Foreword

1 Scope

This standard specifies general requirements for the design of new construction or renovation of service apartments, including:

– Service apartment buildings;

– Service apartment blocks in mixed-use apartment buildings;

– Service apartment blocks in multi-functional public buildings.

2 Normative references

The following referenced documents are indispensable for the application of this standard. For dated references, only the edition cited applies. For undated references, the latest edition of the referenced document (including any amendments) applies.

TCVN 2622, Fire protection for buildings and structures – Design requirements;

TCVN 4391, Hotels-Grading;

TCVN 4474, Internal drainage – Design standard;

TCVN 4513, Internal water supply system – Design standard;

TCVN 4605, Thermal engineering – Design standard of building envelope;

TCVN 5065, Hotels – Design standards;

TCVN 5674, Finishing works in construction – Execution and acceptance;

TCVN 5687, Ventilation-Air conditioning – Design standards;

TCVN 5718, Concrete roof and floor in buildings – Technical requirements for waterproofing;

TCVN 5867, Lifts – Safety requirements for construction and installation of lift car, counterweight and guide rails;

TCVN 6396, Safety requirements on construction and installation of lifts;

TCVN 7114, Ergonomics – Lighting of work places;

TCVN 7447, Electrical installations of buildings;

TCVN 7628, Installation of lifts;

TCVN 7798, Service apartment – Grade.

TCVN 7958, Protection of construction works – Anti-termite construction for new buildings;

TCVN 9206, Electrical equipment in buildings and structures – Design standards;

TCVN 9207, Electrical conduit systems for buildings and structures – Design standard;

TCVN 9359, Damp proofing in buildings – Design and construction;

TCVN 9362, Design standards of foundations of buildings and structures;

TCVN 9385, Protection against lightning for construction works – Guidelines for design, inspection and maintenance of the system;

TCVN 9386, Seismic resistant design of structures.

3 Terms and definitions

For the purposes of this standard, the following terms and definitions apply:

3.1

Service apartment

An apartment that serves the purpose of rental accommodation (similar to hotel apartments, tourist apartments…), with necessary equipment and services for the tenant to self-serve during their stay.

3.2

Service apartment building

A building consisting of a service apartment block and other accompanying functional blocks.

NOTE: Other functional blocks include: Service block; Administrative management block; Technical – auxiliary block.

3.3

Mixed-use apartment building

An apartment building with mixed use purposes, designed and constructed for residential use and other purposes such as office, service, commerce…

3.4

Multi-functional public building

A public building designed and constructed for multiple different purposes (e.g. business services and/or offices, …).

3.5

Service apartment block

The area where service apartments are located.

3.6

Service block

The area with reception lobby, front desk, restaurant, private dining rooms, conference/seminar rooms, meeting rooms, entertainment areas, sports areas, common service spaces serving guests and other services.

3.7

Administrative management block

The area with rooms/spaces for work, living activities, sanitary facilities for staff, employees serving and managing the service apartment block.

3.8

Technical – auxiliary block

The area with technical and auxiliary rooms/spaces such as technical floors, laundry, communal kitchen, pump rooms, air conditioning, repair workshops, parking areas, warehouses, and other auxiliary functions.

3.9

Usable area

The floor area calculated according to the net dimensions of the service apartment: Including the floor area taking into account the walls/partitions of the rooms inside the service apartment, the balcony and loggia area; Excluding the floor area with structural columns/walls, technical boxes located inside the service apartment and the area of walls enclosing the building/apartment, walls dividing the service apartments.

3.10

Net dimension

The dimension measured to the inner edge of the wall/partition/glass frame/balustrade finishing adjacent to the floor surface (excluding interior decoration details such as skirting/molding/cornice…). For balconies and loggias, the entire floor area is counted, in case of a shared wall edge, it is calculated to the inner edge of the shared wall.

3.11

Net height

The height from the finished floor surface to the underside of the loadbearing structure or finished ceiling or the floor’s technical system. In case the loadbearing structure is a beam on the partition wall, the net height is measured to the underside of the secondary beam or floor.

3.12

Net width

The distance between the two nearest opposite edges of the finished structure or component of the building (excluding interior decoration details such as skirting/molding/cornice…).

