What should I check before signing a rental contract in Korea?

Check the property registry (등기부등본) for ownership and mortgages, verify the landlord's identity, compare market prices, and inspect the property for defects. Take photos of everything during your visit.

What should I do immediately after moving in?

File your resident registration (전입신고) on move-in day to establish legal occupancy rights. Then file a rental transaction report (전월세신고) within 30 days to get an automatic fixed date stamp for deposit protection.

How much are real estate agent fees in Korea?

Agent fees are legally capped based on transaction amount. For jeonse deposits of 50-100 million KRW, the maximum is 0.4%. For 100-600 million KRW, it's 0.3%. Agents charging more than the legal limit are breaking the law.

Korea Rental Contract Checklist: Before to After Signing

Rental contract signing in Korea requires checking the property registry (deunggibu deungbon) for existing mortgages, verifying the landlord’s identity matches the registered owner, confirming the deposit amount does not exceed 70% of the property’s market value, and including protective special clauses (e.g., deposit return timeline, repair responsibilities). The mandatory rental transaction report must be filed within 30 days. This step-by-step checklist covers preparation before viewing, the signing process, and post-signing protection measures.

Before Viewing: Preparation

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Set Your Budget

Keep housing costs within 30% of monthly income (rent + maintenance fees)
Budget an extra 2-3 million KRW for moving costs, agent fees, and insurance
Check jeonse loan eligibility and limits in advance

Research the Market

Compare prices on Naver Real Estate, Zigbang, Dabang
Compare at least 3 similar properties in the same area
Be suspicious of prices significantly below market rate

During Viewing: Property Inspection

Physical Checklist

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Water pressure: Test all faucets and showers
Drainage: Check water flows properly
Mold: Inspect walls, ceilings, and window frames
Ventilation: Check window operation
Noise: Listen for traffic, neighbors, elevators
Sunlight: Visit during daytime
Heating: Test the boiler
Electrical: Check outlet locations and circuit breaker
Security: Door lock, CCTV, building management

Document Everything

Photo and video every room
Capture any existing damage — this prevents deposit disputes later

Contract Day: Signing Checklist

Property Registry

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Pull a fresh copy on contract day (700 KRW at iros.go.kr)
Verify owner matches landlord
Check for new mortgages or liens since your last check

Contract Essentials

Deposit amount and payment schedule
Monthly rent and due date
Contract period (typically 2 years)
Maintenance fee inclusions
Special clauses for your protection

Agent Fees (Legal Maximums)

Under 50M KRW: 0.5% (max 200,000 KRW)
50M-100M KRW: 0.4% (max 300,000 KRW)
100M-600M KRW: 0.3%
600M-1.2B KRW: 0.4%

After Signing: Move-in Tasks

Move-in Day

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Final property registry check
Transfer deposit to landlord’s personal account (keep receipt)
Receive keys and access codes
Take photos of property condition

Within 1 Week

Resident registration (전입신고) — do this on move-in day
Rental transaction report (전월세신고) — within 30 days, grants automatic fixed date stamp
Apply for deposit insurance (HUG/SGI)

Address Changes

Driver’s license
Vehicle registration
Bank accounts
Mail forwarding at post office

Key Takeaway

The three non-negotiable items: property registry check, resident registration, and rental transaction report. Everything else is important, but these three protect your money.