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Why Apartment Buildings Often Face Disputes and Complaints

The Ho Chi Minh City Department of Construction has issued a directive requesting local authorities to strengthen inspections and correct shortcomings in the management and operation of apartment buildings.

Focus on Safety and Building Management

Local governments are required to verify the qualifications of management companies, supervise the activities of apartment management boards, and ensure that investors, operators, and residents all comply with their legal rights and responsibilities. Fire safety drills, rescue training, and regular maintenance of building systems are also emphasized to safeguard residents.

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Key Causes of Disputes

Following a review, the Department of Construction identified several groups of recurring issues:

  • Serious violations by developers: Some have been subject to criminal investigation, especially over delays or refusal to hand over the mandatory maintenance fund.

  • Operational shortcomings: Delays in granting ownership certificates; unapproved changes in building operators; unauthorized conversion of shared facilities such as basements, rooftops, or community rooms.

  • Ownership disputes: Conflicts between developers and management boards regarding common versus private areas, parking spaces, and shared facilities.

  • Abuse of power by management boards: Mismanagement of maintenance funds, lack of financial transparency, and unlawful practices in selecting service providers.

  • Weak state oversight: In some areas, violations have not been promptly addressed, leading to prolonged disputes and security issues within buildings.

  • Lack of accountability among stakeholders: Developers, management boards, operators, and residents sometimes fail to resolve issues through negotiation, instead filing multiple complaints at different levels, escalating conflicts.

Overall Assessment

According to the Department, most disputes stem from poor transparency, failure to comply with legal obligations, and weak coordination among stakeholders. When responsibilities are neglected, conflicts escalate, undermining residents’ rights and threatening public order in apartment complexes.

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