Legal Update 06/2026

INVESTMENT - CONSTRUCTION

Government Decree No. 206/2026/ND-CP dated June 15, 2026, provides detailed regulations on matters related to the management of construction investment costs.

The contents stipulated in this Decree include : preliminary total investment cost, total investment cost, construction estimate, bid price, project management costs, construction consulting costs, other costs, system of tools for setting norms, prices and price indices for construction, along with the rights and responsibilities of relevant entities and state agencies.

This document is mandatory for public investment projects, PPP projects, and projects using recurrent expenditures from the state budget, and is encouraged for other projects to refer to and apply. The principle of cost management must ensure consistency and correspondence with design and technical standards, serving as the basis for selecting contractors and investors. The system of norms, prices, and price indices must be regularly updated in the National Construction Information System and Database. For public investment projects, management should be carried out in a decentralized manner, delegating authority and enhancing the responsibility of the project owner. Regarding the preliminary total investment cost, this is the estimated cost during the project preparation phase based on the scale and preliminary design capacity, combined with investment rates or data from similar projects. The preliminary total investment cost is appraised and approved simultaneously with the investment policy and can only be adjusted according to strict legal regulations. Meanwhile, the specific total investment cost is determined during the feasibility study phase, including items such as compensation, support, and resettlement costs; construction costs; equipment costs; project management costs; consulting costs; other costs; and contingency costs. The total investment cost is the maximum cost for the investor to implement the project, and any adjustment to this item must adhere to the principle of ensuring investment efficiency and be appraised by a specialized agency or an authorized appraisal council. The construction cost estimate is determined based on the calculated quantities from the detailed design after the project is approved (such as FEED design, technical design, or construction drawings), along with technical specifications and market prices. The construction cost estimate includes direct costs, indirect costs, pre-tax income, value-added tax, and temporary building costs. The investor is responsible for organizing the preparation, appraisal, and approval of the construction cost estimate as well as the bid package estimate to serve as the basis for contractor selection. Once approved, the construction cost estimate must be updated in the national database and can only be adjusted when the project, total investment, or design changes. The national construction norms system comprises economic and technical norms (basic norms, cost estimate norms) and cost norms. The Ministry of Construction issues general norms; specialized ministries and provincial People's Committees issue specific norms within their scope of management. These agencies are responsible for periodically reviewing and updating the norms system. Construction prices and construction price indices are tools reflecting the value and degree of price fluctuations over time. The Department of Construction is responsible for determining the local construction price index for the provincial People's Committee or the Department of Construction to periodically publish. For nationally important public investment projects with specific characteristics, the investment decision-maker may establish a Construction Unit Price Committee to determine the prices of materials, equipment, and new technologies. Project management and construction consulting fees are maximum costs determined as a percentage or estimated to cover the costs of work from the preparation and execution phases to the completion of construction. Project management fees include salaries, allowances, administrative expenses, and other management-related expenses. In the case of hiring foreign consultants, the cost estimate must be detailed based on the number and qualifications of experts, their working time, and must be reviewed and approved by the investor or the project preparation agency. Construction consulting fees are strictly managed through contracts and only change when there are adjustments to the scope or schedule of work. The decree clearly defines the rights and responsibilities of the participating entities, including the investment decision-maker, the investor, the consulting contractor, and the construction contractor. The investment decision-maker has the right to inspect the investor's cost management and establish a unit price committee for specific projects. The investor is fully responsible for determining, managing, and using capital efficiently and effectively, and is allowed to adjust the cost structure within the total investment but must not exceed the approved maximum. Consulting contractors and construction contractors have the right to propose norms and bid prices, and are responsible for the quality and accuracy of the data they prepare and must compensate for damages if they violate the contract. In terms of state management, the Ministry of Construction is responsible for unified management nationwide, issuing guidelines on methods for determining costs and publishing the national price index system. The Ministry of Finance regulates the revenue and expenditure of the state budget. Specialized ministries and provincial People's Committees organize the development and issuance of norms, publish prices for materials, labor, and construction machinery in their localities, and allocate annual budgets to carry out these tasks.

Government Decree No. 207/2026/ND-CP dated June 15, 2026, provides detailed regulations on the provisions of the 2025 Construction Law regarding quality management, construction, and maintenance of construction works.

The decree clearly defines the scope of regulation for domestic and foreign entities participating in construction activities in Vietnam, and also provides standard definitions of quality management, construction, maintenance, inspection, and other specialized terms for consistent implementation.

