Chương IV Luật Nhà ở 2005: Quản lý việc sử dụng nhà ở

Chapter IV

MANAGEMENT OF USE OF HOUSES

Section 1. GENERAL PROVISIONS ON MANAGEMENT OF USE OF HOUSES

Article 65.- Contents of management of use of houses

1. Compiling and archiving housing dossiers.

2. Providing warranty, maintenance of, renovating or demolishing houses.

Article 66.- Compilation and archive of housing dossiers

1. Dossiers are required for all types of houses and must be archived.

2. House owners, organizations assigned to manage state-owned house funds or current users of houses  of  which  the  owners  are  not  yet  identified  shall  have  to  compile  and  archive  house dossiers and submit one copy thereof to agencies which grant house ownership right certificates for archival in service of house management.

3.  House  dossiers  submitted  to  house  ownership  right  certificate-granting  agencies  shall  be provided as follows:

a/ For urban houses established from the effective date of this Law, a house dossier shall cover the following contents: the name and address of the house owner; one of the papers specified in Article 15 of  this Law; the name and address of  consultancy unit, construction unit (if  any); the design  drawing  or  the  drawing  on  the  plan  of  the  house,  residential  land  (if  any);  the  work completion dossier as required by the law on construction;

b/ For rural houses established from the effective date of this Law, a house dossier shall cover the following contents: the name and address of the house owner; one of the papers specified in Article 15 of this Law; the design drawing or the drawing of the plan of the house, residential land (if any);

c/ For houses established before the effective date of this Law, a house dossier shall cover the following  contents:  the  name  and  address  of  the  house  owner;  one  of  the  papers  specified  in Article 15 of this Law.

Article 67.- House insurance

1. The State encourages house owners to buy house insurance.

2.  The  house  insurance  contents  and  procedures  shall  comply  with  the  provisions  of  law  on insurance business.

Article 68.- House owners’ responsibilities in the use of houses

1. To compile and archive house dossers according to the provisions of  Clause 2, Article 66 of this Law.

2.  To  implement  regulations  on  house  use;  to  keep  and  preserve  houses,  to  ensure  fire prevention  and  fighting,   environmental   sanitation,  security   and  order;  to  perform  financial obligations in the course of using houses as provided for by law.

3.  When  causing  damage  to  house  sections  under  common  ownership  or  houses  of  other owners, to restore the original state thereof or pay compensations according to the provisions of law.

4. To conduct maintenance of sections under their private ownership according to regulations; to contribute  fully  and  on  time  funding  amounts  payable  under  regulations  on  management, operation,  maintenance  of  the  system  of  equipment,  system  of  technical  infrastructure,  house sections under common ownership.

5.  To  create  conditions  for  related  parties  and  responsible  persons  to  conduct  inspection, supervision  and  maintenance  of  equipment  system,  technical  infrastructure  system,  house sections under common ownership.

Article 69.- Responsibilities of house users who are not house owners

Persons  who  rent,  borrow  or  temporarily  stay  in,  or  are  authorized  to  manage  other  people’s houses shall have to use such houses under contracts signed with the house owners and strictly comply with this Law’s provisions on house use.

Section 2. MANAGEMENT OF USE OF CONDOMINIUMS

Article  70.-  Sections  under  private  ownership  and  sections  under  common  ownership  in condominiums

1.  Condominiums are houses with two or more storeys,  which have passages,  stair cases and infrastructure   systems   commonly   used   by   many   households,   individuals.   Condominiums comprise  sections  privately  owned  by  families  or  individuals  and  sections  under  the  common ownership of all households and individuals using such condominiums.

2. Sections under private ownership in condominiums include:

a/ Areas inside apartments, including balcony areas, loggias attached to such apartments;

b/ Other areas in condominiums, recognized to be under private ownership under the provisions of law;

c/ Systems of exclusive-use technical equipment attached to apartments, the areas under private ownership.

3. Sections under common ownership in condominiums include:

a/ Areas of  condominiums other than the areas under private ownership defined in Clause 2 of this Article;

b/  Space  and  systems  of  force-bearing  structures,  technical  equipment  under  common  use  in condominiums, including house frames, pillars, force-bearing walls, walls surrounding the houses, apartment partition walls, floors, roofs, tops, corridors, steps, lifts, exits, garbage discharge pipes, technical  boxes,  car parks,  systems of  power,  water  or gas supply,  communications,  radio and television,  water drainage,  decompost  tanks,  lightning arresters,  fire fighting and other sections not under private ownership of any apartment;

c/ Systems of outside technical infrastructures connected to condominiums.

