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MINISTRY OF
CONSTRUCTION OF VIETNAM
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SOCIALIST REPUBLIC OF VIETNAM
Independence – Freedom – Happiness
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No. 31/2026/TT-BXD
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Hanoi, June 15, 2026
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CIRCULAR
ON AMENDMENT 01:2026 QCVN 04:2021/BXD OF NATIONAL TECHNICAL
REGULATION ON APARTMENT BUILDING
Pursuant to the Law on
Technical Standards and Technical Regulations No. 68/2006/QH11 amended by the
Law No. 70/2025/QH15;
Pursuant to Decree No.
22/2026/ND-CP dated January 16, 2026 of the Government elaborating the Law on
Standards and Technical Regulations;
Pursuant to Decree No.
33/2025/ND-CP on functions, tasks, powers, and organization structures of the
Ministry of Construction;
At request of Director
of Agency for Management of Housing and Real Estate Market and Director of
Institute for Building Science and Technology;
The Minister of
Construction promulgates Circular on Amendment 01:2026 QCVN 04:2021/BXD on
National Technical Regulation on Apartment Buildings.
Article 1. The Amendment 01:2026 QCVN 04:2021/BXD on National Technical
Regulation on Apartment Building is attached hereto.
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Article 2. Entry into force
1. This Circular comes
into force from December 15, 2026.
2. In respect of parking
spots for electric vehicles, charging areas for electric vehicles, and battery
swap sites in existing apartment buildings, apartment building owners or
authorized organizations and individuals must finish review stipulated under
Point 3.3 hereof within 6 months form the effective date hereof. Where
regulations hereunder are not met, apartment building owners or authorized
organizations and individuals must repair and renovate construction works in a
manner compliant with construction laws and this document./.
PP. MINISTER
DEPUTY MINISTER
Nguyen Van Sinh
AMENDMENT 01:2026 QCVN
04:2021/BXD
NATIONAL TECHNICAL REGULATION ON APARTMENT BUILDINGS
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Foreword
Amendment 01:2026 QCVN
04:2021/BXD only provides for some amendments to the QCVN 04:2021/BXD. Details
that are not specified hereunder shall conform to QCVN 04:2021/BXD attached to
Circular No. 03/2021/TT-BXD dated May 19, 2021 of the Minister of Construction.
Amendment 01:2026 QCVN
04:2021/BXD is compiled by the Institute of Building Science and Technology,
presented by Agency for Management of Housing and Real Estate Market, inspected
by Department of Environment Technology and Construction Material Science, and
promulgated by the Ministry of Construction under Circular No. 31/2026/TT-BXD
dated June 15, 2026 of the Minister of Construction.
1. GENERAL
PROVISIONS
Addition of 1.1.3 after
1.1.2:
“1.1.3 Regulations related
to parking spots, parking spots for electric vehicles, and battery swap sites
apply to new apartment buildings and existing apartment buildings.”
Addition to the end of
1.3:
“QCVN 10:2025/BCA, National
Technical Regulation on equipment and allocation of fire prevention,
firefighting, and rescue facilities for buildings and construction works.”
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“1.4.31
Existing apartment
building
Means an apartment
building that has undergone acceptance testing and brought into operation in a
manner compliant with construction laws before effective date hereof.
1.4.32
Electric vehicle
charging area
Means an area specially
designed to charge electric vehicles and consisting of one or multiple charging
areas arranged in a concentrated manner and outfitted with power supply system,
charging equipment, and other safety measures necessary for electric vehicle
charging process.
1.4.33
Charging area
Means an area where an
electric vehicle can charge.
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Battery swap site
Means an area where
battery cabinets are installed and where batteries of electric motorcycles,
electric mopeds, and electric bicycles can be swapped.”
2. TECHNICAL
PROVISIONS
Amendment to 2.2.17:
“2.2.17 Parking spot”
Addition of 2.10 and
2.11 after 2.9:
“2.10 Requirements
pertaining to electric vehicle parking spots
2.10.1 Electric vehicle
parking spot
2.10.1.1 Technical requirements
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a) Arrangement of electric
vehicle parking spots:
+ Electric vehicle parking
spots must be located in approved area of the project.