4 General principles

4.1 The construction site for service apartment buildings must conform to the approved land use planning, land use plans, and detailed planning by competent authorities [3].

4.2 Building density, land use coefficient, height of service apartment buildings shall comply with the detailed planning and urban design approved by competent authorities.

4.3 Architectural solutions ensure safety, aesthetics suitable to the natural and climatic characteristics of the area, ensure ventilation requirements, sustainable development and environmental friendliness. Ensure convenient and reasonable operation chains and internal transportation diagrams, no overlap between functional blocks; do not affect each other in terms of hygiene and aesthetics.

4.4 Service apartment buildings must ensure the requirements on loadbearing safety and design life of the building. Do not construct in areas with risk of geological hazards (landslides, earth slips…), areas with flash floods, frequent flooding without technical measures to ensure safety for the construction area.

4.5 Service apartment buildings need to ensure fire and explosion safety requirements [13] and related regulations. The equipping, arranging, checking, and maintaining of fire fighting, rescue and relief equipment must comply with current regulations.

4.6 Service apartment buildings should meet the following requirements:

• Ensure accessibility for the elderly and people with disabilities [15];
• Use energy efficiently [14];
• Life and health safety [12];
• Maximize natural ventilation and lighting, prioritize the position and direction of natural lighting and ventilation for the service apartment block;
• Anti-termite measures according to selected applicable technical standards;
• Maintenance according to proper procedures.

4.7 The service apartment block in mixed-use apartment buildings or multi-functional public buildings should be designed as a separate, independent area from other functions of the building; ensure convenience for management and use and design of internal technical systems, at the same time do not affect each other in terms of order, hygiene and aesthetics.

5 Architectural design requirements

5.1 Service apartments have a usable area of not less than 25 m² and include the following main functional rooms/spaces:

1) Buffer space near the entrance inside the service apartment combined with a place for hats, coats, shoes;

2) Common living space;

3) Kitchen area arranged near technical systems, ensuring ventilation and environmental hygiene. The kitchen area must have smoke and odor exhaust ducts, but must not face the corridor;

NOTE: Depending on specific requirements, a kitchen may or may not be designed inside the service apartment.

4) Bedrooms must be well-ventilated, prioritize natural lighting, directly connected to the buffer space or common living space;

5) Toilet; the number depends on each service apartment, in case of 2 or more bedrooms, a separate toilet should be arranged for the master bedroom;

6) Storage space (if any) combined with wall cabinets or wall niches;

7) Balconies, loggias (if any) designed in a suitable position with the interior space of the service apartment, ensuring safety requirements according to current regulations [12].

5.2 The minimum usable area of rooms/spaces in service apartments is specified in Table 1.

Table 1 – Minimum usable area of rooms/spaces in service apartments

Unit: square meter (m²)

5.3 The minimum net dimensions of rooms/spaces in service apartments are specified in Table 2.

Table 2 – Minimum net dimensions of rooms/spaces in service apartments

Unit: meter (m)

5.4 In case the service apartment building and service apartment block in mixed-use apartment buildings/multi-functional public buildings do not have kitchens designed inside the service apartments but have common kitchen and dining rooms/spaces (serving the service apartments on one floor or certain floors), they must have suitable locations according to actual requirements, comply with selected applicable standards but must ensure safety, ventilation, environmental hygiene and current regulations [12], [13]. The common kitchen and dining area must have smoke and odor exhaust ducts, but must not face the common corridor.

5.5 The parking area is calculated according to actual requirements but not less than 20 m² of parking space for 160 m² of usable area of the service apartment block in service apartment buildings/mixed-use apartment buildings/multi-functional public buildings. There must be parking spaces for people with disabilities. The location and calculated number of parking spaces for people with disabilities follow current regulations [15].

NOTE: The calculated parking area above includes internal roads in the garage.

5.6 Depending on the scale and actual requirements, the content and area of the service block, administrative management block and technical – auxiliary block serving the service apartment building and the service apartment block in mixed-use apartment buildings/multi-functional public buildings are designed in accordance with relevant regulations.

NOTE: When designing, refer to the regulations in TCVN 5065, TCVN 4391 and TCVN 7798.

