In 2026, investment procedures for FDI factories in Vietnam have undergone significant changes: the 2025 Investment Law took effect on March 1, 2026, and the 2025 Construction Law took effect on July 1, 2026. Foreign investors can now establish a business before having a project and may choose special investment procedures within industrial parks. This article summarizes the roadmap from site selection to groundbreaking, from the perspective of a general contractor that has accompanied many FDI projects in Northern Vietnam.

4 new points FDI investors need to know in 2026

• Establish business first, register project later: foreign investors are allowed to establish economic organizations before applying for an Investment Registration Certificate (IRC), while still meeting market access conditions.
• Special investment procedures: projects in industrial parks, export processing zones, high-tech zones, and certain functional zones are eligible to choose this procedure (excluding projects subject to Government approval).
• Clearer list for investment policy approval: the law specifically lists 20 types of projects that require investment policy approval.
• The 2025 Construction Law expands the scope of construction permit exemptions: projects that are exempt must still submit a notice of commencement before construction.

Standard procedures vs. special investment procedures in industrial parks

Special procedures significantly shorten preparation time, but investors are solely responsible for their commitments. Therefore, design and construction should be carried out by qualified entities to ensure compliance with standards from the outset.

6-step roadmap for FDI factory construction investment

Step 1: Site selection and industrial park land lease

Investors evaluate industrial parks based on targeted industries, utility infrastructure (electricity/water), port connectivity, labor supply, and land lease prices, then sign a land lease agreement with the infrastructure developer. Note: after the administrative unit merger in 2025, many industrial parks have changed their provincial names (e.g., industrial parks formerly in Ha Nam are now in Ninh Binh); ensure the new location names are used correctly in documentation.

Step 2: Business establishment and investment registration

From March 1, 2026, investors can establish a business (ERC) first, then apply for the project's IRC. For projects in industrial parks, the IRC application is submitted to the Management Board of Industrial Parks/Economic Zones of the province or city; investors choose between standard or special procedures.

See more: Investment Consulting Services – Hai Long Construction

Step 3: Survey and design

Geological survey, master plan preparation, and factory design. Large-scale projects with complex engineering must undergo design appraisal according to the 2025 Construction Law. This is also the time to finalize the investment budget.

See more: 2026 FACTORY CONSTRUCTION COSTS: DETERMINING FACTORS AND HOW TO PREPARE A REALISTIC ESTIMATE

Step 4: Construction permit or commencement notice

Projects under standard procedures must apply for a construction permit, unless exempt. Projects under special procedures are exempt from permits. In both cases, a commencement notice must be submitted before construction begins.

Step 5: Fire prevention and environmental protection

Depending on the scale and industry, projects must undergo fire safety design appraisal, environmental impact assessment, or obtain an environmental license. Under special procedures, some steps are replaced by investor commitments. Before operation, the facility must still fully meet fire safety and environmental requirements.

Step 6: Commencement, construction, and acceptance

The general contractor carries out construction, fire safety acceptance, final completion acceptance, and handover to put the factory into operation.

See more: TURNKEY FACTORY CONSTRUCTION GENERAL CONTRACTOR: 7-STEP PROCESS FROM SITE SELECTION TO HANDOVER

Checklist of documents investors should prepare early

• Legal documents of the investor (business registration of the parent company or passport), legalized and translated.
• Financial statements or balance confirmation to prove financial capacity.
• Land lease or factory lease agreement in an industrial park.
• Project proposal: objectives, scale, capital, schedule, technology, and labor requirements.
• Information on production lines, raw materials, and waste for environmental and fire safety documentation.

Hai Long accompanies you from procedures to handover

With a design consulting center of over 30 engineers and Grade I design and construction capacity certificates, Hai Long Construction provides a full-chain service: finding investment locations, applying for investment policy and IRC, construction permits, fire safety and environmental procedures, design, general construction contracting, and steel structure manufacturing.

Hai Long has accompanied FDI investors such as GawNP Capital, U.D. Electronic, Sirtec International, Huaping, Snowcoast, and Fans-Tech in Hai Phong, Ninh Binh, Hung Yen, and Quang Ninh.

[See more projects by Hai Long Construction]

Frequently Asked Questions

Do foreign investors need a project before establishing a company?

From March 1, 2026, it is not mandatory. Investors can establish a business first, but must still meet market access conditions.

Which projects are eligible for special investment procedures?

Projects in industrial parks, export processing zones, high-tech zones, and certain other functional zones, excluding projects under the approval authority of the Government.

Do factories in industrial parks need a construction permit?

Projects under special procedures are exempt. Other cases must be reviewed according to the 2025 Construction Law; all projects must submit a commencement notice.

Information in this article is for reference based on the 2025 Investment Law and 2025 Construction Law; implementation details are based on current guiding decrees.

Schedule a factory investment consultation

Are you preparing to invest in a factory in Vietnam? Contact Hai Long for advice on the appropriate procedural roadmap for your project.

• Hotline: (+84) 846 625 888 – (+84) 976 860 686
• Email: info@hailongjsc.vn

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Reference sources:

• Hai Long Construction JSC Profile (May 2026) – corporate data, factories, projects
• FDVN – 09 new points of the 2025 Investment Law, effective from March 1, 2026
• Nhan Dan – Expanding the scope of construction permit exemptions from July 1, 2026