In principle, construction projects must be strictly managed from the commencement phase to handover and maintenance to ensure safety and quality. The investor plays a key role in management, supervision, and acceptance, while contractors are directly responsible for the quality and safety of their work. The Decree also specifies the division of responsibilities in models such as project management boards, project management consultants, EPC contracts, turnkey contracts, and contractor consortiums. In particular, the procedures, responsibilities for cost payment, and the authority to lead construction testing, monitoring, inspection, and assessment are strictly regulated to ensure objectivity. For individual houses, the decree stipulates that safety is the central principle. Depending on the scale (number of floors, area), owners can either carry out the design themselves or hire a professional firm, while ensuring compliance with requirements regarding signage, safe construction methods, and environmental protection. Furthermore, the application of information technology and Building Information Modeling (BIM) in construction management and electronic record keeping is encouraged and clearly stipulated. In construction management, detailed regulations govern the commencement of work, site management, and quality control of materials, components, and equipment. The construction contractor is responsible for establishing a management system, construction plan, safety plan, and construction log. The investor must supervise this process, including monitoring progress, volume, and organizing acceptance testing (for individual works, stages, and completion). The competent state authority conducts acceptance testing for large-scale projects, those with complex technical requirements, or those affecting public interests. Regarding handover and maintenance, the decree requires that the project be fully inspected and meet environmental and fire safety requirements before being put into use. The handover of projects in urban areas must adhere to strict procedures between the investor and the receiving party. Finally, warranty and maintenance are emphasized as mandatory responsibilities of all parties. The contractor is responsible for the warranty, while the owner/manager must establish maintenance procedures, a periodic maintenance plan, and organize inspections, monitoring, and safety assessments of the project to maintain its lifespan and stable operation.

Government Decree No. 210/2026/ND-CP dated June 15, 2026, provides detailed regulations and guidance on the implementation of several articles of the Construction Law concerning construction contracts.

The Decree applies to contracting parties, contractors, and related organizations and individuals, and its scope of regulation includes: classification, content, and documentation of contracts; measures to secure the performance of obligations; methods and procedures for amendment; suspension, termination, as well as payment, settlement, and liquidation of construction contracts.

In principle, contract conclusion and management require the parties to ensure consistency and synchronization between the main contract and subcontracts. Contract management includes: managing progress, quality, quantity, price, labor safety, and other aspects. Suggestions, proposals, and requests during implementation must be submitted in writing (including electronic data messages). For public investment projects and PPP projects, the recipient of a suggestion must respond in writing within 7 working days. Particularly for urgent projects, the investor has the right to independently decide on contract conclusion and management to ensure timeliness and flexibility. The Decree classifies construction contracts according to the nature of the work (consulting, construction, supply of materials and equipment, EP, EC, PC, EPC, turnkey, other contracts) and according to the form of contract price (lump sum, fixed unit price, adjustable unit price, time-based, cost plus fees, output, percentage, mixed). The contract content must include : detailed information about the parties, the type of contract, the basis for the agreement, and the specific scope of work. The parties must agree on the quality, acceptance, and handover of the product in compliance with legal regulations. Regarding finances, the contract advance payment shall not exceed 30% of the contract price at the time of signing (except with the permission of the investment decision-maker) and shall be recovered gradually through subsequent payments, ensuring full recovery when the cumulative payment value reaches 80% of the contract price. For performance guarantees, the parties shall prioritize the application of guarantee measures with a guarantee level ranging from 2% to 10% of the contract price. Payment shall be made according to agreement, but the maximum payment deadline is 14 working days from the date of receipt of complete and valid documents (except for ODA funds implemented under international treaties). The contracting party shall pay interest on any overdue payments. The decree also specifies the procedures for amending, suspending, and terminating contracts. Contract amendments must go through a negotiation process and be signed as an amendment document, ensuring legal basis and impact assessment. Contracts may be suspended or terminated in cases of serious breach or other agreed-upon circumstances, with a notice period typically of 28 days. Upon termination, the parties shall settle and liquidate the contract according to the prescribed procedures.

Government Decree No. 212/2026/ND-CP dated June 17 , 2026 , provides detailed regulations on the construction, management, and operation of the National Information System and Database on Construction Activities, along with regulations on the capacity requirements for construction activities.

This Decree applies to agencies, organizations, and individuals, both domestic and foreign, involved in these activities, excluding construction projects related to national defense, security, cryptography, and state secrets. The national information system and database on construction activities is built centrally and uniformly nationwide to serve state management, with the Ministry of Construction as the managing agency. This system includes data on urban and rural planning, construction investment projects, construction works, construction norms and prices, as well as information on the construction capacity of organizations and individuals. Data creation and updating are carried out through the results of administrative procedures, ensuring legality, consistency, and assigning a unique identifier to each managed entity. Data in the system is valuable for exploitation and use according to the law and is connected and shared with other national databases.

