Why Vietnamese Lease Extensions and Deposit Refunds Confuse Expats
You have lived in your Hanoi or Ho Chi Minh City apartment for a year. The lease is ending. You want to stay, but the landlord hands you a Vietnamese-language addendum you cannot read. Your deposit — typically one to two months’ rent — is on the line. The paperwork is in Vietnamese. The deadlines are strict. One missed notice period can cost you both your home and your money.
This guide uses the official Vietnamese legal framework — Law on Housing No. 27/2023/QH15, Decree 95/2024/NĐ-CP, and the standard Appendix B lease extension form — to give you a copy-paste-ready procedure. No guesswork. No fabricated fees. Just the exact documents, deadlines, and language you need to extend your lease and recover your deposit without losing either.
Official Legal Basis: What Vietnamese Law Actually Says
Your rights and obligations as a tenant in Vietnam are governed by the following official instruments. Keep these citations handy — your landlord or management office may reference them.
- Law on Housing No. 27/2023/QH15 — Effective 01 January 2025. This is the primary housing law governing residential lease contracts, including extension rights and deposit treatment.
- Decree 95/2024/NĐ-CP — Details the implementation of the Law on Housing. Article 65, Clause 3 specifies the dossier and procedure for re-signing lease contracts for certain housing categories.
- Appendix B — Gia hạn Hợp đồng thuê nhà ở (Lease Contract Extension Appendix) — The official form attached to the standard residential lease contract template. This is the document both parties must sign to legally extend the lease.
- Civil Code 2015, Article 328 — Governs deposit (đặt cọc) obligations. When the contract is performed, the deposit must be returned to the depositing party or offset against payment obligations.
Important: Vietnamese housing law distinguishes between private residential leases and state-owned housing re-contracting. The private lease template (with Appendix B) uses a 3-month notice period. The state-owned housing procedure under Decree 95/2024/NĐ-CP uses a 30-day minimum notice. Confirm which category your apartment falls under with your landlord or building management.
Required Documents Checklist for Lease Extension
Based strictly on the official lease contract template and Decree 95/2024/NĐ-CP, here is what you need before submitting your extension request.
- Written request letter (đơn đề nghị) — A formal written request from the tenant to the landlord stating the intent to continue renting. This is the trigger document. Without it, the landlord has no legal obligation to consider extension.
- Original lease contract copy — The lease contract number and signing date must be referenced in the extension appendix.
- Appendix B form (Phụ lục B) — The official extension appendix template. Do not draft your own format from scratch. Use the official template structure to avoid rejection.
- Identification of all tenants — The Appendix B form requires listing each person continuing to rent with their full name and identification number (CMND/CCCD or passport for foreigners).
- Proof of eligibility (if applicable) — For state-owned housing, Decree 95/2024/NĐ-CP Article 62 and 63 require proof that the tenant still meets the eligibility criteria for renting.
- Deposit receipt or payment evidence — While not explicitly listed in the extension form, you will need this for the deposit refund process. Keep the original receipt or bank transfer confirmation.
Official Form Field-by-Field Translation: Appendix B (Phụ lục B)
The official extension form is titled “Phụ lục B: Gia hạn Hợp đồng thuê nhà ở” (Appendix B: Extension of Residential Lease Contract). Below is the exact Vietnamese text with an English translation for each field.
CỘNG HÒA XÃ HỘI CHỦ NGHĨA VIỆT NAM
Độc lập – Tự do – Hạnh phúc
------------ Phụ lục B: Gia hạn Hợp đồng thuê nhà ở Hôm nay, ngày …….. tháng …….. năm ……..
Hai bên chúng tôi thống nhất ký kết phụ lục gia hạn Hợp đồng thuê nhà ở theo Hợp đồng
thuê nhà số ……… ký ngày …./…./……. với các nội dung sau đây: 1. Họ và tên người tiếp tục được thuê nhà ở:
- Họ và tên: …………………….. CMND số …………… là: …………..
- Họ và tên: …………………….. CMND số …………… là: …………..
- Họ và tên: …………………….. CMND số …………… là: …………..
- Họ và tên: …………………….. CMND số …………… là: ………….. 2. Giá thuê nhà ở:
Giá thuê nhà ở là ………………… VND/tháng
(Bằng chữ: ………………… VND/tháng).
