Erecting a tight fire safety barrier
To minimize the risk of fire spreading from lithium-ion battery packs, the new regulations require a minimum safe distance of 2 meters between different parking areas. In cases where space is limited, buildings are required to construct solid walls or partitions made of non-combustible materials with a height of 2 meters or more to separate these areas.
The new circular from the Ministry of Construction has both eased the difficulties for residents in finding safe parking and charging spaces for electric vehicles and created a clear legal framework for apartment buildings.
PHOTO: PHAN DIEP
Circular No. 31/2026 also outlines a strict priority order regarding placement, according to which charging stations and electric vehicle parking areas are encouraged to be located outdoors or on the ground. If they must be located in the basement, this location is limited to a maximum of the semi-basement or basement level 1, and must be in a well-ventilated area with solutions for isolating or quickly relocating vehicles in case of an accident.
Specifically, the number of charging stations in each underground parking area is strictly limited to no more than 25 for electric cars and no more than 50 for electric motorcycles, with a maximum charging power not exceeding 22 kW to avoid overloading the building's power grid. To control risks, the monitoring system in these parking areas must operate continuously with cameras transmitting signals directly to a central control room staffed 24/7, combined with an automatic fire alarm system and specialized sensors to detect toxic gases such as carbon monoxide or hydrofluoric acid – deadly gases generated from battery fires.
Many apartment buildings now provide dedicated parking areas for electric vehicles. (Pictured: Electric motorbike charging area at an apartment building on Nguyen Xien Street, Long Binh Ward, Ho Chi Minh City)
PHOTO: Phan Diep
Circular 31/2026 was issued amidst a tense conflict of interest between electric vehicle users and apartment building management. From mid-2025 to the beginning of this year, some apartment buildings in major cities like Hanoi and Ho Chi Minh City boycotted electric vehicles.
The lack of a clear legal framework at the time put residents in a difficult position, creating absurd situations where legally purchased vehicles with proper documentation were stopped by security guards upon arrival at their doorsteps. Many residents, frustrated and without a place to charge their vehicles, resorted to removing the batteries and hiding them in backpacks to charge at their apartments. This reactive measure inadvertently created risks within the living spaces of thousands of other households.
At that time, lawyers and experts also spoke out strongly, asserting that the building management's arbitrary ban on residents' vehicles was an abuse of power and a serious violation of the legally protected right to property ownership. This extreme discrimination not only made things difficult for consumers but also directly hindered the green transportation development strategy, going against international commitments on Net Zero emissions reduction that the Government is striving to achieve.
However, it must be acknowledged that management and developers also have real fears when facing financial and infrastructure pressures. Most older apartment buildings today were designed many years ago, and their electrical wiring and substations are simply not capable of handling the enormous load when hundreds of cars are charging simultaneously during peak nighttime hours.
Furthermore, renovating the parking garage, installing specialized fire-resistant partitions, and purchasing specialized sand or chemical foam fire suppression systems for lithium batteries are enormous expenses. The source of funding, and whether it will be covered by the general maintenance fund, remains an unanswered question.
Resolving conflicts is crucial for the development of electric vehicles.
Dr. Tran Viet Anh, Vice Rector in charge of Hung Vuong University in Ho Chi Minh City, believes that although there are many strict regulations on fire prevention and fighting systems, Circular 31/2026 is not a barrier but rather a "safe foundation" for the green transition process. Electric vehicles are an irreversible trend, but for that trend to develop sustainably, infrastructure and safety standards must be one step ahead. If people are only encouraged to use electric vehicles without preparing appropriate charging, warning, and fire prevention and fighting systems, the risks will shift from the streets to residential areas and apartment buildings.
The new circular from the Ministry of Construction has both eased the difficulties for residents in finding safe parking and charging spaces for electric vehicles and created a clear legal framework for apartment buildings.
PHOTO: Phan Diep
According to Mr. Viet Anh, international lessons show that many countries have paid the price for infrastructure lagging behind the development of electric vehicles. For example, China – the world's largest electric vehicle market – has recorded thousands of fires related to electric vehicles and batteries each year, especially in apartment buildings and densely populated residential areas. Following this, local authorities were forced to tighten standards for centralized charging areas, monitoring systems, and fire prevention and control. Vietnam has the advantage of being a latecomer, so it can proactively prevent fires instead of waiting for incidents to occur before taking action.
More importantly, a major fire involving an electric vehicle battery in an apartment building's basement would not only cause property damage but also affect public trust in green vehicles. In that case, the greatest damage might not be the fire itself, but rather the growing fear, or even boycott, of electric vehicles.