5.7 The minimum net height of rooms/spaces in the service block, administrative management block and technical – auxiliary block is specified in Table 3.

Table 3 – Minimum net height of rooms/spaces in the service block, administrative management block and technical – auxiliary block

Unit: meter (m)

5.8 The net width of corridors and staircases in service apartment buildings or service apartment blocks in mixed-use apartment buildings/multi-functional public buildings must meet the usage requirements, ensure safety, accessibility for people with disabilities and the elderly, ensure evacuation requirements in case of incidents and current regulations [12] [13] [15].

5.9 Other parts of the service apartment building or service apartment block in mixed-use apartment buildings/multi-functional public buildings must ensure safety, comply with current regulations [12], [13] and the following requirements:

• The net width of the main entrance door of the building/apartment, walkway is not less than 0.90 m. For doors to functional rooms, not less than 0.80 m;
• Stair and ramp handrails have a minimum height of 0.90 m;
• Balcony/loggia/rooftop/opening handrails (including windows) on the building facade have a minimum height of 1.40 m;
• Balcony/loggia/rooftop/opening handrails (including windows) have a hard-to-climb structure. Handrail openings cannot pass a sphere with a diameter of 0.10 m;
• Floors must meet the technical requirements in TCVN 9359 and TCVN 9362;
• Roofs need to ensure insulation and waterproofing functions according to regulations in TCVN 5718.

5.10 In addition to meeting the requirements in this standard, service apartment blocks in mixed-use apartment buildings/multi-functional public buildings must also comply with other regulations related to apartment buildings/public buildings.

6 Structural design requirements

6.1 It is necessary to calculate and design the structure to be safe, durable, able to withstand the most unfavorable loads and load combinations acting on them, including time-dependent loads, loads related to Vietnam’s natural conditions (hurricanes, earthquakes, lightning, flooding).

NOTE: Data related to Vietnam’s natural conditions are taken according to regulations [11].

6.2 The structural system has a clear working diagram, easy to control, encouraging the unification and standardization of loadbearing and enclosure structures while still ensuring the flexibility and diversity of architecture.

6.3 Structural solutions fully meet technical – economic criteria, suitable to the scale, number of floors and ensure spaces and architectural solutions.

6.4 Earthquake resistant design and calculation must comply with regulations in TCVN 9386.

6.5 Materials used must meet fire resistance, sound insulation, heat insulation requirements and durability against the impact of climate, corrosion of the surrounding environment, biological agents and other harmful agents to ensure the loadbearing capacity and normal usability of the building structure without major repairs during the service life (design life) of the building.

6.6 The design life of the building must be clearly stated in the design documents and other documents of the building as prescribed by law. At the end of the service life (design life) of the building, the investor/investment decision maker needs to give notice and conduct inspection and quality assessment of the building to have intervention measures to extend the service life or have other handling measures as prescribed by law.

6.7 The use of recycled materials, environmentally friendly materials and local materials is encouraged.

7 Fire protection requirements

When designing fire protection for buildings, it is necessary to comply with the regulations in TCVN 2622 and current regulations [13].

8 Requirements for internal technical systems

8.1 Water supply

8.1.1 The water supply system needs to continuously meet usage needs, in accordance with the regulations in TCVN 4513 and ensure hygiene quality according to current regulations [10].

8.1.2 The internal fire water supply system complies with current regulations [13].

8.1.3 The internal water supply pipeline network must be placed in technical boxes, limiting placement together with ventilation and air ducts.

8.1.4 It is necessary to ensure continuous water supply for water usage needs, should arrange underground water tanks to ensure the reserve water volume. Fully exploit the pressure of the external water supply pipeline. In case of insufficient water pressure and flow, it is necessary to arrange tanks, pumps or other pressure boosting devices.

8.1.5 A pressure tank or water tank should be placed on the roof to adjust the unregulated water regime and supply fire fighting water for 10 minutes. Separate distribution pipes are needed to ensure the fire fighting water is not used for other purposes.

8.1.6 To reduce water pressure and avoid water waste, pressure regulating devices should be installed on the water supply pipe or on the branch pipe leading to the water collection points.

