Jeonse (전세) lets you live rent-free for two years in exchange for a large lump-sum deposit — often ₩100–300 million in Seoul. Since 2022, thousands of tenants have lost deposits to "jeonse fraud", and foreign tenants are especially exposed because the key documents are only in Korean. Here is the 10-step check we would do ourselves before signing, with the foreigner-specific steps most English guides skip.
How jeonse fraud usually works
- "Deposit equals price" homes: the deposit is close to or above the home’s real value, so nothing is left for you after an auction.
- Owner changes right after you move in: the home is sold to an empty "nominee" landlord who cannot repay.
- New mortgage before your move-in: a loan registered the same day you pay the balance ranks ahead of you, because your protection starts the next day.
- Fake landlords or agents: someone who is not the registered owner collects the deposit.
The 10-step checklist
- Check the property register (등기부등본) yourself. Print it from the Internet Registry Office (iros.go.kr) for about ₩700, or ask the agent to print it in front of you. Look at three things: the owner (must match the person signing), mortgages (근저당) in the "Eul-gu" section, and any trust (신탁), seizure (압류) or provisional seizure (가압류). A trust registration means the trust company, not the "landlord", controls the property.
- Compare the deposit with the real market price. Jeonse fraud usually happens when the deposit plus existing debts is close to, or above, what the home would sell for. Check recent sale prices on the government real-transaction site or the HUG Safe Jeonse app (안심전세앱). As a rule of thumb, be careful if your deposit plus the mortgages listed on the register exceeds about 70–80% of the market price.
- Check the building register (건축물대장). On Seumteo (eais.go.kr) or via your agent, confirm the unit is legally a home. Units registered as neighborhood retail (근린생활시설) or with "violating building" (위반건축물) marks are common in villa and officetel scams — and HUG deposit insurance usually refuses them.
- Check the landlord’s unpaid taxes. Unpaid national and local taxes can be paid out of an auctioned home before your deposit. Ask the landlord for tax-clearance certificates (국세·지방세 완납증명서). After signing, if your deposit is over ₩10 million you can view the landlord’s unpaid national tax at any tax office without their consent until move-in; local tax is viewed separately at the city or district office.
- Ask about tenants ahead of you. In multi-unit houses (다가구), earlier tenants’ deposits rank ahead of yours. Ask the landlord to show the fixed-date status of existing tenants (확정일자 부여현황) and the senior deposits. Landlords are required to provide this information on request.
- Use a licensed agent and verify it. Look up the agent’s registration on the national real-estate brokerage lookup and check the registration certificate on the office wall. The agent must give you a written property explanation (중개대상물 확인·설명서) and carries liability insurance.
- Add protective clauses (특약) to the contract. Ask for clauses such as: the landlord will not add new mortgages or change the owner until your move-in date plus one day; the contract is cancelled and the deposit returned in full if HUG deposit insurance is refused; and the landlord’s unpaid taxes, if any, will be paid before the balance date.
- Pay only to the registered owner. Send the down payment and balance by bank transfer to an account in the owner’s own name, as shown on the register. Never pay cash, and never pay a "manager", relative or agent’s account unless you have a notarized power of attorney and have called the owner directly.
- On balance day: re-check, move in and register the same day. Print the register again on the morning you pay the balance. Then move in, file your change of address report (체류지 변경신고) and get a fixed date (확정일자) on your contract the same day. This gives you priority from 00:00 the next day.
- Buy jeonse deposit insurance. Apply for HUG or SGI jeonse deposit return insurance (전세보증금반환보증) as soon as you move in. If the landlord cannot repay at the end of the lease, the insurer pays you and chases the landlord. Foreign residents can apply with an Alien Registration Card.
Your rights timeline
| When | What you do | What you get |
|---|---|---|
| Before signing | Steps 1–6 | Spot risky homes and landlords |
| Signing day | Clauses (step 7), pay down payment to owner | Contract that protects you if things go wrong |
| Balance day | Re-check register, move in, change-of-address report, fixed date | Opposing power (대항력) and priority from 00:00 next day |
| Within days of moving in | HUG/SGI deposit insurance | Your deposit is guaranteed even if the landlord defaults |
Warning signs to walk away from
- The deposit is noticeably higher than similar homes nearby, or "the same as the sale price".
- The landlord or agent pushes you to sign today, or offers to pay your moving costs or agent fee.
- The person signing is not the owner on the register, and there is no notarized power of attorney.
- The landlord refuses to show tax certificates or existing tenants’ deposits.
- The unit is not legally registered as a home on the building register.
Useful calculators
Frequently asked questions
Can foreigners get HUG jeonse deposit insurance?
Yes. Foreign residents with an Alien Registration Card or domestic residence report can apply. The name on your contract must match your card exactly, and if your registration number changes (for example after a visa change), update the contract and notify HUG.
Is the change of address report the same as a move-in report?
For lease protection, yes. A foreign resident’s change of address report (체류지 변경신고) has the same effect as a Korean’s move-in report under the Housing Lease Protection Act.
When does my protection start?
Opposing power (대항력) starts at 00:00 on the day after you both move in and file your address report. That is why a mortgage registered on your balance day can rank ahead of you — and why the "no new mortgage" clause matters.
Is wolse (monthly rent) safer than jeonse?
Usually yes, because the deposit is much smaller. The same checks still apply to the deposit you do pay.
Where can I get help in English?
The Immigration Contact Center (1345) offers multilingual help, and Seoul Global Center and regional foreigner support centers offer free housing counseling.
Sources: Immigration Act Article 88-2 and Housing Lease Protection Act (Korea Law Information Center); Korea Housing & Urban Guarantee Corporation (HUG); Internet Registry Office; Seumteo building register; National Tax Service (unpaid-tax viewing under the National Tax Collection Act Article 109).
General information only, not legal advice. For a large deposit, consider a one-off check by a licensed agent or lawyer you choose yourself. Last checked October 2026.
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