+ Order of priority for
location of electric vehicle parking spots shall be outdoor places, aboveground
places, semi-basements, first basements, then subsequent basements. Where
electric vehicle parking spots cannot be situated in outdoor places or
aboveground places, arrangement of electric vehicle parking spots in
semi-basements and basements shall be taken into consideration. Where electric
vehicle parking spots are situated in semi-basements or basements, appropriate
and effective solutions must be implemented so as to remove vehicles involved
in the fire from apartment buildings or isolate vehicles involved in the fire.
+ Electric vehicle parking
spots shall be situated in areas where the use thereof and evacuation
capability is convenient. If electric vehicle parking spots are situated in
basements, ventilation and access of fire brigade must be facilitated.
+ Load-bearing capability
of parking spots must be appropriate to the type of parked vehicles.
b) Zoning:
+ Parking spots for motor
vehicles must be physically separate from those for electric motorcycles,
electric mopeds, and electric bicycles.
+ Separation between
parking spots for electric vehicles and motorized vehicles powered by gasoline
or diesel. Where parking spots for electric vehicles are not physically
separated from those for motorized vehicles powered by gasoline or diesel,
parking spots for motorized vehicles powered by gasoline or diesel must also
satisfy technical requirements applicable to electric vehicle parking spots.
+ Minimum separation
distance between parking spots shall be 2 m. Where such separation distance
cannot be met, solid walls or partitions made of non-combustible materials with
2 m in minimum height shall be required.
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d) Traffic and access in
parking spots for electric vehicles shall be convenient and not obstructing
other vehicles and pedestrians.
e) Requirements pertaining
to fire prevention and firefighting for electric vehicle parking spots in
apartment buildings shall conform to QCVN 06:2022/BXD, Amendment 1:2023 QCVN
06:2022/BXD, QCVN 10:2025/BCA, and regulations below:
+ Automatic fire alarm
system and surveillance camera system connected directly to guard post
stationed round-the-clock by personnel must be in place.
+ Fire response solutions
appropriate to the characteristics of electric vehicles are implemented.
+ In addition, in respect
of parking spots in apartment buildings, ventilation system for smoke
extraction shall be so designed to maintain minimum smoke layer interface
height compliant with Appendix D of QCVN 06:2022/BXD and Amendment 1:2023 QCVN
06:2022/BXD. Carbon monoxide (CO) and hydrofluoric acid (HF) detectors must be
compliant with regulations of the law, certified for quality assurance, and
installed.
f) Electrical system
installed in parking spots for electric vehicles must be sufficient to
accommodate the load.
g) Lighting system in
parking spots for electric vehicles must be bright enough and evenly
distributed to prevent glare. Uniform emergency lighting system and evacuation
guidance signage are fully equipped.
h) Signs indicating type
of vehicle permitted for parking, markings, signs, and other visual safety warning
must be installed.
2.10.1.2 Electric
vehicle parking spots of new apartment buildings
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b) Technical requirements
must be compliant with 2.10.1.1.
2.10.1.3 Electric
vehicle parking spots of existing apartment buildings
a) Arrangement of electric
vehicle parking spots must taken into account actual spatial arrangement and
technical infrastructures.
b) Arrangement of electric
vehicle parking spots must be compliant with 2.10.1.1.
2.10.2 Electric vehicle
charging areas
2.10.2.1 Technical
requirements
Electric vehicle charging
areas in apartment buildings must satisfy requirements below:
a) Arrangement of electric
vehicle charging areas:
+ Electric vehicle
charging areas must be located in approved area of the project.
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+ Where charging areas are
located in apartment buildings, evacuation capability, fire spread prevention,
smoke ventilation and extraction, and access of fire brigade must be
guaranteed.
b) Zoning and separation
distance:
+ Electric vehicle
charging areas must be physically separate from other areas.
+ Zoning for charging of
electric motor vehicles and zoning for charging of electric motorcycles,
electric mopeds, and electric bicycles must be separate.
+ Electric vehicle
charging areas shall be divided into one or multiple bays (not applicable to
charging areas located outdoors and aboveground). Number of chargers in each
bay:
● In respect of charging
areas in semi-basements and basements: at most 25 charging spots for electric
motor vehicles or at most 50 charging spots for electric motorcycles, electric
mopeds, and electric bicycles;
● In respect of charging
areas on aboveground storeys: at most 30 charging spots for electric motor
vehicles or at most 80 charging spots of electric motorcycles, electric mopeds,
and electric bicycles.