Regarding construction operational capacity, the Decree specifies the requirements for professional practice certificates for individuals, including conditions, authority, procedures for issuance and revocation, and scope of operation. Individuals practicing in construction must meet the requirements regarding expertise and professional experience and are managed through a professional practice certificate number linked to a personal identification code on the system. For organizations, the Decree requires them to self-publish information on their construction operational capacity on the system's website. The decree also specifies the procedures for granting construction permits to foreign contractors, requiring them to have a winning bid decision, operate in a joint venture or use Vietnamese subcontractors, and comply with Vietnamese law. Foreign contractors must establish an operating office and fulfill obligations regarding taxes, labor, insurance, as well as regulations on construction quality management. Finally, the Decree clearly defines the responsibilities of the Ministry of Construction, other ministries and agencies, and People's Committees at all levels in the construction, operation, updating, and exploitation of the system. Transitional provisions ensure the continuous implementation of administrative procedures that have arisen, and the Decree also specifies the forms of penalties for violations related to the creation and updating of data in violation of regulations.

Government Decree No. 217/2026/ND-CP dated June 19, 2026, provides detailed regulations on a number of articles of the 2025 Construction Law regarding the management of construction activities.

This Decree has a broad scope, covering regulations from the project preparation, surveying, design, appraisal, and project management phases to administrative procedures, and applies to agencies, organizations, and individuals involved in construction activities in Vietnam.

Regarding project management, the Decree clearly defines the investment and construction process as comprising three stages: project preparation, project implementation, and construction completion. Projects are classified according to purpose, function, and scale , with specific requirements for projects using ODA funds, preferential foreign loans, or public-private partnership (PPP) projects. In particular, the application of Building Information Modeling (BIM) is promoted and made mandatory for new constructions from level II and above, aiming to modernize state management of construction. Administrative procedures are implemented according to the principle of digitalization, promoting connectivity, data sharing, and minimizing unnecessary paperwork. During the implementation phase, construction surveys must strictly adhere to the procedures for preparing and approving the technical plan and specifications. For construction design, the Decree specifies the design steps (one-step, two-step, three-step), the content of each type of design (preliminary, basic, FEED, technical, construction drawings), and the responsibilities of relevant parties in managing design quality. The investor plays a crucial role in approving the design and is responsible for its quality, while consulting contractors must ensure the professional and legal validity of their design products. The project appraisal and approval process is also strictly regulated, from determining the planning as the basis for preparing the feasibility study report to the appraisal authority of specialized construction agencies and the appraisal council. The decree clearly defines the appraisal authority for nationally important projects, PPP projects, and business investment projects, and provides detailed guidance on how to handle project adjustments or changes in implementation design after the project has been approved. Finally, regarding project management forms, the Decree emphasizes the role of the Investment and Construction Project Management Board as a public service unit, while also allowing flexibility in choosing other management forms depending on the scale and specific nature of each project.

Decree No. 220/2026/ND-CP, issued on June 22 , 2026 , focuses on amending and supplementing several articles of Decree No. 67/2023/ND-CP related to mandatory insurance in construction activities.

The decree clearly stipulates that investors are responsible for purchasing mandatory insurance for projects that significantly affect public safety and interests, projects with a high risk of adverse environmental impacts, or large-scale projects with complex engineering.

Regarding the insurance amount, the Decree stipulates that the minimum insurance amount must equal the full value of the completed project, including all materials, labor, equipment, freight, taxes, fees, and other items provided by the investor; at the same time, this amount must not be less than the total value of the construction contract. The policyholder is responsible for notifying the insurance company within 05 working days from the date of any adjustment to the project value. Furthermore, the Decree excludes insurance liability for losses due to normal decay and hard scaling phenomena such as rust and scale buildup. Regulations regarding insurance premiums and deductibles have also been adjusted in detail. For projects valued at less than VND 1 trillion, insurance premiums and deductibles are applied according to specific appendices depending on whether or not equipment installation is included. Insurance companies can adjust premiums up or down by a maximum of 25% based on risk assessment, but must establish a clear appraisal process, with confirmation from an actuarial expert and annual internal audits. Notably, insurance companies are prohibited from reducing premiums for projects in high-risk areas for natural disasters or when the company has incurred net losses in property insurance operations for three consecutive years. The decree emphasizes the responsibilities of the parties involved: the investor has the right to authorize the contractor to purchase insurance but remains responsible for supervising and ensuring that the project is fully insured; the survey, design, and construction contractors are responsible for coordinating and providing information on the project value to determine the insurance premium. In case the construction or warranty period is extended, the parties must agree on an additional insurance premium. This Decree takes effect from July 1, 2026; contracts concluded before this date will continue to be implemented according to the old agreement unless the parties agree to amend or supplement them according to the new regulations. In addition, the document also updates terminology and replaces some forms and appendices to standardize legal regulations.