Article 71.- Organization of use of condominiums

1.  For  each  condominium,  a  management  board  must  be  formed  to  act  as  representative  of owners  and  users  in  protecting  their  rights  and  legitimate  interests  in  the  course  of  using  the condominium.

Within  twelve  months  after  condominiums  are  put  to  use,  investors  shall  have  to  organize meetings of  condominium  owners and  users (hereinafter called  the  condominium  meetings)  to elect  management  boards.  Investors  shall  have  to  prepare  relevant  contents  for  consideration and decision at the condominium meetings.

Pending the establishment of a management board, investors shall have to perform the tasks of the management board.

2.  A condominium  management  board  shall  comprise  representatives  of  owners  and  users  of such condominium.

3. The membership of a management board shall be decided by the condominium meeting. The term of a management board shall be three years at most. The management boards shall operate on the principle of collectiveness and decision by majority.

Article 72.- Rights and responsibilities of management boards

The condominium management board shall have the following rights and responsibilities:

1. To elaborate internal rules on the use of the condominium, suitable to the specific conditions of the  condominium  and  in  accordance  with  the  provisions  of  law  and  submit  them  to  the condominium meetings for consideration and adoption;

2.  To  select  and  sign  contracts  with  condominium  operation-managing  enterprises;  to  cancel contracts in cases where such enterprises fail to comply with their commitments; to supervise the operations of condominium-managing enterprises according to the contents of signed contracts;

3. To gather and sum up users’ opinions and proposals relating to the condominium management and  use  and  the  condominium  service  provision,  and  work  with  functional  bodies,  relevant organizations and individuals in consideration and settlement thereof;

4. To inspect and supervise the use, warranty and maintenance of the condominium according to regulations;

5.  To  coordinate  with  local  administration,  population  groups  in  building  up  civilized  lifestyle, maintaining social order and safety in the condominium assigned to them for management;

6. To collect payable amounts from house owners and users as well as charges for the use of sections under common ownership of the condominium (if any);

7.  To make  payments to  condominium  operation-managing  enterprises  under  signed  contracts and pay responsibility allowances to members of  the management  boards and other expenses according to regulations of the condominium meetings;

8. To perform other tasks assigned by condominium meetings.

The  central  agency  performing  the  state  management  of  houses  shall  issue  regulations  on condominium  management,  guide  and  inspect  the  management  and  use  of  condominiums throughout the country.

Article 73.- Condominium operation-managing enterprises

1. Management of condominium operation must be performed by enterprises having professional capabilities in management of condominium operation.

Condominium  operation-managing  enterprises  shall  manage  and  operate  technical  systems, equipment and facilities, provide services for condominiums, maintain condominiums and perform other tasks under contracts signed with the condominium management boards.

2.  Condominium  operation-managing  enterprises  are  organized  to  manage  condominiums  in different geographical areas.

In  cases  a  locality  has  no  condominium  operation-managing  enterprise  yet,  the  condominium management  boards  may  sign  contracts  with  condominium  operation-managing  enterprises  in other  localities  for  management  of  the  condominiums  or  investors  shall  have  to  manage  and provide services for condominiums.

3.  Condominium  operation  management  services  shall  enjoy  regimes  applicable  to  public services.

Section 3. HOUSE WARRANTY, MAINTENANCE, RENOVATION

Article 74.- House warranty

1. Houses shall be provided with warranty after they are completely constructed and put to use.

2.  Organizations  or  individuals  building  houses  shall  have  to  provide  warranty  for  houses; organizations and individuals supplying house equipment shall have to provide warranty for the equipment they have supplied.

Where houses are constructed with investment for sale, the house sellers shall have to provide warranty  for  a  duration  specified  in  Clause  4  of  this  Article.  The  house  sellers  may  request organizations or individuals that have constructed the houses or supplied equipment to perform the warranty responsibility for such houses.

3.  The  warranty  contents  shall  cover  the  repair,  replacement  of  house  structures,  damaged equipment, defects or abnormal operation, for which the users are not at fault.

4. The house warranty period shall be counted from the date the investors sign the minutes on acceptance of houses for putting to use and be specified as follows:

a/   At least  sixty months for condominiums of  nine or more storeys and houses of  other types which are constructed with the state budget investment;

b/ At least thirty six months for condominiums of between four and eight storeys;

c/ At  least  twenty four months for  houses other  than  those  specified  at  Points a  and  b  of  this Clause.

Article 75.- House maintenance

1.  House  maintenance  means  periodical  maintenance  of  houses  and  repair  upon  damage  in order to maintain the house quality.

2.  House owners shall  have to maintain their houses under the provisions of  this Law and the provisions of law on construction.

