Fire safety in apartment buildings is no longer the sole responsibility of specialised firefighting units. It has become a top priority for developers, Building Owners’ Committees, management teams, and the resident community. Alongside a more complete legal framework, many projects are now proactively adopting updated standards, upgrading technical infrastructure, and integrating tailored management solutions to ensure comprehensive safety. This article highlights the latest regulatory developments and practical fire protection solutions for efficient, cost-effective, and coordinated implementation. 

Fire safety in apartment buildings is an increasingly shared responsibility, from developers to Building Owners’ Committees, management teams, residents and tenants. Instead of merely reacting to incidents, many projects have begun taking proactive steps to improve fire safety, update compliance protocols, and build effective and integrated fire protection systems from the ground up. 

2025 marks a turning point as Decree No. 105/2025/ND-CP and related guiding documents come into full effect. These are not merely legal obligations, but also key opportunities for developers, Building Owners’ Committees and Management Teams to review, adjust designs, and optimise technical systems and operating procedures for fire safety from the earliest stages of development. 

2025 Fire safety legal updates: Key documents 

These recent legal updates not only introduce detailed technical standards but also clarify the responsibilities of stakeholders. Key documents include: 

• Law on Fire Prevention, Fighting and Rescue 2024: Regulates firefighting forces, equipment, training, and drills for civil buildings. 

• Decree No. 105/2025/ND-CP: Implements the Law and assigns clear responsibilities to individuals, organisations, and local authorities for inspection, maintenance, training, and incident response coordination. 

• Circular No. 36/2025/TT-BCA: Provides detailed forms, documentation requirements, equipment specifications, and inspection procedures for fire safety compliance. 

• Circular No. 17/2021/TT-BCA: Requires a minimum of one annual inspection and maintenance for fire protection systems. 

• TCVN 3890:2023: National technical regulation on fire extinguishers, wall hydrants, quantity requirements, and equipment inspection. 

• Amendment 1:2023 to QCVN 06:2022/BXD: Technical regulation on fire safety for buildings, including design of refuge floors, smoke extraction systems, fire-resistant materials, and compartmentation. 

Fire safety is not only a legal requirement but also the foundation for building safe, sustainable, and reliable living environments. While updating your understanding of new regulations is essential, it is only the starting point. 

A truly effective fire safety system requires a consistent approach, from compliant design and proper equipment installation to structured operations, regular inspections, and hands-on training. All of these must work together seamlessly to ensure a reliable emergency response. 

Especially in a tightening regulatory environment, developers and Building Owners’ Committees should actively collaborate with a professional Property Management agent capable of implementing fire safety solutions that not only meet legal requirements but also reflect the operational realities of each project. 

Read more: 

• The Criteria You Need to Pick the Perfect Property Management Agency 
• How To Deliver Helpful Property Management Services 

The essential factors for fire safety: Design, equipment, and maintenance 

A reliable fire protection system must be ensured from design to operation, including: 

Standard technical infrastructure 

• Emergency exits: At least two enclosed smoke-proof stairwells, fitted with self-closing fire-rated doors, always unlocked. 

• Refuge floors: For buildings over 100m tall, placed at intervals no greater than 20 levels, with natural ventilation or pressurisation systems. 

• Fire alarm systems: Smoke detectors and control panels integrated with mechanical and electrical systems. 

• On-site firefighting: Wall hydrants (DN65) no more than 5m from emergency exits, with sufficient flow rate and equipped with spray nozzles. Portable fire extinguishers are arranged according to each area, with CO₂ for parking basements and dry powder for residential floors. 

• Fire-resistant materials: All pipe and cable penetrations must be sealed with certified firestop materials (minimum rating E160). Fire departments must be clearly defined and regulated. 

Maintenance and Operation Requirements 

• Scheduled maintenance at least once a year in accordance with Circular No. 17/2021/TT-BCA. 
• Clear and accessible documentation, including inspection reports and system logs. 

Read more: How Can Developers Ensure Fire Safety at Apartment Buildings? 

Coordinating responsibilities in building operations 

According to Decree No. 105/2025/ND-CP and the Law on Fire Prevention, Fighting and Rescue 2024, fire safety responsibilities are no longer limited to specialists but are clearly divided among key stakeholders: 

Developers and Building Owners' Committees: 

• Ensure approval and final inspection of fire safety systems from the design and construction stages. 
• Select a qualified property management agent with practical experience, not only in regulatory compliance, but also in adapting fire safety practices to each project’s operational characteristics. 

Property Management Teams: 

• Develop and execute fire safety maintenance schedules in accordance with Circular No. 17/2021/TT-BCA and the latest regulatory updates. 

• Organise regular fire safety training and drills for both residents and building staff. 

• Monitor and evaluate the operational status of all systems: fire alarms, wall hydrants, extinguishers, refuge floors, and escape routes. 

• Coordinate with authorities and developers during periodic or surprise inspections, with complete records and reports readily available. 

• Promote fire safety awareness via internal communication channels: resident apps, bulletin boards, and digital platforms. 

Residents and tenants: 

• Follow building regulations and avoid unauthorised alterations to technical systems or fire-rated structures. 

• Do not misuse common areas (e.g. storing flammable items or blocking hallways and stairwells). 

• Actively participate in fire safety training and familiarise themselves with the nearest fire extinguishers and hydrants. 

Conclusion 

The 2025 regulatory updates not only elevate the standards for technical compliance but also emphasise the importance of active involvement by all stakeholders in fire safety. A safe apartment building relies not only on equipment but also on ongoing coordination among developers, Building Owners' Committees, management teams, and the wider residential community. 

Learn more about Savills Viet Nam's property management and operations services.