With the Law on Fire Prevention, Fighting, and Rescue now in effect, accompanied by three guiding documents, 2025 marks a significant turning point in fire safety and rescue operations. The new regulations not only tighten technical requirements but also reinforce the responsibilities of all stakeholders, including government agencies, developers, and property management units. This article highlights the key updates that developers and management teams should focus on, enabling them to proactively adapt to these changes throughout the development and operational phases of a building. 

1. Rename to the Law on Fire Prevention, Fighting, and Rescue 

The new law goes beyond fire prevention and firefighting, fully incorporating provisions on rescue within a unified legal framework. For the first time, rescue is clearly and systematically stipulated in a single piece of legislation, rather than being dispersed across decrees and circulars as in the past. 

The scope of safety planning has now been expanded, requiring design units, developers, and property management teams to consider rescue scenarios such as structural collapse, asphyxiation, and lift entrapment, in addition to focusing solely on fire and explosion risks. 

• At the design stage, rescue solutions must be fully integrated into the building’s mechanical, electrical, and structural systems.  

• During the operational phase, emergency response procedures and on-site team training must be enhanced to ensure rapid and effective responses to all potential risk scenarios. 

Read more: From design to operations: Fire safety in building construction 

Notable new provisions include: 

• Rescue scenarios are clearly classified, including structural collapse, toxic gas asphyxiation, lift entrapment, drowning, and electrical accidents. 

• Specifying the responsibilities of each stakeholder in the event of a rescue situation (including organisations and individuals in or out of the building). 

• Setting clear protocols for authorising the mobilisation of rescue teams and equipment. 

Legal source: Law on Fire Prevention, Fighting & Rescue 2024 – Articles 2, 3, 4, 5, and 6. 

2. Comprehensive review of the legal responsibilities of all relevant parties. 

The new legal framework clearly defines the responsibilities of each stakeholder group - from investors and developers to homeowners, tenants, and government authorities. Clarifying the roles of each party is intended to enhance proactivity, rather than concentrating all responsibility on the fire prevention and fighting force or the property management unit, as has been the case in the past. 

In practice, the effectiveness of fire prevention, fighting, and rescue largely depends on the coordinated efforts of all stakeholders. Accordingly, each party should proactively review and update its legal responsibilities throughout the building’s lifecycle - from design and construction to operation and use. Understanding these responsibilities not only ensures compliance with regulations but also provides a foundation for establishing robust internal monitoring systems and structured periodic reporting. 

Notes on the responsibilities of all parties: 

Developers must organise fire safety training, maintain complete legal documentation, equip buildings with systems that meet technical standards, and periodically update data for the competent authorities. During the operational phase, developers should work closely with the property management unit to ensure that fire safety systems remain effective and compliant with regulations. 

• Government authorities are responsible for overseeing the entire process: from design appraisal and construction inspection to post-inspection during the operational phase. Throughout this process, the property management unit serves as the primary point of contact for providing information and documentation, as well as coordinating inspections as needed. 

• Individuals (homeowners and tenants) are also responsible for inspecting the equipment within their occupied areas, rather than leaving the responsibility solely to the management board or the developer. In practice, the property management unit serves as a bridge to regularly remind and guide residents, while organising fire safety awareness activities to maintain community awareness. 

Legal source:  

• Law on Fire Prevention and Fighting & Rescue 2024 – Articles 7 and 8 

• Decree 105/2025/ND-CP – Articles 3, 4, 26, 40, 41, and 42 

3. Changes in the design appraisal and fire safety acceptance process 

One notable change is the increased precision of delineation among competent agencies in the design appraisal and building acceptance process. This adjustment reduces overlap and shortens the time for document processing, while also imposing stricter requirements for accuracy and procedural compliance. 

For project developers, submitting documents at the correct technical design stage is mandatory. Late submission or submission at the wrong stage may result in construction suspension or the return of documents.  

For the property management unit, involvement from the design review stage not only helps assess the feasibility of the fire safety system in actual operation but also ensures that the acceptance documentation is fully prepared and meets technical standards, avoiding omissions that could delay handover or affect the commercial schedule. Furthermore, early participation allows the management unit to provide feedback to adjust any unsuitable technical details, thereby reducing issues during construction and optimising investment costs from the outset. 