Circular No. 32/2026/TT-BXD dated June 22 , 2026 , issued by the Ministry of Construction, provides detailed regulations on a number of articles of Decree No. 207/2026/ND-CP on quality management, construction, and maintenance of construction works.

This Circular applies to all domestic and foreign organizations and individuals involved in construction activities within Vietnam and takes effect from July 1, 2026. Regarding testing and monitoring during construction, the construction contractor is responsible for developing a testing plan based on the design documents and contract, clearly specifying the subjects, tests, and specialized laboratories; any adjustments to this plan must be approved by the investor. For monitoring during construction, the contractor must prepare a plan for the investor's approval, including details on personnel, equipment, and analytical methods; if results exceed permissible limits or show signs of abnormalities, the contractor must report immediately for handling, and if necessary, the investor has the right to hire an independent monitoring unit to re-evaluate.

The Circular also specifies the details of construction inspection and assessment activities. Inspections are conducted to evaluate quality, determine the causes of damage or incidents, starting with the preparation and approval of the inspection task and plan, followed by implementation and reporting of results. In particular, when inspections are requested by state management agencies, the inspection organization must ensure independence from the investor and related contractors. For assessment work, the competent authority will preside over the process, notify the parties involved, request documentation, and may appoint an inspection unit to assist in reaching conclusions about responsibility and remedial measures. Regarding building maintenance, the Circular stipulates monitoring for works under the management authority of the Ministry of Construction, including civil works, light industrial works, technical infrastructure, and construction material production works as listed in the Appendix. The maintenance procedure must clearly define the scope of monitoring (for main load-bearing structures), parameters, frequency, and limit values. Finally, for structures that have reached the end of their designed service life, the owner or manager is responsible for preparing a report on the condition and proposed solutions, after which the competent state agency will publish the information on its website.

Decision No. 1041/QD-BXD dated June 26 , 2026 , of the Minister of Construction announces the "Guidelines for Determining Construction Volumes" to serve the management of construction investment costs.

This decision takes effect from July 1, 2026, and applies to relevant agencies, organizations, and individuals for reference in determining the volume of construction work.

In general, the quantities to be determined must be consistent with the level of detail in the design documents and the investment phase, based on the project documents, technical specifications, applicable regulations and standards, as well as data from building information modeling (BIM) and digital tools. Quantity determination must ensure consistency, avoid duplication, the units of measurement must correspond to the method of cost determination applied, and the results must clearly show the basis and method of determination to facilitate inspection and review. This guideline outlines the process of determining quantities according to the stages of construction investment cost formation. For the preliminary cost estimate stage, quantities are determined from the pre-feasibility study report, preliminary design options, and proposed technology. In the total investment cost estimation stage, quantities are based on the feasibility study report; data from similar projects may be used if there is a lack of a basis. For the construction cost estimate stage, quantities must be determined from the detailed design documents (technical design, construction drawings) or directly extracted from BIM models, software, and digital tools. Details of the types of quantities for each stage are systematized in Appendix I of this guideline. The guidelines also specify how to determine costs according to different categories, including project scale (area, length, capacity), technical systems and technological processes, structural components or units, and work groups or construction tasks. Describing information affecting costs, such as structural characteristics, construction conditions, or the degree of automation, is mandatory when determining costs using these methods. The corresponding pairs of quantity types, construction costs, and specific units of measurement are specified in Appendix II. Finally, the guidelines encourage and clearly stipulate the extraction of quantities from BIM models or other digital software and tools. If the data extracted from these tools meets the requirements for verifiability, accuracy, full scope of work, and sufficient information, then those quantities can be used directly to determine costs without requiring manual quantity surveying from two-dimensional design documents.

Circular No. 33/2026/TT-BXD dated June 25, 2026, issued by the Ministry of Construction, provides detailed regulations on the assessment of construction safety during operation and use for works under the management authority of the Ministry of Construction .

The circular applies to: owners, managers, and users of construction projects; construction inspection organizations conducting assessments; and relevant agencies and individuals. The circular outlines assessment levels: Level 1 involves visual inspection of main load-bearing structures and high-risk components; Level 2 utilizes structural analysis and inspection methods based on documentation and on-site surveys.