Giá thuê nhà ở này được tính từ ngày ….. tháng ….. năm ….. 3. Thời hạn thuê nhà ở:
Thời hạn thuê nhà ở là ………… tháng (năm), kể từ ngày ……/…./……. 4. Cam kết các Bên
a) Các nội dung khác trong Hợp đồng thuê nhà số …… ký ngày …./…./….. vẫn có giá trị
pháp lý đối với hai bên khi thực hiện thuê nhà ở theo thời hạn quy định tại phụ lục
gia hạn Hợp đồng này.
b) Các thành viên có tên trong phụ lục gia hạn Hợp đồng thuê nhà ở này cùng với Bên
cho thuê tiếp tục thực hiện các quyền và nghĩa vụ đã quy định tại Hợp đồng thuê nhà ở
số ……… ký ngày …./……/……..
c) Phụ lục này là một bộ phận không thể tách rời của Hợp đồng thuê nhà ở số ……
và có hiệu lực pháp lý như Hợp đồng này;
d) Phụ lục gia hạn Hợp đồng này có hiệu lực kể từ ngày hai bên ký kết và được lập
thành 03 bản, mỗi bên giữ 01 bản và 01 bản gửi cho cơ quan quản lý nhà ở để theo dõi,
quản lý./.English translation of key fields:
- Item 1 — Tenant names: List every person who will continue living in the apartment. For foreigners, use your passport number in the identification field (CMND số).
- Item 2 — Rent price: State the monthly rent in Vietnamese Dong (VND). Write the amount in both numerals and words. The effective date of the new rent must be specified.
- Item 3 — Lease term: State the extension period in months or years, starting from a specific date.
- Item 4 — Commitments: Subsection (a) confirms all other terms of the original lease remain valid. Subsection (d) requires three (03) original copies — one for each party and one for the housing management authority.
Copyable Extension Request Letter and Deposit Refund Notice Templates
Use the following templates as your starting drafts. Replace all bracketed placeholders with your actual information.
REQUEST FOR LEASE EXTENSION
(Đơn đề nghị gia hạn hợp đồng thuê nhà ở) Date: [Date] To: [Landlord Name / Property Management Company]
Address: [Landlord Address] Re: Lease Contract No. [Contract Number] signed on [Original Contract Date]
Property Address: [Apartment Address] Dear [Landlord Name / Property Management], I am writing to formally request an extension of the residential lease contract
referenced above. My current lease term is scheduled to expire on [Expiration Date].
I wish to continue renting the property under the same terms and conditions, with
the following proposed adjustments if applicable: - Proposed extension period: [Number] months, from [Start Date] to [End Date]
- Proposed monthly rent: [Amount] VND (current rent: [Current Amount] VND) All other terms and conditions of the original lease contract shall remain in full
force and effect. Please confirm your acceptance by signing the attached Appendix B (Phụ lục B)
extension form. I am available to sign at your earliest convenience. Sincerely,
[Tenant Full Name]
[Passport Number / ID Number]
[Phone Number]
[Email Address]NOTICE OF DEPOSIT REFUND REQUEST
(Văn bản yêu cầu hoàn trả tiền đặt cọc) Date: [Date] To: [Landlord Name / Property Management Company]
Address: [Landlord Address] Re: Deposit Refund for Lease Contract No. [Contract Number]
Property Address: [Apartment Address] Dear [Landlord Name / Property Management], This letter serves as a formal request for the return of the security deposit paid
under the lease contract referenced above. The lease term ended on [End Date], and
I have vacated the property in accordance with the contract terms. Deposit amount paid: [Amount] VND
Payment date: [Date]
Payment method: [Bank Transfer / Cash] I request that the deposit be refunded to the following bank account within
[Number] working days: Bank Name: [Bank Name]
Account Holder: [Your Name]
Account Number: [Your Account Number] If you believe any deductions are warranted, please provide a written itemized
statement with supporting receipts before processing the refund. Thank you for your prompt attention to this matter. Sincerely,
[Tenant Full Name]
[Passport Number / ID Number]
[Phone Number]
[Email Address]Step-by-Step Official Submission Procedure
Follow this sequence based on the official Vietnamese lease contract template and Decree 95/2024/NĐ-CP. Do not skip steps.
- Confirm your notice deadline. Check your original lease contract. If it uses the standard state-issued template, the tenant must submit a written extension request 03 months before the contract expires. If your lease falls under the state-owned housing re-contracting procedure, the minimum notice is 30 days before expiration.
- Prepare your written request (đơn đề nghị). Use the template above. Address it to your landlord or the property management company. Keep a copy for your records.
- Submit the request to the landlord. Deliver it in person with a receipt acknowledgment, or send it via registered mail or a traceable electronic method. Verbal requests are not enforceable.
- Landlord reviews eligibility. Under the official lease template, the landlord must review whether the tenant still meets the legal conditions for renting. For state-owned housing, the housing management authority checks eligibility under Decree 95/2024/NĐ-CP Articles 62 and 63.
