Investment Project Extension Vietnam is an important procedure for foreign investors who want to continue operating an investment project after its registered duration or implementation schedule needs to be extended. This issue is common for FDI companies with long-term projects, especially projects involving factories, land, infrastructure, or significant capital investment.

Vietnam’s investment framework has been updated for 2026. Law No. 143/2025/QH15 on Investment took effect on March 1, 2026, while Decree No. 96/2026/ND-CP provides detailed guidance on investment project duration and extension procedures.

Therefore, investors should review the project carefully before its registered duration expires.

I. What Is Investment Project Extension Vietnam?

1.1 Understanding Investment Project Extension

Investment Project Extension Vietnam refers to the procedure for extending the duration or, in certain cases, the implementation schedule of an investment project in Vietnam.

During the project lifecycle, investors may need additional time because of:

• Delays in construction
• Changes in business plans
• Financing difficulties
• Delays in land procedures
• Changes in project scale
• Administrative procedures
• Other legitimate reasons

However, extending a project duration and extending its implementation schedule are not exactly the same.

Therefore, investors should first determine which type of extension is required.

1.2 Project Duration vs. Implementation Schedule

The project duration refers to the period during which the investment project is allowed to operate.

The implementation schedule relates to when the investor must complete specific stages of the project.

For example, a project may have a 50-year operating duration but a separate schedule for capital contribution, construction, and commencement of operations.

Therefore, an investor requesting more time to complete construction may need a project schedule adjustment rather than an extension of the overall project duration.

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II. Investment Project Duration in Vietnam

2.1 Maximum Project Duration

Under the 2025 Investment Law, the maximum duration of an investment project inside an economic zone is generally 70 years.

For projects outside an economic zone, the maximum duration is generally 50 years. Certain projects in difficult socio-economic areas, projects with large investment capital and slow capital recovery, and specified infrastructure or specially incentivized projects may have a duration of up to 70 years.

Therefore, the location and nature of the project are important when determining the available extension period.

2.2 Adjustment During the Project

During implementation, investors may increase or decrease the project’s duration.

However, the adjusted duration must remain within the maximum periods permitted under the Investment Law.

As a result, investors should not assume that every project can automatically be extended for another 50 or 70 years.

The competent authority will consider the project based on its objectives, scale, location, and operational requirements.

III. When Can an Investment Project Be Extended?

3.1 Extension Before Project Expiry

Under Decree 96/2026/ND-CP, for an investment project whose registered duration is shorter than the applicable maximum of 50 or 70 years, the investor can choose to carry out an adjustment or extension procedure within 12 months before the project expires, subject to the applicable conditions.

Therefore, investors should not wait until the final months of the project.

Starting the review early gives the company time to prepare documents and address potential issues.

3.2 Conditions for Extension

For projects that have reached the maximum duration of 50 or 70 years, an extension may still be considered if the project satisfies the legal conditions.

The project generally needs to:

• Not fall into prohibited extension cases.
• Be consistent with applicable planning.
• Satisfy relevant land allocation or land lease conditions where applicable.

The extension is considered based on the project’s objectives, scale, location, and operational requirements.

Therefore, project duration extension is subject to assessment rather than being an automatic right.

IV. Cases Where Extension May Not Be Available

4.1 Projects Using Obsolete Technology

The Investment Law excludes certain investment projects from extension.

One example is an investment project using obsolete technology that creates a risk of environmental pollution or is resource-intensive.

Decree 96/2026/ND-CP provides further criteria for identifying projects using technology that falls into this category.

Therefore, technology and environmental compliance can become important when an investor applies for an extension.

4.2 Projects Requiring Non-Compensated Asset Transfer

Extension may also be restricted for investment projects where the investor is required to transfer assets to the Vietnamese State or Vietnamese party without compensation when the project expires.

Therefore, investors should review the original investment agreement and project conditions before applying.

V. Investment Project Implementation Schedule Extension

5.1 The 24-Month Rule

For investment projects that have received investment policy approval, the investor generally cannot adjust the implementation schedule by more than 24 months compared with the schedule in the initial investment policy approval document.

However, the law provides exceptions.