Regarding timing and frequency, the first assessment is conducted no more than 10 years after the completion of acceptance testing, and subsequent assessments are conducted no more than every 5 years, unless otherwise stipulated by specialized laws or technical standards. The assessment process includes Level 1 and Level 2; Level 2 is applied when the results of Level 1 raise doubts about safety or show signs of abnormalities, and is carried out in two stages: preliminary and detailed. Level 1 assessment includes reviewing documentation (structural system, loads, effects of renovation) and visually inspecting defects, damage, deformations, and actual loads. Level 2 preliminary assessment focuses on visual surveying of the current condition using simple equipment to determine the severity or recommend a more detailed assessment. A detailed assessment requires thorough documentation review, detailed structural survey, material characterization, geological survey, structural analysis, and testing of load-bearing capacity and normal serviceability. The evaluation results must be compiled into a report, accompanied by relevant documents (outline, drawings, photographs, test/analysis results), and confirmed by the owner or manager for archiving. The circular also allows for the agreement to create evaluation reports electronically in accordance with the law on electronic transactions. For projects undergoing incomplete evaluations before the circular comes into effect, the old regulations will continue to apply until completion, while subsequent evaluations must comply with this circular.

Circular No. 34/2026/TT-BXD dated June 25, 2026, issued by the Ministry of Construction, provides detailed regulations on the classification of construction works for the purpose of managing construction activities.

This Circular applies to all agencies, organizations, and individuals, both domestic and foreign, engaged in construction activities in Vietnam, replacing Circular No. 06/2021/TT-BXD and several related regulations prior to this.

The classification of a construction project is based on two main groups of criteria: importance and capacity (according to Appendix I) and structural scale (according to Appendix II). For a standalone project, the construction classification is the highest level determined from these two groups of criteria. In cases where the project is a complex of structures or technological lines with multiple components, the structure classification will be determined according to Appendix I if specifically stipulated; otherwise, the structure classification will be determined according to the classification of the main structure with the highest classification in that complex. For existing structures that are repaired, renovated, or upgraded, the structure classification will be re-determined if the repairs alter the original classification criteria. The circular also outlines specific principles for applying project classification to manage construction activities. Project classification serves as the basis for many important management tasks, such as: determining the authority to appraise projects and issue construction permits; identifying projects that are exempt from construction permits or require architectural design competitions; regulations on professional certification, professional liability insurance, and requirements for applying Building Information Modeling (BIM). Furthermore, the classification of a construction project is also used as a basis for determining the requirements for technical specifications, maintenance procedures, investment cost management, warranty periods, as well as for safety, inspection, acceptance testing, and handling of projects that have reached the end of their service life. Regarding transitional provisions, projects whose investment decisions were made before the Circular came into effect will continue to be implemented according to the regulations in effect at the time of the investment decision. For projects that have been submitted to specialized agencies for appraisal but have not yet received results, the determination of the project classification will follow the regulations in effect at the time of submission. If design modifications alter the scale and importance criteria from July 1, 2026, the project's classification will have to be reassessed according to the regulations in this Circular. Maintenance and repair work that does not alter the load-bearing structure will not be subject to these classification regulations.

Circular No. 36/2026/TT-BXD dated June 26, 2026, issued by the Ministry of Construction, provides detailed guidance on the content, methods of determining, and managing construction investment costs.

This document specifies how to determine various types of project costs, including preliminary total investment, total investment, construction estimates, norms, construction prices, and project management, consulting, and other costs.

Regarding the preliminary total investment cost for construction, the guiding circular determines it based on the investment cost per unit or cost items within the preliminary total investment cost, depending on the level of detail of the design documents and pre-feasibility study report. The circular stipulates that the total investment cost for construction includes items such as compensation, support, and resettlement costs; construction costs; equipment costs; project management costs; construction consulting costs; other costs; and contingency costs. Specifically, construction costs include costs for temporary and auxiliary structures serving construction, while project management costs are determined to organize and carry out necessary management tasks. Construction consulting costs encompass various items from report preparation, surveying, design, to verification and supervision, while other costs include items such as mine clearance, construction insurance, and other necessary expenses for project implementation. Contingency costs are calculated based on the volume of work that arises and the impact of inflation. Adjustments to the total construction investment cost are carried out in accordance with the Construction Law and Decree No. 206/2026/ND-CP, with specific principles for each case such as projects with no changes, projects with approved cost estimates or with changes in content, as well as projects with completed contracts. The Circular also provides detailed guidance on how to determine and adjust construction cost estimates, construction package estimates, and construction work estimates, ensuring that these costs are consistent with the actual construction progress and organization methods. Regarding the management of construction cost norms, prices, and price indices, the Ministries managing specialized construction projects and the People's Committees at the provincial level are responsible for developing and reviewing norms, and then reporting the results to the Ministry of Construction. The Department of Construction is responsible for surveying, collecting information, and periodically publishing material, labor, and machinery prices in its area, while also updating them into the national data system. Furthermore, the circular emphasizes that the determination of construction price indices must ensure timeliness, objectivity, and accurately reflect market trends. Finally, the circular stipulates that the responsibility for inspecting the investor's management of construction investment costs rests with the investment decision-maker.

