Renting a Home in Korea: Monthly Rent, Jeonse, Deposit and Fixed Date

At a glance

• The Housing Lease Protection Act applies to leases of residential buildings, including where part of the building is used for non-residential purposes.
• For foreigners, foreigner registration and the report of change of residence replace resident registration and the move-in report.
• Once delivery of the house and the move-in report are completed, opposability takes effect from the next day; with a fixed date on the contract as well, the tenant can be repaid the deposit ahead of junior right holders in an auction or public sale.
• The fixed-date fee is 600 KRW per case in person and 500 KRW per case at the Internet Registry Office.

Who does this

• A registered foreigner who changes residence must file a move-in report within 15 days of moving in, with the city/county/district or town/township/neighborhood office of the new residence, or with the competent immigration office.
• Foreign nationals of Korean descent (domestic residence reporters) are guided to report within 14 days of moving their residence (Yeongdeungpo-gu guide).
• A tenant who wants priority repayment of the deposit needs the opposability requirements (delivery of the house and move-in report) and a fixed date on the contract.
• Foreigners, as well as individuals and corporations, can join the Jeonse Deposit Return Guarantee of the Korea Housing & Urban Guarantee Corporation (HUG) (HUG guide).

Where to apply

• Fixed date: the town/township office, community service center, or city/county/district branch office where the house is located, district courts and their branches, registry offices, and notaries.
• Electronic fixed date: the landlord or tenant can apply at the Supreme Court Internet Registry Office.
• Report of change of residence: accepted at the immigration office, district office, or community service center of the area you moved to (Yeongdeungpo-gu guide).
• Jeonse Deposit Return Guarantee: visit a HUG branch or a partner bank, Naver Pay, Kakao Pay, Toss, or the HUG Ansim Jeonse app (HUG guide).

What to bring

• Fixed date (in person): the original lease contract and ID (resident registration card, driver's license, passport, residence card, etc.).
• The contract must state the landlord's and tenant's details, the property, the term, and rent and deposit, with the signature or name and seal of the parties.
• Electronic fixed date: a certificate that can confirm your real name, designated and announced by the Minister of Court Administration.
• Report of change of residence: the change-of-residence report form, residence card or domestic residence card, and proof of residence (lease contract, accommodation confirmation, etc.) (Yeongdeungpo-gu guide).

Cost

• The amounts above are as of 2026.
• The HUG guarantee rate depends on the deposit bracket, housing type and debt ratio (as posted by HUG).

Procedure

• Step 1: Before signing, with the landlord's consent, you can request information on the house such as the fixed-date date, rent and deposit.
• Step 2: Sign the contract. A lease with no fixed term or a term under 2 years is deemed to be 2 years. The tenant may claim a term under 2 years.
• Step 3: File the report of change of residence within 15 days after moving in (delivery of the house).
• Step 4: Once delivery of the house and the move-in report are completed, opposability against third parties takes effect from the next day.
• Step 5: Get a fixed date on the contract. A tenant with the opposability requirements and a fixed date can be repaid the deposit ahead of junior right holders in an auction or public sale.
• Step 6: Contracts with a deposit over 60,000,000 KRW or monthly rent over 300,000 KRW (in special self-governing cities/provinces, cities, some counties and autonomous districts) must be reported as housing lease contracts within 30 days of the contract date.
• Step 7: Once a lease report with the contract submitted is accepted, a fixed date is deemed given. When a tenant files a move-in report under the Resident Registration Act, the lease report is deemed filed.
• Step 8 (optional): For jeonse, apply for the HUG Jeonse Deposit Return Guarantee before 1/2 of the contract term has passed, counted for new contracts from the later of the balance payment date and the move-in report date (HUG guide).

Common sticking points

• For electronic fixed dates, applications received after 16:00 on weekdays may be processed on the next working day, and those received after 18:00 on weekdays or on Saturdays or holidays are processed on the next working day.
• For the HUG guarantee, you must live in the house with a move-in report and a fixed date, and the jeonse deposit plus senior claims must be within 90% of the house price (HUG guide).
• The HUG guarantee covers deposits up to 700,000,000 KRW in the capital area and up to 500,000,000 KRW elsewhere, with a contract term of 1 year or more, signed through a licensed real estate agent (HUG guide).
• A request to increase rent or deposit cannot exceed 1/20 (5%) of the agreed amount, and city/provincial ordinances may set a lower limit.
• The tenant can exercise the right to request renewal 1 time, and the renewed lease term is deemed to be 2 years.
• Even after the lease term ends, the lease relationship is deemed to continue until the deposit is returned.
• If you missed the change-of-residence deadline, the guide says to contact the immigration office (1345) (Yeongdeungpo-gu guide).

This guide is general information and does not assess any individual case. Laws and fees can change, so check the original text via the official links and with the competent office.