A number of regulations on bad debt handling that had been introduced under the 14th National Assembly’s Resolution No. 42/2017/QH14 in 2017 have been passed into law under Chapter XII of the amended Law on Credit Institutions 2024. This helps credit institutions have more effective legal tools to be more proactive in handling and recovering bad debts. However, in the amendment, the right of credit institutions to seize collateral assets is no longer maintained. Credit institutions will therefore have to consider and strictly control credit granting from the time of assessing documents, disbursement, loan use, and debt recovery, as well as the handling of collateral. According to experts, volatile, challenging, and difficult factors cause processing times for collateral assets to lengthen at credit institutions. Therefore, the five-year term as stipulated by the amended Law on Credit Institutions is relatively reasonable considering the current and near future conditions of the real estate market. However, there are also concerns that holding real estate for a long time poses many risks.