+ A minimum separation
distance of 2 m must be maintained between electric vehicle charging bays.
Where such separation distance cannot be met, solid walls or partitions made of
non-combustible materials with 2 m in minimum height shall be required.
c) Dimensions of charging
spots must also include dimensions of charge points in use.
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e) Requirements pertaining
to fire prevention and firefighting for electric vehicle parking spots in
apartment buildings shall conform to QCVN 06:2022/BXD, Amendment 1:2023 QCVN
06:2022/BXD, QCVN 10:2025/BCA, and regulations below:
+ Charging areas shall be
so designed that they are separate fire compartments.
+ Charging areas
(notwithstanding area) must contain:
● Automatic fire alarm
system and surveillance camera system connected directly to guard post
stationed round-the-clock by personnel;
● Automatic fire
suppression system.
+ Ventilation system for
smoke extraction shall be so designed to maintain minimum smoke layer interface
height compliant with Appendix D of QCVN 06:2022/BXD and Amendment 1:2023 QCVN
06:2022/BXD.
+ Carbon monoxide (CO) and
hydrofluoric acid (HF) detectors must be compliant with regulations of the law,
certified for quality assurance, and installed.
+ Fire response solutions
appropriate to characteristics of electric vehicles must be implemented.
f) In respect of electric
motor vehicle charging areas (not applicable to charging areas that are outdoor
and aboveground), additional regulations below must be adhered to:
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+ Fire compartments must
be physically separated by:
● Type 1 fire-rated walls;
● Empty spaces (or
roadway) on which combustible materials are not present and of which minimum
width is 6 m;
● Empty spaces (or
roadway) on which combustible materials are not present, of which width is
lower than 6 m, and which is outfitted with drencher system which covers the
empty spaces (or roadway) width-wise. Drenchers shall be installed in form of 2
lines that are 0,5 m apart from one another with minimum spraying intensity of
1 l/s per meter in length of the line installation (this calculation shall be
made for both lines). Drenchers must be able to sustain operation for at least
1 hour. In addition, smoke spread between fire compartments must be prevented.
+ Minimum separation
distance from charge points to consolidation locations of combustible materials
and substances without partitions shall be 10 m. Where such separation distance
cannot be met, solid walls or partitions made of non-combustible materials with
2 m in minimum height shall be required.
g) In respect of charging
areas for electric motorcycles, electric mopeds, and electric bicycles (not
applicable to outdoors aboveground spaces), additional regulations below must
be adhered to:
+ Maximum permissible area
of a storey within a fire compartment must not be greater than 500 m2
in respect of aboveground storeys or 300 m2 in respect of
semi-basements or basements. In some very specific cases, maximum permissible
area of a storey within a fire compartment can be increased if technical
reasoning appropriate with QCVN 06:2022/BXD and Amendment 1:2023 QCVN
06:2022/BXD is provided.
+ Fire compartments must
be physically separated by:
● Type 1 fire-rated walls;
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● Empty spaces (or
roadway) on which combustible materials are not present, of which width is
lower than 6 m, and which is outfitted with drencher system which covers the
empty spaces (or roadway) width-wise. Drenchers shall be installed in form of 2
lines that are 0,5 m apart from one another with minimum spraying intensity of
1 l/s per meter in length of the line installation (this calculation shall be
made for both lines). Drenchers must be able to sustain operation for at least
1 hour. In addition, smoke spread between fire compartments must be prevented.
h) In respect of areas
that accommodate both charging bays for electric motor vehicles and charging
bays for electric motorcycles, electric mopeds, and electric bicycles (not
applicable to outdoor and aboveground places), the following regulations must
be adhered to:
+ Maximum permissible area
of a storey within a fire compartment must not be greater than 1500 m2
in respect of aboveground storeys or 1200 m2 in respect of
semi-basements or basements. In some very specific cases, maximum permissible
area of a storey within a fire compartment can be increased if technical reasoning
appropriate with QCVN 06:2022/BXD and Amendment 1:2023 QCVN 06:2022/BXD is
provided.
