As the expiration date of the Investment Registration Certificate (or business license) approaches, many FDI enterprises in Vietnam are uncertain about whether they can extend their licenses, what the procedures entail, and what preparations are necessary to avoid disruption of business operations. The following article has been updated in accordance with the Law on Investment 2020, Decree No. 31/2021/ND-CP, and Decree No. 239/2025/ND-CP.
In Vietnam, investment licenses for FDI enterprises are typically issued with a limited term, depending on the investment location, industry, and scale of the project. According to current regulations, the maximum duration is 50 years, and in special cases, it may be extended up to 70 years.
When the project nears the end of this period, the enterprise must carry out extension procedures if it wishes to continue legal operations.
The project must not fall under the list of prohibited extensions, such as projects using outdated technology, causing environmental pollution, or those that are subject to compulsory asset transfer to the Vietnamese Government or Vietnamese partners without compensation.
The enterprise must have fully complied with obligations related to reporting, taxation, environment, labor, and others as stipulated in its existing Investment Registration Certificate.
The extended project must conform to the local master planning, sectoral planning, and land-use planning in Vietnam.
The enterprise or investor must demonstrate sufficient financial resources to continue implementing the project (e.g., audited financial statements, letters of financial support, bank guarantees).
According to Decree 31/2021/ND-CP, for projects using land, the extension application must be submitted at least six (06) months before the expiry of the project's operating term.
Written request for project term extension
Investment Registration Certificate (original or certified copy)
Enterprise Registration Certificate (if applicable)
Audited financial statements of the last two years or financial support commitment
Report on the project’s implementation status, and compliance with tax, environmental, and other obligations
Land-related documents (land lease agreement, land allocation decision, etc.)
Other documents depending on the business sector
The enterprise drafts and verifies the application to ensure completeness and validity.
Submit to the Department of Planning and Investment (DPI) or Management Boards of High-Tech Zones/Industrial Parks, depending on the project's location.
Relevant authorities (planning, environment, construction, etc.) review the application and provide opinions if required.
Upon meeting all conditions, the competent authority will issue a decision approving the extension.
Send for opinion: within 03 working days
Receive feedback from specialized agencies: within 07–10 working days
Appraisal by the competent agency: within 15 working days
Decision issued: within 03 working days from receipt of appraisal report
Enterprises should apply early (at least 6 months before expiry) to avoid being classified as having expired operations
Contracts such as land lease, remittances, or loans may be affected if the project expires without an approved extension
Enterprises that fail to follow proper extension procedures may have their Investment Registration Certificate revoked
Extending the duration of an investment project is a vital procedure that allows FDI enterprises to continue operating legally in Vietnam without regulatory interruptions. However, this process requires a clear understanding of legal conditions, proper document preparation, and timely submission.
If your company needs to extend its investment license, it is advisable to plan ahead and consult experienced legal professionals to avoid unnecessary risks.
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