8.2 Drainage

8.2.1 The drainage system should comply with the regulations in TCVN 4474.

8.2.2 The domestic drainage system should be designed according to the gravity flow regime; it is necessary to separate feces, urine and bath, living water.

8.2.3 The rainwater drainage system should be designed separately from the domestic sewage system, ensuring rainwater drainage in all weather conditions throughout the year. Rainwater vertical pipes are not allowed to leak, arranged not to affect the architectural aesthetics and need to be connected to the common drainage system.

8.2.4 The entire wastewater drainage system should be buried and connected to the common drainage system of the area. In case of using gutters, ditches, they must have lids.

8.3 Garbage collection

8.3.1 The method of garbage collection and transportation is suitable to the area’s garbage management method.

8.3.2 The internal garbage collection system must ensure the collection of all generated waste with a storage time not exceeding 1 day.

8.3.1 Waste bins must be placed on each floor in a separate room, not obstructing evacuation and rescue.

8.3.2 Waste bins must be closed, not emit odors, not leak, not cause waste spillage during transportation; Must simultaneously arrange organic degradable waste bins and non-degradable waste bins; Types of waste that pose a risk of fire, explosion, and disease spread must not be put into waste bins.

8.3.3 Garbage collection rooms should be arranged on each floor. The garbage collection room must be separated from other areas by fire separation components, have a ventilation system, have an automatic fire alarm system, automatic fire fighting.

8.4 Power supply – lighting – lightning protection – noise prevention

8.4.1 The electrical wiring system should be designed independently of other systems and ensure ease of replacement and repair when necessary, in accordance with the regulations in TCVN 7447, TCVN 9206, TCVN 9207 and current regulations [16].

8.4.2 Electrical distribution cabinets must have grounding wires and must have automatic protection devices in case of incidents. Electrical distribution cabinets must be made of materials in accordance with selected applicable standards and have sizes suitable for electrical circuits.

8.4.3 The electrical system is protected by circuit breakers. Electrical outlets and junction boxes installed in rooms in the building comply with current regulations [16] and are designed to be placed in positions and heights suitable for furniture.

8.4.4 Interior lighting should fully utilize natural lighting, anti-heat solutions, sun shades, wind shields should not affect natural lighting and apply energy-saving and efficient solutions.

8.4.5 Artificial lighting design needs to limit glare, comply with regulations in TCVN 7114 and ensure efficient energy use according to current regulations [14] [17].

8.4.6 In the areas of corridors, staircases, floor lobbies, basements, semi-basements, it is necessary to arrange emergency lighting and lighting for crowd dispersal according to current regulations.

8.4.7 The lightning protection system should comply with the regulations in TCVN 9385.

8.4.8 The sound insulation index and noise prevention design must comply with current regulations [18].

8.5 Ventilation and air conditioning

8.5.1 The design of the ventilation and air conditioning system should comply with the regulations in TCVN 5687 and current regulations [19].

8.5.2 The ventilation and air conditioning system needs to take advantage of natural ventilation and have reasonable technological, architectural and structural solutions to ensure hygiene requirements, technical standards, and efficient energy use.

8.5.3 Envelope structural design solutions should be used to retain heat, limit cold winds in winter, avoid hot sun in summer, in accordance with the regulations in TCVN 4605.

8.5.4 Staircase/elevator pressurization systems, emergency smoke extraction systems comply with current regulations and TCVN 5687.

8.5.5 The smoke ventilation, smoke extraction and protection system for escape routes, fire resistance of air ducts and ducts – air shafts must comply with current regulations [13].

8.5.6 It is necessary to arrange local ventilation for the kitchen, bathroom, and toilet areas. Do not use natural ventilation solutions for living rooms through the kitchen and toilet.

8.5.7 The drain hole system in the toilet area must ensure no gas and odor leakage.

8.6 Communication, telecommunications

8.6.1 Communication and telecommunications systems need to be designed synchronously inside and outside the building, meeting current and future usage needs. There should be lightning protection solutions for antenna poles.

8.6.2 The system should have pre-arranged cable pipes installed inside the walls, with pre-arranged junction boxes on each floor.

