Rental Contract Checklist Korea 2026: Before, During, and 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
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
- 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
- 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%
Korea’s Rental Reporting System 2026 — Penalties and How to File
After Signing: Move-in Tasks
Move-in Day
- 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.
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.