Circular No. 37/2026/TT-BXD dated June 26, 2026, issued by the Ministry of Construction, provides guidance on the method for determining estimated cost norms and economic and technical indicators in construction investment.

Regarding cost estimation norms, the Circular provides detailed guidance on the method for determining new norms, adjusting existing norms, and the process for reviewing and updating the norm system. New cost estimation norms are determined based on design, technical standards, construction conditions, or by applying them to similar projects, or by analyzing foreign norms for new technologies. The norm determination dossier includes a summary table, technical documents, analysis and evaluation of material, labor, and construction machinery costs, and field survey reports (if any). Norm adjustments are made when current norms are no longer suitable for the specific requirements of the project. The norm system must be reviewed periodically to eliminate outdated regulations or add new technologies.

Regarding the management of construction material prices, the Department of Construction is responsible for leading surveys and collecting information on material prices in the area to ensure objectivity and timeliness. The Department of Construction compiles a list of information providers, issues forms, and requires businesses to provide accurate information, holding them accountable under the law. The published prices are the average prices during the period, reflecting the prevailing market levels after review and standardization. Regarding construction labor costs, the Circular stipulates a method for determining labor costs that is consistent with local market rates, ensuring that it is not lower than the regional minimum wage set by the Government. The published labor costs include allowances and employee insurance contributions, and apply to normal working hours (8 hours/day). During the transition period, localities will convert labor costs from the old system to the labor cost groups specified in the Circular. For special areas such as remote regions, labor costs may be adjusted, but not exceeding twice the cost of neighboring areas. The circular provides guidance on methods for determining the hourly rate of construction machinery and equipment, including cost items such as depreciation, repairs, fuel, operating labor, and other expenses. Local authorities publish hourly rates based on the list of necessary machinery and consumption norms. For types of machinery for which no regulations exist, hourly rates are determined through surveys or by applying rates from machines with similar functions. The circular also provides detailed guidance on how to determine the rental price of machinery per shift or per hour to facilitate cost estimation.

Circular No. 38/2026/TT-BXD dated June 26, 2026, issued by the Ministry of Construction, promulgates the system of construction norms.

This circular stipulates several provisions, including: cost estimates for surveying, construction, installation of technical systems and machinery and equipment, specialized testing, repair and maintenance, material usage norms, along with cost norms for project management and construction consulting.

Appendix I of the Circular specifies the detailed cost estimates for construction survey work. This section determines the material, labor, and machinery costs required to complete a unit of survey work from the preparation phase to completion, based on specific technical standards and construction conditions. This set of cost estimates is divided into 10 chapters, covering tasks such as manual excavation for sample testing, geophysical exploration, drilling, groundwater level monitoring pipe laying, field testing, and mapping. For manual excavation of soil and rock for testing (Chapter I), the norms apply to steps from preparation, excavation, sampling, backfilling, to handover, with adjustment factors based on terrain and difficulty . Subsequent chapters specify detailed costs for: geophysical exploration (seismic, electrical, magnetic) using specialized measuring instruments; onshore and underwater drilling using rotary flushing or manual methods, classified by depth and type of soil and rock; groundwater level monitoring pipe placement; and field tests such as static penetration, dynamic penetration, vane shear, standard penetration test (SPT), lateral compression, water pumping, and water injection. These norms are usually accompanied by specific explanations, detailed cost tables for each type of material, labor, machine shift, and adjustment factors when construction conditions change from the standard regulations.

Circular No. 39/2026/TT-BXD dated June 26, 2026, issued by the Ministry of Construction, provides guidance on some detailed contents of the National Information System and Database on Construction Activities.

This Circular applies to agencies, organizations, and individuals, both domestic and foreign, participating in construction activities within the territory of Vietnam, except for matters related to national defense. template security, critical infrastructure, and state secrets.

