Some leases in Da Nang start with a phone number from a social media group, a viewing, a handshake and a cash deposit. Often it works out. When it doesn't, the person holding the paperwork usually wins, and the foreigner without it usually loses.

The law is clearer than the rental market suggests. Here's what's actually required, what's only custom, and what to ask before you hand over money.

Last verified: October 11, 2026. This is general information, not legal advice. For a large deposit or a long lease, it's worth paying a lawyer to read the contract.

Official rule 1: the lease must be written down

Under Vietnam's 2023 Housing Law (Law No. 27/2023/QH15), contracts involving housing must be made in writing, and that includes leases, according to LuatVietnam's explanation of Articles 163 and 164.

What the law does not require is notarization. Under Article 164(2), leases, loans of housing and permission to stay don't have to be notarized or certified unless the parties want them to be. If you don't notarize it, the lease takes effect at the time the parties agree, or, if they didn't agree on one, when it's signed.

In practice: get a written, signed lease. It doesn't need a stamp from a notary to be valid. But insist on a version you can read. A bilingual contract, or a translation you've checked, is worth the trouble.

Official rule 2: what a deposit legally is

The word you'll hear is tiền cọc, the deposit. Under Article 328 of the 2015 Civil Code, a deposit is money or valuables one party hands to the other for a period of time to guarantee that a contract will be signed or carried out, as quoted in the People's Court Journal. The default consequences are:

  • If the contract goes ahead, the deposit is returned or counted toward payment.
  • If the person who paid the deposit backs out, they lose it.
  • If the person who received it backs out, they must return it and pay an equal amount on top.

All of that applies "unless otherwise agreed." That phrase is why the deposit clause in your lease matters more than any general rule. Read it for three things: the amount, the conditions under which you get it back at the end, and how many days the landlord has to return it.

Official rule 3: you must be registered

Every foreigner's place of stay must be declared to the local police. Under the consolidated immigration law, that duty sits with the host, whether a hotel, homestay or private landlord, and it has to be done within 12 hours of arrival (24 in remote areas), according to Vietcetera's 2026 immigration guide.

Hotels do this automatically. Private landlords may not. Ask directly, and get proof. If you're not registered, the problem will land on you at the worst possible time, such as when you renew a visa. Our visa guide explains why your paperwork needs to line up.

Custom, not law: the money questions

Everything else is negotiated. The details vary by building, landlord and season, so don't treat anyone's "standard" as a rule. Ask:

  • How much is the deposit, and how much rent is due up front?
  • How are electricity and water billed? Through your own meters at the official tariff, or by the landlord at a rate they set? See our breakdown of official utility prices.
  • What's included? Internet, building management fees, cleaning, parking.
  • What happens if you leave early? Get the notice period and any penalty in writing.
  • Who pays for repairs? Air conditioners, water heaters and leaks are the usual arguments.

Prices are moving. The city statistics office reported rents up 2.03 percent in a single month in early 2026, Tuoi Tre News reported. Fix the rent for the term of the lease if you can.

Questions the listing won't answer

  • Does the street flood? Ask the landlord, then ask a neighbor. Read our rainy season guide.
  • Is there construction nearby? Sidewalk and road projects can drag on for months.
  • What's the new address? Ward names changed in 2025. Check the lease against our new ward map guide.

Before you pay

Take dated photos of the apartment and every existing defect, and send them to the landlord so there's a record. Pay by bank transfer where you can, and keep the receipts. Don't hand over a deposit until you have the signed lease in your hand.

Sources

This story was compiled by the Da Nang Voice news desk from the published sources listed above. Facts, figures and quotes are attributed to those sources; Da Nang Voice did not conduct interviews for it unless the text says so. Corrections are dated and noted at the top of the story. Read our corrections policy. Spotted an error? Tell us.