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From 1 July 2026, under Decree 217/2026/ND-CP, investors should not only ask what documents are required. The better question is whether the project already satisfies the conditions for permit review. A dossier may contain many documents but still be delayed if land use, planning, design consistency, fire safety or renovation scope has not been checked properly.
Govacons recommends starting from permit conditions, not from a generic document list. When the conditions are right, the dossier becomes a presentation issue. When the conditions are wrong, more documents only reveal more conflicts.
A lawful land document does not automatically allow every intended building function. Investors should verify land use purpose, legal status, local land-use planning and whether the intended function is suitable before detailed design and contractor mobilisation.
Planning review should include land-use function, setback, construction boundary, height, density, architectural rules, access, drainage, protected corridors and other local controls. A design that fits the business plan may still conflict with planning context.
Permit drawings should not be separated from construction design. Project data, land area, floor area, height, number of floors, function, structure, MEP and fire safety information should be consistent across the dossier.
Structural safety, neighbouring buildings, fire safety, environmental issues and infrastructure connection should be reviewed early. For projects subject to fire safety appraisal, fire safety can affect layout, escape routes, fire truck access, fire compartments and technical systems.
Renovation may change use, structure, load, escape routes, façade or technical systems. If so, it should be legally and technically reviewed before construction.
| Condition group | Question | Risk signal |
| Land | Does land use purpose match the intended project? | The land is lawful but the proposed function is not aligned. |
| Planning | Do design indicators match planning and architectural rules? | The design maximises area without clear planning basis. |
| Design | Are drawings and project data consistent? | Area, height, function or boundary differs between documents. |
| Fire safety | Is the project subject to fire safety design appraisal? | Fire safety is checked only after layout approval. |
| Infrastructure | Have access, drainage and adjacent buildings been reviewed? | No current site survey or construction impact review. |
Investors should organise a permit-condition review before submission, with the owner, designer, legal advisor, fire safety consultant if relevant and the construction team. Each unclear point should have an owner and a deadline.
Construction permit conditions should be treated as an early project control point. Early checks on land, planning, design, fire safety, environment and infrastructure reduce the risk of repeated revisions and delayed operation.
Related article: Decree 217/2026/ND-CP: 7 points investors should check before applying for a construction permit.