In general, participating entities must use personal or organizational electronic identification accounts to operate on the System. Data must be updated and standardized according to the results of administrative procedures, ensuring completeness, accuracy, and consistency with actual procedure results. Data updating is strictly controlled; for procedure results issued by state agencies, the agency handling the procedure is responsible for checking and approving the data within 5 working days. For specialized data issued by organizations or individuals, updating and approval are performed automatically on the System within the same timeframe. The development of the Information System includes collecting and creating a national database on construction activities and specialized databases. Specific data on urban and rural planning, construction investment projects, construction works, and the construction capacity of organizations and individuals are standardized through identification codes to link and update throughout the procedural process. The scale of construction investment is a crucial data field, collected from results such as feasibility study report appraisals, construction permit issuance, commencement notices, and project acceptance. Importantly, individuals practicing in the field must self-declare their work data, which is then verified by the contractor and the investor. For standard data, construction costs, and construction price indices, account-granted entities must strictly adhere to regulations regarding data management, security, and accuracy. The system operator is responsible for granting accounts, verifying data, and implementing account suspension measures if violations are detected. The circular defines the responsibilities for implementation among different levels. The Ministry of Construction is responsible for managing and operating the system and ensuring connectivity and data sharing. Ministries, ministerial-level agencies, and People's Committees at all levels are responsible for digitizing, updating, and managing data within their respective jurisdictions, and for issuing internal regulations on the exploitation and use of this data.

Circular No. 40/2026/TT-BXD dated June 26, 2026, issued by the Ministry of Construction, provides detailed guidance on determining the maintenance costs of construction works .

This Circular applies to organizations and individuals involved in determining the maintenance costs of construction works, especially those works using recurrent expenditure from the state budget and works under public-private partnership investment projects. For other sources of funding, the owner or user of the works may decide on the application, while specialized works with specific maintenance regulations will comply with the relevant specialized laws.

Regarding cost structure, total maintenance costs comprise three main components: maintenance costs, repair costs, and costs for other work included in the maintenance plan. Both maintenance and repair costs are determined by preparing estimates that include actual costs, other costs, and contingency costs not exceeding 5%. If repair work falls outside the scope of normal maintenance, the owner must organize the preparation, submission for appraisal, and approval of an economic-technical report or construction investment project in accordance with construction laws. For other tasks in the maintenance plan, costs are calculated for each specific task based on a percentage rate multiplied by the pre-tax maintenance and repair costs or as estimated according to regulations. The Circular also stipulates that the management costs of the owner or user of the construction project are determined as a percentage of the maintenance and repair costs, with a minimum of not less than VND 2,000,000. Regarding norms and determination methods, the Ministries managing specialized construction projects and the People's Committees at the provincial level are responsible for developing and issuing maintenance norms within their authority. Units preparing cost estimates may apply or adjust norms based on the system issued by state agencies, or develop new ones if no suitable norms exist. Direct cost elements (materials, labor, construction machinery) in the maintenance cost must comply with current regulations on construction investment cost management.

LAND - HOUSING

Circular No. 31/2026/TT-BXD The Ministry of Construction's Circular dated June 15, 2026, provides detailed regulations on amending and supplementing the National Technical Standard on Apartment Buildings (QCVN 04:2021/BXD).

The circular focuses on establishing a strict system of technical standards related to electric vehicle infrastructure in apartment buildings, applicable to both new and existing constructions. For electric vehicle parking areas, priority is given to outdoor, ground-level locations, followed by basement parking. These areas must be separated from gasoline-powered vehicle parking areas by a minimum distance of 2 meters or by non-combustible partitions. These areas must be equipped with automatic fire alarm systems, 24/7 surveillance cameras, smoke ventilation systems, and warning systems for CO and HF gases. Electrical and lighting systems must ensure sufficient capacity, and safety signs and painted lines must be in place.

Regarding electric vehicle charging and battery swapping areas, the Circular sets stringent requirements for fire safety and operational safety. Charging areas must be separately zoned, limiting the number of charging slots in each fire compartment (depending on whether it's in the basement or above ground), and must have an automatic fire extinguishing system. For electric car and electric motorcycle charging areas, fire compartments need to be separated by fire-resistant walls or safe spaces; the area of each fire compartment is also specifically regulated to minimize risks. The power supply system for the charging area must be separate from the building's load and have an emergency power cut-off device. For battery swapping areas specifically, the Circular limits the total energy storage capacity (maximum 100 kWh outdoors, 35 kWh above ground, and 18 kWh in the basement/semi-basement), requiring safe distances from escape routes and areas where flammable materials are stored. The Circular supplements regulations on management and responsibility for new facilities. Investors, management boards, and operating units must ensure that electric vehicle areas, charging stations, and battery swapping facilities operate correctly and safely. Fire safety designs for these facilities, if approved by the competent authority before the Circular takes effect, may continue to be implemented; however, designs that do not include these areas or are implemented after the Circular takes effect must be reviewed and fully comply with the new technical standards. The competent authority for fire safety is responsible for inspecting compliance, and any difficulties encountered during implementation will be addressed and resolved by the Ministry of Construction.

