Apartment Repairs in HCMC: Who Pays and What to Do

Something always breaks eventually — the aircon stops cooling, a tap drips, the breaker trips. The stressful part isn’t the fault, it’s not knowing who pays and who to call. This guide gives you the legal default for apartment repairs in HCMC, a who-pays cheat sheet for the common problems, the right order to call people, and exactly what to do in a water, electrical or gas emergency.

The short answer: who pays

Under Vietnam’s Civil Code 2015 (Articles 477 and 479), the split is:

• Landlord — must keep the property in usable condition for the whole tenancy and repair defects that aren’t your fault, except small repairs that customarily fall to the tenant.
• Tenant — must look after the place, do minor upkeep, and pay for damage you cause. Ordinary wear and tear from normal use is not yours to pay.

The Housing Law 2023 adds that the owner has a general maintenance duty, and a tenant can even end the lease early if the landlord won’t repair serious damage. But the law deliberately leaves the day-to-day details to your contract — which is why a clear repair clause matters. The lease can legitimately shift who handles things like aircon cleaning or consumables, so read it before you assume.

Who pays for the common problems?

This is the usual default based on the cause of failure — not a guarantee. The lease and the actual diagnosis decide the final answer.

The single biggest mistake is assuming fault from where a problem appears. A leak in your ceiling may come from the apartment above or a common pipe; an aircon drain can cross building systems. Get the source diagnosed before anyone agrees who pays.

Who should you call first — landlord or building management?

HCMC condos have two channels, and using the right one fast matters:

• Landlord or agent — for anything inside your unit: supplied appliances, the door lock, private fixtures, furniture, internal walls.
• Ban Quản Lý (BQL — building management) / security — for common areas and shared systems: corridors, lifts, the lobby, common water risers, building electrics, or any active leak or hazard that could affect another apartment.

When it’s urgent or the cause is unclear, contact both at the same time. BQL is often the fastest way to stop water reaching a neighbour or to identify a shared-system cause — even if your landlord ultimately pays for the in-unit fix. A good rental agent will also coordinate this for you.

The repair-reporting checklist

Follow the same routine every time — it gets things fixed faster and protects you if cost is later disputed:

1. Make it safe. Move valuables away from water; don’t touch anything electrical that’s wet or sparking.
2. Document it. Short video/photos with the date, the location and what’s affected.
3. Send one written message to the landlord/agent (Zalo, WhatsApp or email — something searchable later), and to BQL/security if it’s a common-area or active problem.
4. Ask the key questions: who’s the named contact, when will a technician come, and who pays — owner, you, BQL, or pending diagnosis?
5. Get cost approval in writing before authorising any non-urgent work. Don’t let a technician start until responsibility is clear.
6. Keep everything — quotes, invoices, before/after photos and the written completion confirmation.

A phone call is fine for speed, but always follow up in writing: “At 9:15pm I reported water leaking from the bathroom ceiling in unit 1203. Please confirm the technician and who authorises the cost.”

What to do in an emergency

In an emergency, act to prevent harm first and sort out the bill afterwards — but never put yourself at risk to do a repair.

Water leak or flooding

Move electronics and documents clear, photograph the source, and turn off the local shut-off valve only if it’s clearly identified and safe. Call BQL/security immediately if water is active, coming from above, near outlets, or reaching another unit — and message your landlord at the same time.

Power loss, sparking or a burning smell

If you see arcing, smoke, a burning smell, or water near electricity, don’t touch it and keep your distance. Don’t keep resetting a tripping breaker — a repeated trip is a fault warning, not a cue to force the circuit back on. Alert BQL/security and your landlord. For an external electrical hazard, EVNHCMC advises staying at least 5 metres back and reporting on its 24/7 hotline 1900 545454.

Gas smell

Close the gas valve if safe, open windows to ventilate, and do not flip any electrical switch, turn on a fan, or use your phone in the leak area — move outside first. HCMC Police guidance is exactly this; if there’s fire or explosion risk, call 114.

