As Vietnam’s tourism and hospitality sector continues to thrive—particularly with the rapid development of coastal resort projects—the need for conducting Environmental Impact Assessments (EIA) is becoming increasingly urgent and legally mandatory. Performing an EIA not only ensures compliance with current environmental protection regulations but also plays a crucial role in promoting sustainable development by minimizing negative impacts on natural ecosystems and local communities.

For a broader understanding of the requirements for investing in resorts, you can refer to our comprehensive investment guide. However, this article focuses solely on systematically presenting the EIA process for resort projects, aiming to assist investors and project developers in understanding legal requirements, technical contents, and critical considerations during the preparation and appraisal of EIA reports.

1. Overview of Environmental Impact Assessment for Resort Projects

1.1 Definition and Role of EIA

Definition

Environmental Impact Assessment (EIA) is a systematic research process designed to comprehensively analyze and forecast potential environmental impacts from development activities such as spatial planning, economic investment, industrial production, service operations, construction, as well as scientific, healthcare, cultural, social, security, and defense sectors, among other project types.

The core objective of EIA is to identify, quantify, and predict potential environmental impacts, thereby establishing and recommending management solutions to prevent, minimize, or eliminate negative effects—ensuring harmony between socio-economic development and environmental protection and aiming toward sustainable development.

Role

Environmental Impact Assessment (EIA) plays a key role in analyzing, forecasting, and controlling negative environmental effects caused by investment projects. Through this process, mitigation measures are proposed to prevent harm to natural resources, biodiversity, and ecosystems.

EIA is conducted before the project begins, allowing investors to make more environmentally responsible decisions. A major function of EIA is to predict and prevent environmental risks, reduce greenhouse gas emissions, manage solid waste, treat resort wastewater, and protect biodiversity. Accordingly, solutions such as wastewater treatment, solid waste control, and emissions reduction are incorporated into the project plan.

In addition, EIA contributes to improving decision-making quality for regulatory agencies. With comprehensive and objective environmental information, competent authorities can assess and approve projects transparently and efficiently while guiding development toward sustainability.

1.2 Legal Basis

• Environmental Protection Law No. 72/2020/QH14, amended by Law No. 11/2022/QH15 (Inspection Law), effective from July 1, 2023
• Decree 08/2022/NĐ-CP: Detailing several articles of the Environmental Protection Law
• Circular 02/2022/TT-BTNMT: Guiding implementation of several provisions of the Environmental Protection Law
• Decree 05/2025/NĐ-CP: Amending and supplementing provisions of Decree No. 08/2022/NĐ-CP
• Decree 45/2022/NĐ-CP: On administrative sanctions in environmental protection
  

2. Environmental Impact Assessment Process

The Environmental Impact Assessment (EIA) process is outlined in Article 32 of the 2020 Environmental Protection Law and Form No. 04 attached to Circular 07/2025/TT/BTNMT. It comprises essential steps to forecast and manage potential environmental impacts of resort projects. Following this process enables investors to select appropriate project options and ensure legal compliance, environmental protection, and sustainable development.

EIA Steps for Resort Projects

Survey and data collection on the current environmental status
Conduct geographical, geological, meteorological, and hydrological surveys. Gather data on natural conditions, environmental and socio-economic factors. Collect, measure, and analyze air, water, and soil samples within and around the resort area.

Analyze and predict environmental impacts
Identify pollution sources from the project, such as emissions, wastewater, solid waste, and noise. Assess the degree of impact these sources have on local resources, the environment, society, and human health near the project site.

Propose mitigation measures
Develop pollution mitigation measures for both construction and operational phases. Recommend wastewater treatment solutions, air emission controls, and solid waste collection and disposal plans for resort operations.

Prepare the EIA report
Compile the collected and analyzed data into a formal Environmental Impact Assessment report, covering project background, current environmental conditions, impact predictions, mitigation plans, environmental monitoring programs, community consultation outcomes, and more.

Appraisal and approval
Submit the EIA report to the relevant authority for review and approval. The appraisal process includes the establishment of an appraisal council, organizing appraisal meetings, and issuing approval decisions or requesting revisions. Results are publicly disclosed on the national public service portal.