STOCK - FINANCE

Government Decree No. 200/2026/ND-CP dated June 5, 2026, regulates the offering and trading of privately placed corporate bonds in the domestic market and the offering of corporate bonds to the international market

This Decree applies to issuing enterprises that are joint-stock companies, limited liability companies established in Vietnam, and related entities; it does not regulate the public offering of bonds. When issuing bonds, enterprises must adhere to the principle of self-borrowing, self-repayment, and self-responsibility for the purpose, effectiveness of capital use, and debt repayment capacity; they must also ensure that the capital is used in accordance with the published plan.

Regarding the conditions and mechanisms for issuance, the Decree specifies the basic characteristics of bonds such as maturity, face value, interest rate, and issuance form. Businesses are responsible for transparency of information, ensuring the accuracy of documentation, and fulfilling their obligations to investors. Organizations providing services such as document consulting, bidding, underwriting, issuance agency, and bondholder representation must bear legal responsibility within the scope of the services provided, ensuring independence and integrity. In particular, investors must be professional securities investors and must sign a document confirming full access to the documentation before trading. The decree specifies the procedures for offering private placement bonds in the domestic market, including requirements for the issuance plan, offering documents, and reporting requirements to the stock exchange. Early redemption or exchange of bonds must comply with specific conditions, including the requirement for companies to repurchase bonds in cases of legal violations or violations of the issuance plan that cannot be remedied. After the offering, the bonds must be registered and centrally deposited with the Vietnam Securities Depository and Clearing Corporation, and simultaneously registered for trading on the stock exchange's corporate bond trading system. For international market offerings, businesses must meet conditions regarding foreign loan and debt management, financial safety ratios, and regulations in the issuing market. The registration dossier must include confirmation of foreign commercial borrowing limits from the State Bank of Vietnam and documents related to the conversion or exercise of warrants (if any). Finally, the Decree establishes a strict legal framework for information disclosure, requiring businesses to disclose information before the offering, the offering results, periodic disclosures, and extraordinary disclosures to ensure transparency and protect the legitimate rights of investors.

TAXES - FEES

Government Decree No. 245/2026/ND-CP dated June 27, 2026, stipulates the extension of the deadline for paying value-added tax, corporate income tax, personal income tax, and land rent in 2026.

The Decree applies to enterprises, organizations, households, business households, and individual businesses operating in the economic sectors and fields specified in Appendix I attached to the Decree, as well as small and micro enterprises as defined by law. For entities operating in multiple sectors, including those eligible for extension, the entire amount of taxes and land rent due will be extended.

The extension period is applied specifically to each type of financial obligation, with a maximum duration of 5 months, excluding value-added tax on imports. Specifically, value-added tax and personal income tax for household businesses and individual businesses are extended from 2 to 5 months depending on the tax period (monthly or quarterly), with the latest payment deadline being December 30, 2026. For provisional corporate income tax payments for the second and third quarters of 2026, the extension periods are 3 months and 2 months respectively, with the latest payment deadline being December 30, 2026. Regarding land rent, 50% of the amount due for 2026 (first installment) is extended by 5 months, with the latest payment deadline being November 2, 2026. If a taxpayer submits supplementary documents that increase the amount of tax payable before the extension period expires, the extension will also be granted for that additional tax amount. Conversely, if the supplementary documents are submitted after this deadline, the extension will not be granted. Regarding the implementation procedure, taxpayers must still file tax returns according to current regulations but are not required to pay the taxes incurred during the extended periods. Taxpayers need to submit a Request for Extension (using the form in Appendix II) to the directly managing tax authority electronically, in person, or via postal service at the same time as submitting their tax return, no later than November 2, 2026. The tax authority will automatically update the tax payment deadline data on the management system and does not need to notify the taxpayer about the acceptance of the extension. If the request is submitted after the deadline , the taxpayer will not be eligible for this extension policy. In addition, the Decree stipulates that no late payment penalties will be charged for taxes and land rent that are extended for the corresponding extension period. This Decree shall be effective from the date of signing until December 30, 2026. After this deadline, the payment of taxes and land rent shall be carried out in accordance with current tax management laws. The Ministry of Finance is responsible for organizing the implementation and resolving any arising issues, while ministries, sectors, and People's Committees at all levels are responsible for strictly implementing this Decree.