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When receiving your new condo in Vietnam, a thorough handover inspection protects your investment and ensures you receive exactly what you paid for.
The Vietnamese real estate market has seen significant growth, with new condominium projects in Ho Chi Minh City and Hanoi requiring careful inspection to verify construction quality and adherence to sales contracts. Missing this critical step can result in costly repairs and disputes with developers later on.
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A proper handover inspection in Vietnam involves checking floor area accuracy, structural integrity, and all systems functionality before accepting your new condo.
Essential items include verifying measurements match the contract, testing plumbing and electrical systems, and ensuring all promised appliances are installed and working correctly.
| Inspection Category | Key Items to Check | Red Flags to Watch For |
|---|---|---|
| Floor Area & Structure | Actual measurements vs contract, wall cracks, paint quality | Measurement discrepancies, visible cracks, mold spots |
| Flooring & Finishes | Tile alignment, grouting, door/window operation | Hollow sounds, uneven surfaces, sticking doors |
| Safety Features | Balcony railings, fire safety systems, electrical panels | Loose railings, missing extinguishers, exposed wires |
| Mechanical Systems | AC operation, water pressure, hot water consistency | Poor cooling, low pressure, temperature fluctuations |
| Appliances & Documentation | All promised appliances, warranty papers, keys | Missing items, damaged appliances, incomplete documentation |
Does the actual floor area match what's written in your sales contract?
The floor area delivered must precisely match the square meter measurement specified in your signed sales contract.
Vietnamese developers typically use internal measurements that exclude common areas, balconies, and walls. As of September 2025, most new condominium projects in Ho Chi Minh City and Hanoi follow the Vietnamese National Technical Regulation on Construction (QCVN) measurement standards.
You should bring a measuring tape or request the developer provide official measurement documentation during handover. Any discrepancy larger than 2-3% warrants immediate discussion, as Vietnamese law requires developers to deliver the agreed floor area within reasonable tolerances.
Document any measurement differences in writing and request written confirmation from the developer about how they will address discrepancies. Some contracts include penalty clauses for undersized deliveries, which you can invoke if necessary.
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Are the walls, ceilings, and paintwork free from defects?
All wall surfaces, ceilings, and paintwork should be completely free from cracks, water stains, mold spots, and peeling paint.
Vietnamese building codes require smooth, even finishes without visible defects. Pay special attention to bathroom areas and corners where humidity and water leakage commonly cause problems in Vietnam's tropical climate.
Inspect surfaces under both natural daylight and artificial lighting to catch subtle imperfections. Hairline cracks in corners may indicate settling issues, while brown or yellow stains suggest water infiltration problems that need immediate attention.
Take photographs of any defects you find and mark their locations on a floor plan. Vietnamese developers are typically required to fix cosmetic issues within 30 days of handover notification.
Do the floor tiles lay flat and sound solid when tapped?
Floor tiles throughout your condo should be perfectly level, properly grouted, and sound solid when gently tapped.
Walk across all floor areas and listen for hollow sounds, which indicate poor installation or air gaps beneath tiles. Uneven surfaces or loose tiles represent substandard workmanship that Vietnamese building standards don't accept.
Check grout lines for consistency, proper sealing, and absence of cracks or gaps. Missing grout allows water penetration that can damage subflooring and create expensive repair issues later.
Test tiles near wet areas like bathrooms and kitchens especially carefully, as these areas receive the most stress and moisture exposure in Vietnam's humid environment.
Do all doors and windows operate smoothly and seal properly?
Every door and window must open and close smoothly, lock securely, and show no signs of damage or water leakage.
| Component | What to Test | Signs of Problems |
|---|---|---|
| Entry Door | Opening/closing, lock mechanism, frame alignment | Sticking, loose handles, gaps in frame |
| Balcony Door | Sliding action, weather sealing, glass condition | Difficult sliding, water stains, cracked glass |
| Windows | Opening mechanism, screen installation, seal quality | Won't stay open, missing screens, air leaks |
| Bedroom Doors | Swing clearance, handle operation, alignment | Scraping floor, loose hinges, uneven gaps |
| Bathroom Door | Privacy lock, moisture resistance, ventilation gaps | Lock malfunction, warping, inadequate clearance |
Is the balcony railing secure and up to code?
The balcony railing must feel completely sturdy, meet Vietnamese legal height requirements, and show no signs of rust or loose connections.
Vietnamese building codes require balcony railings to be at least 1.1 meters high for condominiums above the ground floor. Test the railing stability by applying gentle pressure - it should not move or flex excessively.
Examine all connection points, welds, and mounting brackets for proper installation and absence of rust or corrosion. Vietnam's coastal humidity accelerates metal deterioration, making this inspection particularly important.
Check that railing spacing prevents small objects or children from falling through, as Vietnamese safety standards specify maximum gap dimensions for residential balconies.
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Are all electrical systems working and properly labeled?
Every electrical outlet, light switch, and circuit breaker should function correctly, be properly labeled, and show no exposed wiring.
Vietnamese electrical codes require circuit breakers to be clearly marked indicating which areas they control. Test all outlets using a phone charger or outlet tester to verify proper grounding and electrical flow.
Look for any exposed wires, burn marks around outlets, or unusual odors that might indicate electrical problems. Vietnam uses 220V electricity, and improper installation can create serious safety hazards.
Verify that main electrical panels are accessible, properly secured, and include surge protection devices as required by Vietnamese building standards for new construction.
Document any electrical issues immediately, as these represent safety hazards that developers must fix before handover completion.
Does the air conditioning system cool effectively and run quietly?
The air conditioning system should operate quietly, provide consistent cooling throughout the unit, and show no signs of water leakage indoors.
Run the AC system for at least 15-20 minutes during your inspection to verify proper cooling performance. Vietnam's hot, humid climate makes reliable air conditioning essential for comfort and property value.
Check for water dripping inside the unit, which indicates drainage problems or improper installation. Inspect outdoor condenser units for proper mounting and clearance from walls or other obstructions.
Listen for unusual noises like grinding, rattling, or excessive humming that suggest mechanical problems requiring repair before acceptance.
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Is water pressure adequate throughout the condo?
Water pressure should be strong and consistent in the kitchen, all bathrooms, and laundry areas, with drains emptying quickly without pooling.
Turn on all water taps simultaneously to test the building's water pressure capacity under load. Vietnamese building codes specify minimum pressure requirements for residential buildings, typically 2-3 bar pressure at fixtures.
Test all drains by running water for several minutes and observing drainage speed. Slow drainage or standing water indicates blockages or inadequate plumbing installation that needs correction.
Check under sinks and around plumbing connections for any signs of leakage, water damage, or improper pipe installation that could cause future problems.
Does the hot water system work consistently at all fixtures?
Hot water should be available consistently at all taps and showers, maintaining steady temperature without sudden drops or fluctuations.
Turn on hot water at multiple locations and time how long it takes to reach proper temperature. Most Vietnamese residential hot water systems should deliver hot water within 30-60 seconds of opening the tap.
Test shower temperature stability by running hot water while simultaneously using other fixtures to verify the system handles multiple demands properly.
Check the hot water heater location for proper installation, electrical connections, and absence of leaks or corrosion signs that might indicate future problems.
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Are fire safety systems properly installed and functional?
Fire safety equipment including smoke detectors, sprinkler systems, and corridor fire extinguishers must be present, functional, and meet Vietnamese fire codes.
Vietnamese building regulations require smoke detectors in bedrooms and living areas, with sprinkler systems in common corridors and lobbies of buildings over six stories. Test smoke detectors using the test button to verify battery and alarm function.
Look for fire extinguishers mounted in hallways near your unit, checking expiration dates and proper mounting hardware. Fire safety equipment should be easily accessible and clearly marked in both Vietnamese and English.
Verify that fire escape routes are clearly marked and unobstructed, as this affects both safety and property resale value in Vietnam's competitive condo market.
Are all promised appliances installed and working correctly?
Every appliance specified in your sales contract should be properly installed, fully functional, and free from visible damage.
Request demonstrations of all appliances during the handover inspection, including stovetops, ovens, range hoods, built-in refrigerators, and any other items promised by the developer.
Check appliance serial numbers against warranty documentation to verify they are new units, not floor models or refurbished equipment. Vietnamese consumer protection laws require developers to provide full manufacturer warranties for included appliances.
Test all functions and settings on each appliance, documenting any defects or missing components that need replacement before final acceptance of your condo unit.
Has the developer provided all required keys and documentation?
The developer must hand over all keys, access cards, remote controls, warranty documents, and a completed inspection checklist confirming each item's condition.
Your handover package should include entry door keys, mailbox keys, parking space remotes (if applicable), building access cards, and any other security devices needed for full property access.
Verify you receive warranty documentation for all appliances, HVAC systems, and building components, including Vietnamese-language versions required for local service claims.
The developer should provide a signed inspection checklist detailing the condition of every item checked during your walkthrough, creating a legal record for any future warranty claims or disputes.
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Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
A thorough handover inspection protects your investment and ensures you receive the quality condo you contracted to purchase in Vietnam's growing real estate market.
Taking time to verify each system and component during handover prevents costly repair disputes and ensures your new Vietnamese condo meets all legal and quality standards from day one.
Sources
- Vietnam Briefing - Real Estate Law Guide
- PwC Vietnam - Construction Standards Alert
- Ministry of Construction Vietnam - Technical Regulations
- Deloitte Vietnam - Real Estate Services
- EY Vietnam - Real Estate Construction Standards
- Savills Vietnam - Market Research
- JLL Vietnam - Property Market Insights
- Colliers Vietnam - Real Estate Research