Article 76.- House renovation

1. House renovation means upgrading or expansion of the existing houses.

2. House owners may renovate their houses; persons who are not house owners may renovate houses in cases where the house owners so agree in writing. Renovation of houses must comply with the provisions of this Law and the provisions of law on construction.

Article 77.- House maintenance, renovation requirements

1.  To  ensure  safety for  humans and  property,  environmental  sanitation  under the  provisions of law.

2.  To  carry  out  renovation  in  strict  accordance  with  construction  permits,  for  cases  where renovation requires construction permits.

Article 78.- Rights and obligations of house owners in maintenance and renovation of houses

1. House owners shall have the following rights in house maintenance and renovation:

a/  To  conduct  maintenance,  renovation  of  houses  by  themselves  or  hire  organizations  or individuals having full capability for practicing construction to perform the job. In case of  house overhaul or renovation which, under regulations, requires construction permits, the house owners may only perform the job by themselves if they are fully capable of practicing construction;

b/  To  request  functional  agencies  to  grant  permits  and  create  conditions for  house  renovation when the conditions prescribed by the law on construction are fully met;

c/  To  authorize  other  persons  to  carry  out  the  procedures  and  perform  the  maintenance, renovation of their houses.

2. House owners shall have the following obligations in house maintenance and renovation:

a/  To fully  comply  with  the  provisions of  law on  house  maintenance  and  renovation;  to  create conditions for other house owners to perform the maintenance and renovation of their houses;

b/ To compensate for damage caused by the maintenance, renovation of their houses;

c/ After repair or renovation, if  the current status of  the houses changes as compared  with the contents in the granted house ownership right certificates, the house owners must go to agencies competent  to  grant  house  ownership  right  certificates  for  certification  of  such  changes  in  the certificates.

Article 79.- Maintenance, renovation of houses currently on lease

1. The house lessors shall perform the maintenance or renovation of houses on lease. The house lessees  must  create  conditions  for  the  house  lessors  to  perform  the  house  maintenance  or renovation.

2.  The  house  lessors  may  renovate  the  houses  upon  the  lessees’  consent,  except  for  force majeure  reasons.  The  house  lessors  may  adjust  the  rents  reasonably  after  the  completion  of renovation if the remaining lease term represents one-third or less of the contractual term. In case the lessees disagree with the rent adjustment, they may unilaterally terminate the house-leasing contracts and get compensations for damage as provided for by law.

3.  Where the lessees have  to move to  other  places for  house  maintenance  or renovation,  the parties shall reach agreement on temporary dwelling places and house rents in the maintenance or renovation period. Where the lessees arrange the lodgings by themselves and have already paid the rents for the whole maintenance or renovation period, the house lessors pay the lessees the paid rent amounts for the maintenance or renovation duration. The maintenance or renovation duration  shall  not  be  counted  into  the  term  of  the  house  lease  contracts.  The  lessees  may continue renting the houses upon completion of house maintenance or renovation.

4. The house lessees may request the lessors to maintain the houses, except for cases where the houses suffer damage caused by the lessees. Where the lessors do not repair the houses, the lessees may repair them but must notify such to the lessors at least thirty days in advance. The written notice must clearly state the repair extent and cost. The lessors must repay the repair cost to the lessees or gradually deduct it from the house rents.

Article 80.- Maintenance, renovation of houses under common ownership.

1.  Owners of  houses under common ownership shall have the right  and obligation to maintain and  renovate  houses  under  common  ownership  corresponding  to  their  respective  ownership rights;  in  cases  where  the  ownership  rights  of  each  owner  of  the  houses  under  common ownership  cannot  be  identified,  the  maintenance  or  renovation  responsibility  shall  be  equally divided to all owners of  the houses under common ownership. The renovation of  houses under common ownership must be agreed upon in writing by the owners.

2.  Share  of  costs  of  maintenance,  renovation  of  sections  under  common  ownership  shall  be agreed upon by owners of houses under common ownership and made in writing with signatures of the parties.

Article 81.- Condominium maintenance, renovation

1.  Condominium  owners  shall  have  the  responsibility  to  maintain  the  sections  under  their respective  private  ownership,  and  fulfill  the  obligation  in  maintenance  of  the  sections  under common ownership.

The  Government  shall  specify  funding  amounts  for  the  maintenance  of  condominium  sections under common ownership.

2. Renovation of multi-storey condominiums must be carried out with designs and cost estimates approved by competent authorities; in case of area expansion, it must be agreed upon by at least two-thirds of the total number of condominium owners.

Article 82.- Maintenance and renovation of houses under state ownership

1. Maintenance of  state-owned houses shall be performed by agencies or enterprises assigned by the State to manage such houses.

Renovation of state-owned houses must be carried out according to designs and cost estimates already approved by competent state bodies.

