On 1 July 2025, Decree No. 105/2025/NĐ-CP will provide detailed guidance on the Law on Fire Prevention, Fighting, and Rescue officially takes effect. This reinforces the crucial role of fire safety in residential and commercial settings, especially as challenges often arise from poor coordination between design, approval, and operational stages.

Recognising the vital role of fire safety in real estate development, Savills Viet Nam recently held the seminar “Fire Safety Standards 2025 – Design and Operation Solutions.” The event featured Associate Professor, PhD, Architect Pham Trong Thuat, Head of Residential Architecture and Chairman of the Board at Hanoi Architectural University, and Colonel, Associate Professor, PhD Dao Huu Dan from the University of Fire Prevention and Fighting.The event offered key updates on legal regulations, fire-safe architectural design, and practical solutions for operations, helping pave the way for stronger, and more effective fire safety systems.

Challenges from the Initial Design and Development Stage

Drawing on more than a decade of experience in property operations, Tran Ngoc Duy, Associate Director of Property Management at Savills Ha Noi, emphasised that fire safety in real estate is a multi-dimensional issue. Many challenges, he explained, stem from the early design and planning stages, most notably, the lack of collaboration among stakeholders, particularly the absence of operational input during architectural design. Consequently, even projects with impressive aesthetics may reveal major shortcomings in the operation and maintenance of fire safety systems.

Associate Professor, PhD, Architect Pham Trong Thuat, Head of Residential Architecture - Chairman of the Board, Hanoi Architectural University also stressed the importance of involving experienced operational consultants during the design and construction phases. This collaboration not only ensures compliance with technical and practical requirements but also helps optimise investment costs and reduce the need for post-construction modifications. 

Early involvement of management and technical safety teams ensures that design solutions are not only visually appealing, but also viable, efficient, and sustainable for the long term.

“The use of low-quality materials, poorly coordinated systems, or overly rigid design often creates major challenges during building operation,” said Thuat. “These problems not only delay approvals and drive-up repair and upgrade costs, but more importantly, increase fire risks, putting lives in danger, damaging property, and reducing the long-term value of the asset.”

The connection between fire resistance and fire severity is clear. Flaws like missing firestops between floors, combustible facade materials, or poorly designed escape routes can significantly escalate a fire. These shortcomings not only put lives at risk but also cause severe property damage and expensive recovery efforts. That’s why a thorough fire safety strategy needs to be built in from the design stage.

According to Thuat, fire safety in buildings rests on two essential pillars: Active Fire Protection (AFP) and Passive Fire Protection (PFP). AFP systems involve automatic detection, alert, and suppression mechanisms. Design requirements typically include smoke and heat detection systems (thermal, optical, or gas-based sensors), automatic extinguishing systems such as sprinklers, foam, or inert gas systems, emergency lighting and signage, smoke control and stairwell pressurisation, and initial firefighting equipment like extinguishers and hoses.

In contrast, PFP system focuses on slowing the spread of fire and smoke, protecting the building’s structure, and ensuring safe evacuation. This includes using fire-resistant materials for columns, beams, and floors; creating fire compartments and independent fire-rated walls to contain fires, installing fire-rated doors and fire curtains to block fire and smoke from moving through openings, prioritising non-combustible or flame-retardant materials, and designing escape routes and stairwells with the right number, size, and safety features.

Thuat emphasise that effective fire safety depends on the seamless integration of active and passive systems, forming a complete safety framework that not only helps prevent fires but also manages them when they occur.

Legal Updates, Architectural Design Perspectives, and Operational Solutions

To ensure effective fire prevention, staying up to date with legal regulations is essential. Colonel, Associate Professor, PhD Dao Huu Dan from the University of Fire Prevention and Fighting noted that national technical regulation QCVN 06:2022/BXD, along with key documents like Decree No. 105/2025/NĐ-CP, is continually being updated. This places greater responsibility on developers, design consultants, and operations teams to stay fully compliant. Failing to do so can lead not only to legal penalties but also to serious risks for occupant safety.

Dan also stressed the importance of using proper materials and equipment. Construction materials should be fire-resistant, low in toxicity, and thermally stable. Equipment must meet technical standards, have certified origins, undergo regular maintenance, and be tested for quality.

Architectural design plays a crucial role as well. Building layouts, escape routes, and technical spaces must all be designed with fire safety in mind. The corridors should be wide, clear of obstructions, with at least two escape options and designated refuge areas. Stairwells must be smoke proof. Facade materials should be non-combustible, and the building’s structure should prevent fire from spreading between floors. Technical areas like MEP rooms or storage spaces need to be compartmentalised, with proper firestopping at all service openings. Exit doors must open outwards and remain unlocked when the building is occupied.

Fire-safety-first design philosophy is vital. This means architects and engineers must proactively simulate fire scenarios tailored to specific property types be they residential, commercial, or retail. They must consider fire risks stemming from electrical faults, human error, or external sources. To ensure these simulations are realistic and actionable, input from experienced property managers is invaluable. Their knowledge of real-world operations allows for more accurate scenario planning and design requirements including emergency exit placement, alarm system selection, and smoke extraction solutions.

Sustainable fire safety relies on the integration of design and operational management. As Tran Ngoc Duy, Associate Director, Property Management, Savills Ha Noi observes, even the best-designed systems require regular inspections, scheduled maintenance, and periodic upgrades to remain effective throughout the building’s lifecycle.

“Routine fire safety training and drills for staff, in-house fire teams, residents, and tenants are essential,” Duy added. “Not only do they equip individuals with evacuation and firefighting skills, but they also enhance coordination with professional fire services during emergencies. Equally important is managing changes within the building, ensuring that renovation works do not interfere with certified fire protection systems. Property management plays a key role here, acting as a bridge between developers and occupiers to ensure timely updates and ongoing regulatory compliance.”

Ultimately, fire safety should not be viewed as a mandatory cost, but as a strategic investment that ensures long-term asset value, builds community confidence, and reinforces the credibility of developers and management teams in the market.