Renting a home in Korea, explained from the law

Jeonse, deposits, renewals and agent fees. Every rule here is taken from the Korean statute text, with the article number, so you can show it to your landlord or agent.

Guides

How to Protect Your Lease Deposit in Korea as a Foreigner: Move-in Report and Fixed DateYour jeonse or monthly-rent deposit is protected once you move in and file your residence report, and gets priority at auction with a fixed date on the contract. For foreigners, the change-of-residence report counts as the move-in report.
Alien Registration in Korea: 90-Day Rule and 15-Day Address Change ReportForeigners staying in Korea longer than 90 days must register within 90 days of entry, and report a move within 15 days. Deadlines, where to report, what changes need a report, and the penalties under Korea's Immigration Act (출입국관리법), checked against the official text.
Jeonse vs Wolse in Korea: Which Is Cheaper? Monthly Cost and Break-even RateHow to compare a jeonse (large lump-sum deposit, no rent) with wolse (smaller deposit plus monthly rent): turn the deposit into a monthly interest cost and find the break-even rate.
Small Deposit Priority Repayment in Korea: Seoul ₩165 Million or Less Gets ₩55 Million FirstIf your rented home in Korea is auctioned, a small-deposit tenant gets part of the deposit back before the mortgage holder. Thresholds by region, the conditions, and the mortgage-date trap.
Lease Renewal Right in Korea: One 2-Year Renewal, and Only 9 Reasons to RefuseKorean tenants can demand one 2-year renewal between 6 and 2 months before the lease ends. The landlord can refuse only for one of nine legal reasons, and owes damages if a 'moving in myself' refusal was false.
Automatic Lease Renewal in Korea: No Notice 2 Months Before, and It Renews for 2 YearsIf neither landlord nor tenant gives notice in time, a Korean lease renews automatically on the same terms for 2 years. The tenant can then leave at any time with 3 months' notice.
Rent Increase Limit in Korea: 5% Cap on Deposit and Monthly Rent IncreasesA Korean landlord can ask to raise the deposit or monthly rent by at most 5% of the agreed amount, and not within a year of the contract or the last increase. How the cap works with renewal, with amounts.
Deposit to Monthly Rent Conversion in Korea: Legal Cap Is Base Rate + 2% (Now 5%)When part of a Korean lease deposit is turned into monthly rent, the rate is capped at the lower of 10% or the Bank of Korea base rate + 2 percentage points. The formula, the current cap, and when it applies.
Real Estate Agent Fees in Korea: Legal Maximum for Jeonse, Monthly Rent and PurchaseThe legal maximum real estate agent fee (중개보수, 'bokbi') in Korea by deal amount, the ×100 / ×70 rule for monthly-rent leases, and worked examples.
Health Insurance for Foreigners in Korea: Who Must JoinHow foreign residents join Korea's National Health Insurance under Article 109 of the National Health Insurance Act: workplace subscribers, local subscribers, dependents, opting out, and the monthly 25th payment deadline.
Korea's Housing Lease Report: Deposits Over ₩60 Million or Rent Over ₩300,000 Within 30 DaysA home lease in Korea with a deposit over ₩60 million or monthly rent over ₩300,000 must be reported within 30 days of signing. Which contracts and areas are covered, filing alone if the landlord refuses, the fixed-date effect, and the fine, under the Real Estate Transaction Reporting Act.

Glossary

Jeonse, fixed date, opposing power and other words you will meet when renting a home in Korea, each explained from the law itself with the article number.

Calculators

Letters to your landlord

Fill them in English. You get the Korean document your landlord will read, ready to print and send.

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