Ministry of Construction completes housing regulations, tightens apartment management

Illustration photo.

The Ministry of Construction has just issued Consolidated Document No. 21/VBHN-BXD dated November 14, 2025, consolidating circulars detailing the implementation of a number of articles of the 2023 Housing Law. The document is based on Circular No. 05/2024/TT-BXD (effective from August 1, 2024), amended and supplemented by Circular 09/2025/TT-BXD (effective from July 1, 2025) and Circular 32/2025/TT-BXD (effective from November 10, 2025). The content of the document focuses on perfecting regulations on the management and use of housing, especially social housing, and the management and operation of apartment buildings.

Strong decentralization to grassroots government

One of the notable points of the Consolidated Document is the strengthening of decentralization of housing management to local authorities, especially at the commune level. Many tasks previously under the authority of district-level housing management agencies have been transferred to commune-level People's Committees to ensure management closer to the people and closer to reality.

Accordingly, for housing owned by foreign individuals in Vietnam, before signing a lease contract, the owner must send a written notice to the People's Committee of the commune where the house is located. The notice must clearly state information about the owner, house address, rental period, certificate of ownership number and purpose of use.

The People's Committee at the commune level is responsible for synthesizing and reporting periodically every 6 months, annually or upon request to the provincial housing management agency on the situation of housing rental by foreign individuals in the area.

In the case of individuals building multi-storey houses and apartments (from 2 floors or more and less than 20 apartments for rent) that are exempt from construction permits, the investor must send a written notice to the commune-level People's Committee before starting construction, clearly stating the number of floors, number of apartments, floor area, common use area and parking area.

Clarifying conditions for enjoying social housing policies

The consolidated document details the form of documents, procedures for proving eligibility and conditions to benefit from social housing policies.

Notably, the new regulation clearly states income criteria for each group of subjects. Specifically:

Single people have an average monthly income of no more than 20 million VND.

Single people raising children under age with an average monthly income of no more than 30 million VND.

Married people, total income of husband and wife does not exceed 40 million VND/month.

Subjects applying for preferential loans to buy, lease-purchase social housing or build or renovate their own houses must use the correct forms of documents as prescribed (from Form No. 01 to Form No. 07). Documents proving confirmed conditions are valid for 6 months.

The regulations on management and use of apartment buildings issued with the Consolidated Document apply to both residential and mixed-purpose apartment buildings, emphasizing the role of the Apartment Building Conference and the Management Board (MB).

Voting rights at the condominium meeting are calculated based on the area of private ownership (1m2 is equivalent to 1 vote). Decisions are passed based on the principle of majority votes of owners and users attending.

Board members are encouraged to attend operational management training courses; the issuance of training completion certificates must be done within no more than 3 months from the date of Board recognition.

Disputes related to management and operation costs, handover and use of maintenance funds for common property will be resolved by the People's Committee of the commune where the apartment building is located or by the Court/commercial arbitration according to their authority.

The operation management contract between the Management Board and the operation management unit has a minimum term of 12 months and a maximum term equal to the Management Board's term (3 years). The use of operation management funds and maintenance funds must be for the right purpose, public and transparent; the Management Board must periodically publicize the related revenues and expenditures every 6 months.

The Ministry of Construction is responsible for guiding, inspecting and supervising the implementation of the provisions of the Consolidated Document; and at the same time, coordinates in handling problems arising during the implementation process.

The provincial People's Committee is responsible for allocating resources and directing the commune People's Committee to fully implement its tasks and powers as prescribed. Difficulties and shortcomings in the implementation process must be summarized and reported to the Ministry of Construction for timely consideration and resolution.

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