Defined Authority and Additional Required Documents in the Acceptance stage 

The new allocation of responsibilities among the authorities is: 

• Construction is delegated to inspect safety distances, escape routes, and spatial layout. 

• The Police inspect the technical design of the fire safety system and no longer appraises the basic design. 

• The Viet Nam Register is responsible for inspecting motor vehicles with specific fire safety requirements. 

Circular 36/2025/TT-BCA also adds a list of mandatory acceptance documents: 

• Drawings showing the complete connection diagram of the fire safety system. 

• System commissioning records, with confirmation from all relevant parties. 

• Construction logbook and acceptance records of each item. 

Legal source: 

• Law on Fire Prevention and Fighting & Rescue – Articles 16 and 17 

• Decree 105/2025/NĐ-CP – Articles 6–12, Appendix III 

• Circular 36/2025/TT-BCA – Article 9 

4. Standardising safety requirements for each building type 

The new law no longer applies a single set of regulations to all types of real estate but instead clearly categorises safety requirements for each specific type of building. This approach makes the design, appraisal, and operational processes more transparent, easier to review, and better suited to actual usage characteristics. 

For project developers, correctly identifying the type of building from the investment licensing stage is crucial, as each building category has its own set of criteria for escape route layout, safety distances, material selection, electrical systems, and fire safety equipment. 

During the operational phase, applying the correct set of standards provides the basis for the property management unit to develop inspection and maintenance plans tailored to each building type, ensuring compliance during periodic inspections by the authorities and avoiding errors in assessing safety levels and legal responsibilities. 

Building classification under the new law: 

• Detached houses (Article 20). 

• Mixed-use residential and commercial buildings (Article 21). 

• Production facilities and public buildings (Articles 22 and 23). 

• Electrical systems used for residential and industrial purposes (Article 24). 

Legal source: Law on Fire Prevention and Fighting & Rescue – Articles 20, 21, 22, 23, and 24. 

5. Reviewing periodic fire safety inspection responsibilities at each level 

The new law requires all stakeholders, from government authorities, developers, management and residents, to carry out periodic inspections of fire safety systems. Inspection responsibilities are no longer solely the task of trained firefighters but are assigned according to the nature of the building and the community. 

This change requires all parties to establish a structured internal inspection system from weekly operational checklists to biannual reports. For the management, failure to maintain a proactive inspection regime can easily result in violations being detected during ad-hoc inspections, leading to penalties or suspension of operations. 

The inspection responsibilities are assigned as follows: 

• Developers/owners: conduct regular self-inspections of the installed fire safety systems. 

• Police and construction authorities: carry out periodic inspections every 1–2 years depending on the building classification; may conduct ad-hoc inspections if signs of violations are detected. 

• Homeowners and tenants: responsible for self-inspecting the areas they occupy. 

• Commune-level People’s Committees: inspecting small establishments that are not classified as fire- or explosion-prone.  

Important note: inspection reports must be prepared using Form PC02 and submitted to the supervising police authority before 15 June and 15 December each year. 

Legal source: Decree 105/2025/NĐ-CP – Chapter V & Appendix II 

Why the property management unit should be involved from the outset? 

The new law requires continuous coordination across design, construction, acceptance, operation, and data management. Within this chain, the property management unit serves as the key link, ensuring the entire fire safety and rescue system remains stable and operational after handover. 

Specifically: 

• Early detection of design shortcomings, enabling timely adjustments before construction begins. 

• Optimisation of investment costs by minimising post-construction modifications, specific to technical systems and fire safety. 

• Support in preparing complete acceptance documentation in the correct format, and on time in accordance with legal requirements. 

• Maintenance of records and data systems, organisation of on-site team training, and execution of periodic inspections in line with established procedures. 

• Rapid response to emergency situations by virtue of a thorough understanding of the building’s operational status and technical systems. 

Read more: Technical operation of residential projects and cost optimisation strategies. 

Conclusion 

As legal regulations become increasingly clear, the early involvement of the property management unit not only enhances compliance but also contributes to improved quality, efficiency, and safety throughout the entire project lifecycle. 

Learn more about Savills Viet Nam’s Property Management and Advisory Services.