our breakdown of air conditioner maintenance cost traps.

Before signing new leases, inspect our apartment viewing checklist and avoid overpriced holding deposit scams.

FAQ: Move-Out Inspections & Deposit Security

Quick Answer: Landlords cannot deduct cleaning fees unless specified in the lease contract. If a landlord skips the move-out walkthrough, record timestamped video evidence, hand keys to building management (BQL), and deliver written notice via Zalo or registered mail.

Can a landlord deduct cleaning fees from my deposit if I clean the unit myself?

Only if specified in the lease contract. If the lease requires a standard move-out cleaning fee (typically 500,000 to 1,500,000 VND), the landlord may deduct it. If not specified, the tenant is only required to return the unit in broom-clean condition.

What should I do if a landlord refuses to attend the joint move-out inspection?

Record a continuous timestamped video of the entire apartment on the day of departure, place keys in the building management lockbox, and email/Zalo the video link along with formal written notice to the landlord.

How long does a landlord have to return a security deposit under Vietnamese law?

While the Civil Code requires deposit return upon contract performance, specific deadlines are governed by contract terms. The market standard is 3 to 7 business days following key surrender.

Verified Property Listings & Move-Out Resources

Quick Answer: Explore verified property listings with clear inventory documentation and legal deposit safeguards across Ho Chi Minh City’s primary residential zones. Browse available rentals and access essential relocation and contract enforcement guides.

Explore verified high-end rental properties featuring complete move-in inventory checklists and transparent landlord management: