Vietnam Factory Fire Safety and Environmental Permitting Checklist 2026: New Fire Safety Law (55/2024), Environmental Impact Assessment, and Investment Law Article 28 Undertaking Procedures

Vietnam factory approvals in 2026 should be checked as one sequence covering fire safety, the environment, construction and investment procedures, rather than as separate processes. Locating a factory in an industrial park does not automatically exempt it from a construction permit. The undertaking under Article 28 of Law 143/2025 does not remove procedures; it defers certain steps. The new fire safety law took effect on July 1, 2025.

For example, suppose a Korean-headquartered company plans to build a production facility in a Vietnamese industrial park. If it signs the land-use contract and starts construction first, delays to its environmental permit or fire safety approval could tie up its deposit. Investors should therefore obtain a written list of required permits and their sequence before signing.

Information for foreign investors.

Does every factory in Vietnam need an environmental impact assessment?

Not every factory is subject to the same EIA requirements. The 2020 Law on Environmental Protection classifies projects into Groups I to IV. Under Article 30, an environmental impact assessment is required for Group I projects and certain Group II projects.

An environmental permit is a separate procedure. Group I to Group III projects that generate wastewater, dust, exhaust emissions or hazardous waste may require a permit under Article 39 of the Law on Environmental Protection. The detailed classification should be reviewed against Decree 08/2022 and its amendments under Decree 05/2025.

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What is the approval sequence for fire safety in Vietnam?

Under Law 55/2024/QH15 and Decree 105/2025, fire safety design appraisal and completion-stage inspection should be managed as separate steps. Investors should check the original text of Appendix III to determine whether their factory type is included; this cannot be stated categorically here.

Materials from 2026 on Decree 105/2025 set out fire safety design appraisal, completion inspection and approval procedures. These procedures assume that the design documents are ready for submission.

A 2026 article on dhtaxlaw.com.vn explains the basis for periodic reporting and the PC04 form by reference to Article 14(2) and Appendix VIII of Decree 105/2025. Initial design appraisal and periodic reporting during operations are separate obligations.

What should existing factories check after Vietnam's fire safety law was amended?

Under Vietnam's fire safety framework, which took effect on July 1, 2025, existing factories should also verify their current management and reporting obligations. Having previously obtained documents does not necessarily exempt a factory from operational inspections or periodic reporting.

Investors should obtain the existing approval, completion inspection certificate, fire safety equipment maintenance records and proof of periodic report submissions as a complete set. If records are missing, responsibility for the cost of rectification and operational delays after acquisition may fall to the investor.

• Title and issuing authority of existing fire safety design appraisal or approval documents
• Records of recent fire safety equipment inspections and maintenance
• Whether periodic PC04 reports have been submitted and proof of receipt
• Whether extensions or changes of use require additional appraisal

How do factory construction and the undertaking under Article 28 of the Investment Law relate?

From March 1, 2026, Investment Law 143/2025/QH15 replaced Investment Law 61/2020/QH14. From July 1, 2026, the list of conditional business lines should be checked against Article 7 and Appendix IV. The implementing decree is Decree 96/2026/ND-CP.

Investors in industrial parks should check the relevant procedures in the following order.

Obtaining the ERC before proceeding with the IRC is based on Clause 2, Article 19 of Law 143/2025 and Clause 4, Article 72 of Decree 96/2026. Where the project spans multiple provinces or there is no management board, investors should also check Article 36 of Decree 96/2026 for the competent investment registration authority.

What are the frequently asked questions?

Can a foreign investor start construction as soon as it signs a factory site contract?

No. A land contract or approval to locate in an industrial park does not replace environmental permits, construction permits or fire safety procedures. Confirm separately with the authorities and in the contract which documents are required before construction begins.

Are there environmental procedures for factories that are not subject to an EIA?

There may be. An EIA and an environmental permit are separate procedures. Depending on the nature of the project, including whether it generates wastewater or exhaust emissions, an environmental permit may still be required.

What should investors first request in writing?

First, the project's Group classification and whether it is subject to an EIA. Second, who is responsible for obtaining the environmental permit before construction and giving 30 days' advance notice. Third, whether the project is subject to fire safety design appraisal and whether existing documents remain valid.

Written confirmation before paying a deposit

• The factory's Group classification under the Law on Environmental Protection and whether an EIA is required
• Whether construction is prohibited before the environmental permit is issued and who is responsible for giving 30 days' advance notice
• Whether fire safety design appraisal and completion inspection are required, and which documents are currently available

Our team can provide foreign investors with an official permit list tailored to the project, industrial park undertaking clauses, and a fire safety and environmental document checklist via Zalo or WhatsApp chat. Please request written confirmation of the required document names before signing.