Rent for a premium apartment in District 1, District 2 or Binh Thanh often runs to tens of millions of dong a month, and the deposit is usually one to two months' rent. Mistakes at this stage are hard to undo. Here are seven things to check before you transfer any money.
1. Does the landlord have the right to lease?
Ask for the ownership certificate or a valid sale contract, and check that the name matches the person signing with you. If someone signs on the owner's behalf, ask for a valid power of attorney. For an apartment without a certificate yet, confirm its legal status with the developer first.
2. Actual condition versus the listing photos
Visit in person, preferably in daylight, and test the taps, air conditioning, doors and windows. Listing photos are shot wide and brightened. What they do not show is elevator noise, afternoon sun and water pressure on upper floors.
3. The furniture and equipment list
Ask for an inventory that notes the condition of each item and attach it to the contract. Photograph or film the apartment on handover day. Most disputes over scratches and damage at move-out come from having no baseline evidence.
4. Charges on top of rent
Clarify who pays management fees, parking, electricity and water (state tariff or the landlord's rate), internet and cable. Management fees in premium buildings can be a significant monthly amount, so state in the contract which party bears them.
5. Deposit, rent increase and termination clauses
Read three points closely: how many days after move-out the deposit is returned, whether rent stays fixed for the whole term, and how much notice either side must give to end the lease early and what is forfeited. Rewrite vague clauses into specific sentences before signing.
6. Building rules
Each building has its own rules on pets, guests, renovation hours, access cards and temporary residence registration. Some buildings ban pets; some require a separate deposit for the freight elevator. Ask the management office before you decide.
7. How you pay the deposit and keep records
Pay by bank transfer to an account in the landlord's name, with a receipt or deposit agreement stating the amount, the apartment, the holding period and the conditions for refund. Avoid handing over cash without paperwork.
When to use an agent
If you are renting from abroad or are new to the market, an experienced agent can review documents and compare units in the same building. Choose someone willing to view the apartment with you and explain the terms in plain language.
