Everyone asks about the rent. But most disagreements between tenants and landlords blow up somewhere else: how electricity is charged, who fixes the air conditioner, when the deposit comes back. If you don't ask at the viewing, you find out three months later — by which time your deposit is in someone else's hands.
Here's the list we recommend asking in full. A decent landlord will answer straight. Anyone who dodges or answers vaguely has given you an answer too.
About money
1. What rate is electricity charged at?
This is the most important question, and where places differ most. Vietnam Electricity's (EVN) tiered household rate is noticeably lower than the business rate. Some places charge a flat rate above the EVN price, "to cover losses".
The difference sounds small but adds up. An apartment running the AC most of the day in the hot season can use 300–500 kWh a month. A difference of 1,000 VND per kWh is half a million dong a month — six million a year.
Ask too: is there a separate meter for each unit, or is the bill split per head? Splitting per head means you pay for your neighbour's air conditioning.
2. Is water charged by volume or per person?
Per person is usually 80,000–120,000 VND per person per month. By volume needs a separate meter. Either is fine, as long as it's clear from the start.
3. Are there any charges besides rent, electricity and water?
Management fees, parking, rubbish collection, internet, cleaning. Some places include everything in the rent, some charge each separately. Ask for a full list and get it written into the contract.
4. How much is the deposit, and when is it returned?
The norm is one month's rent. More important than the amount is when it's returned and what can be deducted. Ask directly: how long after check-out do I get it back? What gets deducted? Is normal wear and tear deducted?
A light bulb that burns out after a year is normal wear, not damage you caused. If a landlord can't tell the difference, your deposit is at risk.
5. How do rent increases work?
With a one-year contract and no clause on increases, the landlord can announce a rise in month seven and you have no grounds to refuse. Ask for it in writing: the rent stays the same for the full contract term.
About the room
6. Who fixes things when they break?
Air conditioner, water heater, washing machine, fridge — all of them will break at some point. Ask who's responsible and how quickly someone comes. "We'll fix it" is not the same as "we fix it within 24 hours".
Ask also: is the AC cleaned regularly, and how often? An uncleaned AC wastes electricity and is bad for your lungs.
7. Is the internet a dedicated line or shared?
For remote workers this is no small detail. Wi-Fi shared across a building in the evening is exactly when your video call starts stuttering. Ask clearly: a dedicated line per unit, or one shared line split between everyone?
8. How noisy is it?
Everywhere is quiet when you view at midday. Ask: is there a construction site, a drinking spot, karaoke nearby? Better still, go back for a second look in the evening.
9. Can I cook — and how much?
Plenty of places say "kitchen" but ban frying because of the smell. If you actually cook, ask clearly.
About paperwork
10. Is there a written contract?
Without a contract you have nothing. It should state: the price, the term, the deposit, all fees, termination conditions, and the condition of the furnishings at handover.
11. Will the landlord register your residence?
Under residence regulations, tenants must be registered for temporary residence. For foreigners this is mandatory and the landlord is responsible for declaring it. Ask beforehand, rather than discovering nobody did it when you need the papers.
12. What if I leave early?
Plans change — that's normal. Ask: how much notice is needed, do I lose the deposit, can I transfer the contract to someone else?
Signs you should walk away
They won't show you the actual room, only photos. They want a deposit before you've seen it. They won't sign a contract. The price is unusually low for the area. They push you to decide right now because "someone else is looking".
That last one is an old trick that still works, because it plays on fear of missing out. A good room will still be good after you've slept on it.
Take photos at check-in
It takes ten minutes and saves you arguments at check-out. Photograph everything: walls, floors, appliances, existing scratches, the electricity and water meter readings. Send them to the landlord by message that same day so there's a time stamp.
When you leave, photograph everything again. Two sets of photos are more objective evidence than anything anyone says.
At RentalFM we operate all six of our buildings directly, so we can answer every one of these questions before you even come to view. Electricity at EVN rates, separate meters, clear contracts, and our own maintenance team. Browse the rooms and send a request — we reply within 1–2 hours.