8.6.3 The communication and telecommunications system needs to ensure safety, convenience for exploitation and use and connection to the service provider’s systems, while being easy to replace and repair.

8.6.4 A security camera system can be designed and installed according to the needs and characteristics of the building.

9 Elevator requirements

9.1 Elevators should be located near the main entrance. The width of the passenger waiting elevator lobby must be arranged in accordance with the selected applicable standards.

NOTE: Depending on the selected service quality, elevators may include: elevators for guests, elevators for staff, elevators for transporting prepared food/drinks, and elevators for transporting goods.

9.2 The design, installation and selection of capacity, load, speed of elevators must be based on practical requirements, service quality requirements, in accordance with the regulations in TCVN 5867, TCVN 6396, TCVN 7628 and other relevant technical requirements.

NOTE: Elevators have a lifting capacity of not less than 400 kg, with at least 1 elevator with cabin net dimensions ensuring the transport of emergency stretchers.

9.3 The design and selection of capacity, load and speed of elevators must be based on the number of floors to be served, the maximum number of people to be transported during peak hours, service quality requirements and other technical requirements.

9.4 The machine room and elevator equipment must have convenient and safe access, and must not be located directly above the service apartment. The elevator shaft must ensure sound insulation requirements according to current regulations [12] [18].

9.5 Water tanks must not be located directly above the elevator shaft and water supply, heat supply, and gas lines must not pass through the elevator shaft.

9.6 Elevators must have door jam protection devices, automatic rescue devices and an internal telephone system from the cabin to the outside. Elevators must ensure that they only operate when all doors are closed.

9.7 Elevators must ensure safety and be safety inspected in the following cases:

• After installation, before putting into use;
• After major repairs;
• After a serious accident or incident has occurred and been remedied;
• Expiration of inspection or at the request of the state management agency on labor safety.

10 Finishing requirements

10.1 Finishing works should comply with the regulations in TCVN 5674 and TCVN 7958.

10.2 The exterior design needs to harmonize elements such as materials, colors, decorative details, blend with the area’s landscape, and suit the building’s function.

10.3 Architectural details of the facade such as: windows, doors, handrails, balconies, loggias, moldings, roof details, etc. need to be designed to ensure user safety, not affecting the operation of equipment and outdoor maintenance vehicles.

List of references

[1] Law No. 30/2009/QH12 dated June 17, 2009, Law on Urban Planning;

[2] Law No. 38/2009/QH12 dated June 19, 2009, Law Amending and Supplementing a Number of Articles of Laws Related to Basic Construction Investment;

[3] Law No. 45/2013/QH13 dated November 29, 2013, Land Law;

[4] Law No. 50/2014/QH13 dated June 18, 2014, Construction Law;

[5] Law No. 55/2014/QH13 dated June 23, 2014, Law on Environmental Protection;

[6] Law No. 65/2014/QH13 dated November 25, 2014, Housing Law;

[7] Law No. 09/2017/QH14 dated June 19, 2017, Tourism Law;

[8] Official Letter No. 1245/BXD-KHCN dated June 24, 2013 on guiding the application of architectural criteria for high-rise residential buildings;

[9] QCVN 01:2019/BXD, Vietnam Building Code – Construction planning;

[10] QCVN 01-1.2018/BYT, National technical regulation on quality of clean water used for domestic purposes.

[11] QCVN 02.2009/BXD, National technical regulation – Natural condition data for construction;

[12] QCXDVN 05:2008/BXD, Vietnam Building Code – Housing and public works – Life and health safety;

[13] National technical regulation – Fire safety for buildings and structures;

[14] QCVN 09:2017/BXD, National technical regulation on buildings using energy efficiently;

[15] QCVN 10:2014/BXD, National technical regulation on Construction of facilities to ensure accessibility for people with disabilities;

[16] QCVN 12:2014/BXD, National technical regulation on electrical systems of buildings and structures;

[17] QCVN 22:2016/BYT, National technical regulation on lighting – Allowable lighting levels at the workplace;

[18] QCVN 26:2010/BTNMT, National technical regulation on noise;

[19] QCVN 26:2016/BYT, National technical regulation on microclimate – Permissible microclimate values at the workplace.