Can you fix it yourself and deduct the cost?

There is a legal route: if you’ve notified the landlord and they don’t repair (or don’t do it in time), Civil Code Article 477.3 lets you arrange a reasonable repair after notice and seek reimbursement. But treat this carefully — it’s not a blank cheque to renovate, pick any technician, or dock money off your rent. Unilateral rent deductions without a written agreement are where disputes start. Get the landlord’s written consent whenever possible, keep the cost reasonable and documented, and seek licensed advice before withholding rent or handling anything major.

Serviced apartment vs private-landlord rental

The repair experience differs by setup. A serviced or professionally managed apartment usually has a reception or in-house maintenance channel, so the approval chain is shorter — but response levels are set by your service agreement, not by law. A private-owner rental often needs the owner’s sign-off before a technician is sent, which can be slower, so the lease inventory and a clear repair clause matter even more. In both cases there’s no universal “fixed within X hours” guarantee — get the building security/BQL number and an emergency contact list at handover. (If you’re still choosing, see serviced vs long-term rental.)

Useful Vietnamese for repairs

A few words make calling for help far smoother. Describe the symptom — don’t try to diagnose the fault.

A ready-to-send message: “Chào anh/chị, căn [số căn] đang bị rò rỉ nước ở [vị trí]. Nước đang chảy và có thể ảnh hưởng căn bên dưới. Tôi đã báo Ban Quản Lý. Nhờ anh/chị xác nhận thợ tới kiểm tra và chi phí sửa chữa.”

Protect your deposit before it ever comes up

Most repair disputes are really deposit disputes in disguise. Two habits prevent them: document the unit’s condition at the start, and report defects the moment you find them (not at move-out — early reporting is your evidence that something was ordinary wear or pre-existing, not your damage). Pair this guide with our apartment viewing checklist (photograph everything at handover) and how to get your deposit back. If a landlord refuses to fix serious damage, that can also bear on breaking a lease. And budget-wise, knowing your electricity and water bills and how to furnish the place rounds out the move-in picture.

Frequently asked questions

Does my landlord have to fix the air conditioner?

Usually yes, if the aircon was supplied with the unit and failed through ordinary age or a fault you didn’t cause — that’s the landlord’s defect to repair. You may owe the cost if misuse or avoidable damage is shown. Routine cleaning, though, is contract-dependent, so check whether your lease includes servicing.

Can I deduct repairs from my rent?

Only carefully. Civil Code Article 477.3 allows a reasonable repair after you’ve notified the landlord and they don’t act — but deducting from rent without a written agreement is risky and a common source of disputes. Get consent in writing first and keep the cost reasonable and documented.

Who handles a leak coming from upstairs?

Tell building management/security first — they can inspect the source, stop the spread and coordinate with the upstairs unit — and notify your landlord at the same time. Don’t assume who’s at fault from where the water appears; responsibility is allocated once the cause is found.

What if building management says it’s not their problem?

Clarify whether the fault is in the common system or your private unit, in writing. If it’s an in-unit defect, it’s the landlord’s lane; if it’s a shared system, push BQL with your dated evidence. Keep the message history — it’s what resolves a stalemate.

Can I end the lease if serious damage isn’t fixed?

Potentially. The Housing Law 2023 lets a tenant end a housing lease where the landlord fails to repair serious damage, but the notice procedure and your contract terms still apply — and for a real dispute, get licensed advice. See our guide on breaking a lease.

Key takeaways

Renting soon? We’ll help you start on the right foot

A clear lease and a documented handover prevent most repair headaches later. As tenant-side agents we charge you no fee and make sure the repair terms and building contacts are sorted before you sign. Browse Thao Dien, District 1 and Binh Thanh apartments, or tell us what you need.

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Related guides:

• Apartment Viewing Checklist in HCMC
• How to Get Your Rental Deposit Back in HCMC
• Breaking a Lease in HCMC