+ Fire compartments must
be physically separated by:
● Type 1 fire-rated walls;
● Empty spaces (or
roadway) on which combustible materials are not present and of which minimum
width is 6 m;
● Empty spaces (or
roadway) on which combustible materials are not present, of which width is
lower than 6 m, and which is outfitted with drencher system which covers the
empty spaces (or roadway) width-wise. Drenchers shall be installed in form of 2
lines that are 0,5 m apart from one another with minimum spraying intensity of
1 l/s per meter in length of the line installation (this calculation shall be
made for both lines). Drenchers must be able to sustain operation for at least
1 hour. In addition, smoke spread between fire compartments must be prevented.
+ Total number of charge
points for electric motorcycles, electric mopeds, and electric bicycles in a
fire compartment must not be greater than 100 in case of semi-basements or
basements and 160 in case of aboveground storeys.
i) Fire prevention and
firefighting for electric vehicle charging areas outside of apartment
buildings.
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+ Appropriate firefighting
facilities must be installed at electric vehicle charging areas as per the law.
j) Electrical and lighting
system
+ Power supply system
serving electric vehicle charging areas must be separate from other load of the
building, having sufficient operating capacity, capable of allowing expansion
to number of charge points, and preventing possible incidents from affecting
normal operation of the buildings.
+ Power supply system for
electric vehicle charging areas must disconnect the power source automatically
via signals from fire alarm systems, automatic fire suppression system and
manually via emergency shut-off devices.
+ Emergency shut-off
devices must disconnect power sources from the charging system in case of
accidents and be located where the devices can be easily recognized, accessed,
and operated.
+ Regulations on
protective grounding and working grounding must be adhered to.
+ Lighting system in
parking spots for electric vehicles must be bright enough and evenly
distributed to prevent glare. Uniform emergency lighting system and evacuation
guidance signage are fully equipped.
k) Charge points
+ Must conform to
regulations of the law and certified for quality assurance prior to
installation.
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+ The system must support
automatic disconnection from power source in case of irregular charging
phenomenon and emergency disconnection.
+ Equipment in charging
areas must be protected against collision.
+ Water drainage system
shall be installed within vicinity of charging areas. Energized equipment in
charging areas shall be protected from the risk of inundation.
2.10.2.2 Electric
vehicle charging areas of new apartment buildings
a) Arrangement of electric
vehicle charging areas shall conform to roadmap for green vehicle transition of
local administrative divisions.
b) Area of charging areas
shall count towards total area of parking spots in an apartment building.
c) Technical requirements
must be compliant with 2.10.2.1.
2.10.2.3 Electric
vehicle charging areas of existing apartment buildings
a) Arrangement of electric
vehicle charging areas must taken into account actual spatial arrangement and
technical infrastructures.
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c) Arrangement of electric
vehicle charging areas shall conform to 2.10.2.1 and:
+ Accommodate at least 2
emergency exits on each storey in a fire compartment, at least one of which is
a separate emergency exit and permit at least 1 emergency exit leading into corridors
physically separated by fire protection assemblies of which fire-resistance
rating is not lower than REI 90 and maintained at positive pressure in case of
fire to allow traversal to adjacent fire compartments. Width of corridor shall
be calculated by the number of people evacuating through it (if any) to a
minimum of 1 m.
+ Take into account
existing smoke protection system as long as the system operates independently
in each fire compartment.
+ Take into account
capability of existing fire prevention and firefighting system.
+ Take into account load
capacity and ability of existing system to fulfill load.
2.11 Battery swap sites
2.11.1 Arrangement of
battery swap sites
Battery swap sites of
apartment buildings must comply with requirements below:
a) Battery swap sites must
be located in approved area of the project.
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c) Where battery swap
sites are located in apartment buildings, evacuation capability, fire spread
prevention, smoke ventilation and extraction, and access of fire brigade must
be guaranteed.
2.11.2 Fire prevention
and firefighting for battery swap sites
2.11.2.1 Battery swap
sites in outdoor places
a) A minimum horizontal
separation distance of 3 m must be maintained between battery swap sites and
from battery swap sites to crowded areas; means of egress, windows, doors,
external wall openings of adjacent construction works; consolidation areas of
combustible materials and substances without physical partitions. This
separation distance can be reduced to a minimum of 1 m if solid walls or
partitions made of non-combustible materials with a minimum height of 2 m are
installed.
b) Surveillance camera
covering battery swap sites must transfer live feed to guard post stationed
round-the-clock by personnel of apartment buildings.
c) Battery swap sites
shall be so outfitted with appropriate firefighting facilities in a
law-compliant manner.
d) Roof of battery swap
sites (if any) must be made of non-combustible materials.