These include situations such as:

• Force majeure events
• Delays in land allocation or leasing by the State
• Delays in administrative procedures by state agencies
• Changes in planning by state agencies
• Changes or additions to approved investment objectives
• An increase of at least 20% in total investment capital that changes the project scale
• Other cases prescribed by the Government

Therefore, investors should clearly identify the reason for the requested extension.

5.2 Extension Beyond 24 Months

An extension beyond 24 months is not automatically permitted.

For projects subject to investment policy approval, an adjustment exceeding 24 months generally requires the investor to fall within one of the statutory exceptions.

As a result, simply stating that the project needs more time may not be sufficient.

The investor should provide a clear explanation and supporting evidence.

VI. Procedure for Investment Project Extension Vietnam

6.1 Step 1: Review the Existing Investment Documents

First, the investor should review:

• Investment Registration Certificate
• Investment policy approval document, if applicable
• Project implementation schedule
• Project duration
• Investment capital
• Project location
• Land documents

This helps determine whether the company needs to extend the project duration or modify the implementation schedule.

6.2 Step 2: Check Extension Conditions

Next, the investor should check whether the project meets the applicable conditions.

For example, the company should review:

• Planning compliance
• Land conditions
• Project implementation
• Technology
• Environmental requirements
• Financial obligations

Therefore, a compliance review should ideally be completed before submitting the extension application.

6.3 Step 3: Prepare the Application

The application depends on the type of extension.

Supporting documents may include:

• Request for project adjustment or extension
• Project implementation report
• Explanation of the reason for extension
• Proposed extension period
• Updated project plan
• Financial information
• Land documents
• Other relevant supporting documents

Moreover, the authority may require information related to the project’s continued implementation.

6.4 Step 4: Submit the Application

The application is submitted to the competent investment registration or investment policy-approving authority, depending on the project.

Decree 96/2026/ND-CP provides procedures for extending the operation duration of investment projects.

Therefore, investors should identify the correct authority before submitting the dossier.

VII. Important Considerations for FDI Companies

7.1 Land-Using Investment Projects

Land is particularly important for projects using leased or allocated land.

For a land-using investment project, Decree 96/2026/ND-CP requires the investor to carry out the extension procedure at least 12 months before the project’s operation duration expires.

Therefore, companies using land should start preparing well before the deadline.

7.2 Tax and Financial Obligations

The investor should also review its financial obligations before requesting an extension.

For example, the company may need to review:

• Tax obligations
• Land-related financial obligations
• Capital contribution
• Project expenses
• Accounting records

Decree 96/2026/ND-CP states that land-related financial obligations in cases involving adjustment or extension of project duration must comply with land law and other relevant regulations.

As a result, outstanding obligations may need to be addressed during the extension process.

VIII. Professional Support for Investment Project Extension Vietnam

8.1 Investment Consulting

Foreign investors may find project extension procedures complicated because the requirements depend on the project’s history and legal status.

Professional advisors can help with:

• Reviewing the IRC
• Checking project duration
• Reviewing implementation progress
• Assessing extension conditions
• Preparing documents
• Explaining the reason for extension
• Submitting the application
• Communicating with authorities

Therefore, professional support can reduce administrative errors and help investors prepare a stronger application.

8.2 Post-Extension Compliance

After the extension is approved, investors should update their internal records and continue implementing the project according to the new schedule or duration.

Moreover, any subsequent changes to the project may require additional investment procedures.

Therefore, companies should keep their IRC, investment documents, accounting records, and project information consistent.

IX. Conclusion

Investment Project Extension Vietnam allows eligible investors to continue their projects when the registered project duration or implementation schedule needs to be extended. However, the procedure depends on the type of project, its existing approvals, location, land use, implementation status, and reason for the requested extension.

The 2026 investment framework is particularly important because Law No. 143/2025/QH15 and Decree No. 96/2026/ND-CP introduced updated rules on project duration, extension, and implementation schedules.

Therefore, investors should review their project documents early, especially when the project is approaching its expiry date. For land-using projects, starting the process at least 12 months in advance is particularly important.

With proper preparation, foreign investors can identify the correct procedure, prepare the required documents, and continue their investment projects in Vietnam while maintaining regulatory complianc

MVA VIETNAM ACCOUNTING AND AUDITING COMPANY LIMITED