- Landlord issues notification. If approved, the landlord notifies the tenant of the time and place to sign the extension. If rejected, the landlord must state the reason in writing.
- Sign Appendix B (Phụ lục B). Both parties sign the official extension appendix. Ensure three original copies are prepared — one for the tenant, one for the landlord, and one for the housing management authority.
- Distribute the signed copies. Retain your copy. The landlord is responsible for sending one copy to the housing management authority for monitoring.
- For deposit refund upon move-out: If you are not extending and instead moving out, submit the deposit refund notice template. Request an itemized deduction statement if the landlord withholds any amount.
Common Mistakes That Get Extension Requests Rejected or Delayed
- Submitting after the 3-month or 30-day deadline. The official lease template language is clear: the tenant must submit the request before the contract term expires by 03 months. Late submissions give the landlord legal grounds to terminate instead of extend.
- Using a self-drafted form instead of Appendix B. Vietnamese authorities and management offices expect the official form number and structure. A self-made extension letter may be rejected as non-compliant.
- Failing to list all tenants. Appendix B requires the names and ID numbers of every person continuing to rent. Omitting a family member or roommate can invalidate the extension for that person.
- Not providing three original copies. The official form explicitly requires three signed originals. If you only sign two, the housing management authority copy is missing, and the extension may not be recorded.
- Assuming a verbal agreement is sufficient. Vietnamese housing law requires written documentation for lease extensions. Without a signed Appendix B, you have no legal proof of the extended term.
- Forgetting the deposit refund notice. If you are moving out rather than extending, many expats simply leave and wait for the deposit. Vietnamese practice often requires a formal written refund request. Without it, the landlord may delay indefinitely.
Processing Time, Fees, and Where to Submit
The official source data provides the following timing and submission details. No exact fee amount is stated in the official lease template or Decree 95/2024/NĐ-CP. You must verify any applicable administrative fee at your local housing management office or provincial Department of Construction (Sở Xây dựng) before submission.
- Extension processing time (state-owned housing re-contracting): The housing management authority has a maximum of 15 days from receiving a complete dossier to inspect the application and notify the tenant of the signing time and location.
- Tenant signing deadline: After receiving the notification, the tenant must sign the re-contracted lease within 15 days.
- Where to submit (state-owned housing): Submit directly, by postal service, or online to the Provincial Administrative Procedure Center under the Provincial People’s Committee (UBND cấp tỉnh) or the one-stop shop (Bộ phận tiếp nhận và trả kết quả giải quyết TTHC). For housing managed by the Ministry of Defense, submit to the relevant defense housing authority.
- Where to submit (private leases): Submit your written request directly to your landlord or the property management company. There is no government filing requirement for private lease extensions beyond signing Appendix B and sending one copy to the housing management authority.
- Fees: Not specified in the official source data. Ask the receiving office directly for the current administrative fee schedule. Do not rely on any number you find online unless it is confirmed by the office where you submit.
Frequently Asked Questions
Q: How far in advance must I notify my landlord that I want to extend my apartment lease in Vietnam?
A: Under the official residential lease contract template, the tenant must submit a written request for extension three (03) months before the contract expires. For state-owned housing re-contracting under Decree 95/2024/NĐ-CP, the minimum notice is 30 days before expiration. Check your specific lease type to determine which deadline applies.
Q: What is the official form for extending a lease in Vietnam?
A: The official form is Appendix B: Gia hạn Hợp đồng thuê nhà ở (Appendix B: Extension of Residential Lease Contract). It is attached to the standard state-issued residential lease contract template. Both parties sign it, and three original copies are required.
Q: When should my landlord return my rental deposit after I move out?
A: The official lease template states that the landlord must refund the deposit after deducting any costs for damage remediation (if any) at the end of the lease term or upon contract termination. No specific number of days is stated in the official source data. Vietnamese rental practice commonly uses 7 to 14 days, but you should negotiate this timeline in your lease contract or refund request letter and confirm it in writing.
Q: Can I lose my deposit if I extend the lease instead of moving out?
A: No. If you sign a valid Appendix B extension, the original lease terms — including deposit protection — remain in effect. The deposit is held under the same conditions. You do not forfeit the deposit simply because you extend. The deposit is only at risk if you breach the lease terms, cause damage beyond normal wear and tear, or fail to provide the required notice.
Q: What happens if my landlord refuses to sign the extension even though I submitted the request on time?
A: Under the official lease template, if the landlord determines that the tenant no longer meets the legal conditions for renting, the landlord must notify the tenant in writing with the reason. If you believe the refusal is unjustified, you can seek mediation at the local Ward People’s Committee (UBND Phường) or consult a Vietnamese legal professional. Do not vacate or withhold rent without written legal advice.