2.11.2.2 Battery swap
sites on aboveground storeys, semi-basements, or the first basement
a) A minimum horizontal
separation distance of 6 m must be maintained from battery swap sites to stairs
or evacuation stair wells; elevator lobbies or smokeproof lobbies; means of
egress; windows, doors of adjacent rooms; consolidation areas of combustible
materials and substances without physical partitions. Such separation distance
can be reduced to a minimum of 1 m if fire-rated partitions with minimum fire-resistance
rating of EI 60 are installed continuously from floor surface on which battery
cabinets are installed to the underside of the ceiling above.
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c) Mechanical smoke
extraction system shall be installed.
d) Surveillance camera
covering battery swap sites must transfer live feed to guard post stationed
round-the-clock by personnel of apartment buildings.
e) Battery swap sites
shall be so outfitted with appropriate firefighting facilities in a
law-compliant manner.
2.11.3 Electrical
system, lightning protection system, and lighting system at battery swap sites
a) Power supply system
serving battery swap sites must be separate from other load of the building,
having sufficient operating capacity, capable of allowing future expansion, and
preventing possible incidents from affecting normal operation of the buildings.
b) Regulations on
protective grounding and working grounding must be adhered to.
c) Lightning protection
system must be appropriate with topography and local conditions.
d) Emergency shut-off
devices must disconnect power sources from battery cabinets in case of
accidents and be located where the devices can be easily recognized, accessed,
and operated.
e) Lighting system
satisfactory to applicable regulations must be adhered to.
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a) Must conform to
regulations of the law and certified for quality assurance prior to
installation.
b) Have total energy
storage capacity:
+ Not exceeding 100 kWh
per battery swap site if battery cabinets are located outside of apartment
buildings or for total battery capacity if battery cabinets are located in
apartment buildings;
+ Not exceeding 35 kWh per
separate sub-zone in electric vehicle parking spots or charging area on one
storey if battery cabinets are located on aboveground storeys;
+ Not exceeding 18 kWh per
sub-zone in electric vehicle parking spots or electric vehicle charging areas
if battery cabinets are located in semi-basements or the first basement.
c) Must support automatic
disconnection from power source in case of irregular charging phenomenon and
emergency disconnection.
d) Must be protected from
collision.
e) Must be protected from
risk of inundation.”
3. REGULATIONS ON
MANAGEMENT
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“- In respect of parking
spots of electric vehicles, charging areas of electric vehicles, battery swap
sites of new and existing apartment buildings:
+ Fire prevention and
firefighting design of parking spots of electric vehicles, charging areas of
electric vehicles, battery swap sites that have been inspected or appraised by
competent authorities or satisfied requirements of competent authorities
according to regulations on fire prevention and firefighting before the
effective date hereof shall continue to be in effect.
+ Fire prevention and firefighting
design that has been inspected or appraised by competent authorities but has
not incorporated parking spots of electric vehicles, charging areas of electric
vehicles, battery swap sites before the effective date hereof shall be reviewed
so as to comply with this document.
+Fire prevention and
firefighting design of parking spots of electric vehicles, charging areas of
electric vehicles, battery swap sites that are promulgated after the effective
date hereof must conform to this document.”
Addition of 3.4 and 3.5
after 3.3:
“3.4 Project
developers, owners, administration boards, entities managing and operating
electric vehicle parking spots, electric vehicle charging areas, battery swap
sites that manage, operate, and ensure safety, compliance with design capacity
shall conform to this document.
3.5 Electric vehicle parking spots, electric vehicle charging
areas, battery swap sites must be under round-the-clock supervision.”
4. RESPONSIBILITIES
OF ORGANIZATIONS AND INDIVIDUALS
Addition of 4.1a and
4.1b after 4.1:
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4.1b Competent authorities according to regulations of the law on
fire prevention and firefighting have the responsibility to examine compliance
with this document.”
Amendment to 4.3:
“4.3 Difficulties
that arise during implementation should be reported to the Ministry of
Construction for guidance.”