Therefore, protecting safety today is the way to protect the future of green transportation tomorrow. Safety is not a barrier to green transportation, but a condition for its long-term societal acceptance. This is also the message that many countries such as China, South Korea, and Singapore have conveyed during the electrification of transportation.
The new circular from the Ministry of Construction has both eased the difficulties for residents in finding safe parking and charging spaces for electric vehicles and created a clear legal framework for apartment buildings.
PHOTO: Phan Diep
MSc. Le Thanh Hai, Director of the Center for Economic Application Consulting (Ho Chi Minh City Institute for Development Research), also expressed his delight at the Ministry of Construction's issuance of Circular 31/2026. Previously, when Ho Chi Minh City proposed solutions to support the development of electric vehicles for both two-wheeled and four-wheeled vehicles, obstacles from accommodation infrastructure were always the biggest bottleneck. For example, in the project to convert 400,000 gasoline-powered motorbikes used by delivery drivers to electric vehicles, ride-hailing drivers faced immense pressure when boarding houses and single-story houses collectively banned electric vehicles due to fears of fire and explosions. A similar situation occurred in apartment buildings, where many management boards adamantly refused to allow residents to charge their vehicles in the basement or parking lots.
However, technically speaking, the probability of spontaneous fire or explosion from electric vehicles – especially those using new generation battery technology – is actually extremely low. The core cause of most fire and explosion incidents does not stem from the vehicle's battery, but rather from the inadequate load capacity of the electrical wiring system at the charging point. Heat generation and short circuits often originate from the sockets or the main wiring of the outdated charging infrastructure. This is coupled with negligence and carelessness in fire safety management at both apartment buildings and basements, significantly increasing the risk.
Therefore, Mr. Le Thanh Hai assessed the introduction of the new regulation as extremely urgent, eliminating all long-standing conflicts of interest between vehicle users and building management units. The new standard allows and creates space for electric vehicles to be charged in eligible basement locations, but it must be accompanied by strict technical barriers regarding fire safety, monitoring systems, and contingency plans for on-site incident handling.
"The green transition is an inevitable and irreversible trend. With the current rate of electric vehicle market penetration, the number of vehicles will certainly grow overwhelmingly in the near future. If regulatory agencies do not prepare and proactively develop infrastructure, they will inadvertently hinder the development of electric transportation in the country, causing a waste of investment resources. Clearly, this context requires the regulatory 'hand' of the State: on the one hand, allowing for the development of vehicles, and on the other hand, immediately applying strict technical regulations to ensure absolute safety for the community," this expert emphasized.
Electric vehicle charging areas must have fire-resistant walls.
Circular 31/2026 stipulates the fire compartment area limit for electric vehicle charging areas inside apartment buildings, but does not apply to areas located outdoors on the ground.
Specifically, the largest electric vehicle charging area or mixed charging area on a floor within a fire compartment shall not exceed 1,500 m2 on the above-ground floors and 1,200 m2 on the semi-basement or basement floors.
For charging areas for electric motorcycles, electric scooters, and electric bicycles, the maximum area is 500 m2 on the above-ground level and 300 m2 on the semi-basement or basement level, respectively.
Electric car, electric motorbike, and electric bicycle charging areas, as well as mixed charging areas within apartment buildings, must be separated by Class 1 fire-resistant walls or by a minimum 6-meter wide open space or driveway free of flammable materials.
Besides stricter fire safety regulations, Circular 31/2026 outlines the priority order for charging station placement: outdoor - ground level - semi-underground - deep underground.
Dr. Tran Viet Anh observed: This regulation will create a significant shift in urban planning thinking. Previously, parking areas were often considered auxiliary spaces and were located in basements. However, as electric vehicles become more common, charging stations will become part of essential infrastructure, similar to electricity, water, or telecommunications. In the future, green megacities will have to design above-ground or semi-above-ground charging areas integrated into the urban landscape, instead of relying entirely on basements.
"We can envision parking lots incorporating solar-powered canopies, energy storage systems, greenery, and smart charging points. This not only enhances safety but also creates a new look for green cities. Furthermore, charging areas could become part of the urban energy ecosystem, connecting with solar power, smart grids, and energy management solutions. In other words, this regulation not only impacts fire safety but also contributes to shaping the architectural and urban planning model of the future energy transition," Dr. Tran Viet Anh stated.
Source: https://thanhnien.vn/chung-cu-phai-co-cho-dau-sac-xe-dien-185260622222715311.htm