2.  State-owned  houses  leased  or  used  as  official-duty  houses  shall  be  renovated  under  the provisions of Article 79 of this Law; in cases where house managing agencies permit in writing the official-duty  house  lessees  to  carry  out  the  renovation  with  their  own  money,  the  renovated sections of the houses still belong to state ownership and the organizations assigned to manage such houses shall have to refund the money amounts to the house lessees or gradually deduct them from rents payable by the lessees.

Section 4. HOUSE DEMOLITION

Article 83.- Houses subject to demolition

1. Houses which are damaged, degraded and in danger of collapse as concluded by competent construction quality inspection bodies.

2. Houses subject to clearance for land recovery under decisions of competent state bodies.

3. Multi-storey condominiums with expired use duration.

4. Houses subject to demolition under the provisions of law on construction.

Article 84.- Responsibilities to demolish houses

1. House owners shall have the responsibility to demolish houses. In cases where houses must be  cleared  for  construction  of  other  works,  the  work  investors  shall  have  the  responsibility  to demolish the houses.

2. House owners shall themselves demolish the houses if they are fully capable thereof under the provisions  of  law  on  construction  or  hire  capable  construction  organizations  or  individuals  to demolish the houses.

3. Demolition of condominiums of two or more storeys and other houses of four or more storeys must  be  performed  by  capable  construction  enterprises  under  specific  demolition  schemes approved by competent state bodies, except for emergency cases.

4. Commune-level People’s Committees shall have to monitor and urge the demolition of houses in their respective localities.

Article 85.- House demolition requirements

1. To remove people and properties from areas under demolition.

2. To put up signboards and take measures for isolation with surrounding areas.

3. To ensure safety for people, properties, adjacent works, technical infrastructures not subject to demolition and ensure environmental sanitation according to the provisions of law.

4.  Not  to  demolish  houses  located  in  residential  areas  between  12.00  hrs  and  13.00  hrs  and between 22.00 hrs and 05.00 hrs, except for emergency cases.

Article 86.- Coercive demolition of houses

1. Where houses must be demolished under the provisions of Article 83 of this Law but the house owners,  project  investors  or  current  manager-users  do  not  voluntarily  demolish  the  houses, competent state bodies shall issue decisions to coerce the demolition.

2. Competence to issue decisions on coercive demolition of houses is provided as follows:

a/  Provincial-level  People’s  Committees  shall  issue  decisions  on  coercive  demolition  of  multi- storey condominiums and state-owned houses;

b/ District-level People’s Committees shall issue decisions on coercive demolition of houses other than those specified at Point a of this Clause.

3. Funding for coercive demolition of houses is provided for as follows:

a/  House  owners  or  project  investors  shall  have  to  bear  the  costs  of  coercion  and  expenses related to the demolition;

b/  Where  house  owners or  project  investors refuse  to  pay,  competent  state  bodies shall  issue decisions on application of coercive property-related measures to recover the demolition costs.

Article 87.- Lodgings for households, individuals upon demolition of their houses

1. House owners must find lodgings for themselves when their houses are subject to demolition.

2. Where the houses subject to ground clearance are demolished, the lodgings of households or individuals  shall  be  settled  in  accordance  with  the  policies  on  compensation,  support  and resettlement  upon  land  recovery  by  the  State  but  the  principle  that  the  new  lodgings  of households and individuals must be equal to or better than their former lodgings is guaranteed.

Article 88.- Demolition of houses currently on lease

1.  The  house  lessors must  notify in  writing  the  house  lessees of  the  time for  demolition,  their rights and obligations during the demolition process at least three months before carrying out the demolition, except for urgent cases.

2. In cases where demolition is carried out for reconstruction of houses during the leasing term, the  lessors  shall  have  the  responsibility  to  arrange  new  lodgings  for  the  lessees  during  the reconstruction of houses, except where the lessees agree to find lodgings by themselves. When the house reconstruction is completed, the house lessees shall be entitled to continue renting the houses until the expiration of contracts. Where the lessees find the lodgings by themselves, they must  not  pay  rents  for  the  period  of  house  demolition  and  reconstruction;  the  demolition  and reconstruction period shall not be counted into the house-leasing term.

Article 89.- Demolition of houses at house owners’ demands

1. Demolition of houses at house owners’ demands must comply with the provisions of Articles 84 and 85 of this Law.

2. Demolition of condominiums of many owners at demand must be agreed upon by two-thirds of the total number of condominium owners and must comply with the provisions of Articles 84 and 85 of this Law.

3. Where condominiums are demolished for reconstruction, there must be projects approved by competent  state  bodies,  ensuring  the  rights  to  resettlement  and  the  legitimate  interests  of condominium owners according to the provisions of law.