3. Environmental Protection Requirements for Resorts

3.1 Applicable Environmental Standards

Resort projects must comply with the following national environmental standards:

• Ambient air quality: QCVN 05:2023/BTNMT Issued under Circular 01/2023/TT-BTNMT, this regulation includes seven indicators for assessing air quality: SO₂, CO, NO₂, O₃, TSP, PM₁₀, and PM₂.₅.
  
• Noise levels: QCVN 26:2010/BTNMT. According to Phap Luat News, all production, business, and service facilities—including resorts as a premium accommodation type—must comply with legal noise level limits. Controlling noise pollution protects both tourism quality and local residents’ living standards.
  
• Wastewater quality: QCVN 14:2008/BTNMT. This standard applies to domestic wastewater from residential areas, hotels, resorts, and apartment buildings. It specifies limits for BOD₅, COD, TSS, ammonium, coliforms, pH, etc. Note: This will be replaced by Circular 05/2025/TT-BTNMT, which introduces updated standards for domestic and urban wastewater.
  

4. Resort Wastewater Treatment System

4.1 Design Standards

A resort’s wastewater treatment system must meet the following design criteria:

• Capacity matching project scale: The system should be designed based on the resort’s maximum guest capacity and service operations to ensure effective daily wastewater treatment.
  
• Use of advanced technology: Employ modern technologies such as AAO, MBR, or BASTAF to improve treatment efficiency, save space, reduce odors, and ease operation and maintenance.
  
• Compliance with QCVN 14:2008/BTNMT: Treated wastewater must meet national technical standards for domestic wastewater before discharge into the environment, ensuring ecological safety and legal compliance.
  

4.2 Treatment Technologies

Modern resorts commonly apply advanced wastewater treatment technologies to ensure high efficiency and suitability to actual operational conditions, such as:

• AAO (Anaerobic–Anoxic–Oxic): A three-stage biological process highly effective in removing organic compounds, nitrogen, and phosphorus.
  
• MBR (Membrane Bioreactor): Combines biological treatment with membrane filtration, delivering high-quality effluent, saving space, and suitable for resorts with strict discharge standards.
  
• Improved BASTAF septic system: Compact design, easy operation, suitable for small to medium-sized resorts, enhances primary treatment effectiveness.
  

5. Environmental Monitoring Program

Resorts must implement periodic environmental monitoring programs as follows:

• Wastewater monitoring (every 3 months): Regular monitoring of wastewater parameters ensures treated effluent complies with QCVN 14:2008/BTNMT. Early detection of irregularities helps resorts apply timely corrective measures, minimizing environmental harm.
  
• Air quality monitoring (every 6 months): According to QCVN 05:2013/BTNMT, service businesses including resorts must monitor surrounding air quality to ensure pollution levels remain within acceptable limits. Regular air monitoring protects public health and preserves a clean tourism environment.
  
• Solid waste monitoring (monthly): The monthly frequency is based on guidance from local authorities and related waste management regulations. The goal is to ensure proper treatment and transportation standards, thereby minimizing pollution risks.
  

6. Cost and Timeline

The cost of conducting an Environmental Impact Assessment (EIA) for resort projects typically ranges from VND 200 to 500 million. This cost may vary depending on several factors:

• Project scale: Larger projects with extensive operations and amenities often require more complex assessments, resulting in higher EIA costs.
  
• Project location: Projects in environmentally sensitive areas or regions requiring special protection measures may incur higher costs.
  
• Environmental complexity: Factors such as biodiversity, air, water, and soil quality influence the complexity of the EIA process, thus affecting the implementation cost.
  

Timeframe: Typically ranges from 2 to 3 months, including the entire process from data collection to final approval.

7. Conclusion

7. Conclusion

Environmental Impact Assessment for resort projects plays an essential role in the overall resort development process. It ensures compliance with the Environmental Protection Law while helping identify, predict, and control environmental risks from the early stages. A thorough EIA helps limit negative environmental impacts and facilitates the selection of appropriate technologies, ensuring a balance between economic development, natural resource preservation, and ecological stability—the foundation of sustainable development.

Additionally, you may explore administrative procedures and business standards for resort investments.

Clients need detailed legal advice to assess the environmental impact of a resort project. Please contact us, Harley Miller Law Firm for in-depth support.

Harley Miller Law Firm

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