How to rent a home in Korea as a foreigner

What to bring

• Passport and Alien Registration Card.
• The deposit (보증금) and first month's rent, usually paid by bank transfer.
• A Korean bank account for rent and utility auto-payments.
• Proof of income or enrollment if you apply for a jeonse loan.

Step by step

1. 1.Decide between monthly rent and jeonse

   Monthly rent (월세) means a deposit plus rent every month; jeonse (전세) means a very large refundable deposit and no monthly rent. Most newcomers start with monthly rent through a licensed agent (부동산) or a listing app.

   Say it in Korean

   • 월세가 얼마예요?wolsega eolmayeyoHow much is the monthly rent?
   • 전세 보증금은 얼마예요?jeonse bojeunggeumeun eolmayeyoHow much is the jeonse deposit?
   • 전세 보증금이 시세보다 높게 책정된 것 같아서 깡통전세 우려를 좀 짚어보고 싶습니다.jeonse bojeunggeumi siseboda nopge chaekjeongdoen geot gataseo kkangtongjeonse uryeoreul jom jipeobogo sipseumnidaThe jeonse deposit seems to be set above market value — I'd like to examine the risk of a "hollow jeonse."

2. 2.View rooms and ask about the extras

   Ask what the maintenance fee (관리비) covers, which appliances are included (옵션), how the heating works, and whether there is parking. Take photos of any damage before you sign.

   Say it in Korean

   • 방을 보러 왔어요. 안내해 주실 수 있어요?bangeul boreo wasseoyo. annaehae jusil su isseoyoI came to see a room. Could you show me around?
   • 주차장은 있어요?juchajangeun isseoyoIs there a parking lot?
   • 관리비가 너무 많이 나온 것 같아서 항목을 확인하고 싶어요.gwallibieoga neomu mani naon geot gataseo hangmogeul hwaginhago sipeoyoMy management fee seems too high — I'd like to check the breakdown.

3. 3.Check the property register before signing

   Ask the agent for the property register (등기부등본) and confirm the owner's name matches the person you pay, and that mortgages on the property are small compared with your deposit. Confirm the contract period and renewal terms.

   Say it in Korean

   • 계약 기간은 어떻게 돼요?gyeyak gigaeun eotteoke dwaeyoWhat is the contract period?
   • 계약 전에 등기부등본을 한 번 확인하고 싶어요.gyeyak jeone deunggibudeungboneul han beon hwaginhago sipeoyoI'd like to check the property registration before signing.

4. 4.Sign the lease and pay only the registered owner

   Transfer the deposit to the owner's account, never to a middleman. The agent's fee (중개보수) is capped by local regulation — ask to see the rate table. Consider deposit-return insurance (전세보증보험) for larger deposits.

   Say it in Korean

   • 보증금을 더 안전하게 지키고 싶은데 전세보증보험이 도움이 될까요?bojeunggeumeul deo anjeonhage jikigo sipeunde jeonsebojeungboheomi doumi doelkkayoI want to protect my deposit more securely — would jeonse insurance help?
   • 월세를 좀 깎아 주실 수 있을까요?wolsereul jom kkakka jusil su isseulkkayoCould you lower the monthly rent a little?

5. 5.Report your address within 15 days

   Foreign residents must report the new address (체류지 변경 신고) within 15 days of moving in, at the community service center (주민센터) or immigration office. Get a fixed-date stamp (확정일자) on the contract there — it gives your deposit priority if the property is auctioned.

   Say it in Korean

   • 이사 후에 전입신고는 어떻게 해요?isa hue jeonipsingoneun eotteoke haeyoHow do I file the move-in report after moving?

6. 6.Set up utilities and know who to call

   City gas needs an opening visit from the gas company; electricity and water transfer with the address. Keep the landlord's and building manager's numbers for repairs — a broken boiler or no water is the landlord's job.

   Say it in Korean

   • 수도가 안 나와요.sudoga an nawayoThe water isn't running.
   • 위층 소음이 너무 심해요.wicheung soeumi neomu simhaeyoThe noise from upstairs is too loud.
   • 보일러가 고장 났어요.boilleoga gojang nasseoyoThe boiler is broken.

Cost and time

Agent fee

Capped by regulation, a small percentage of the deal value — ask for the table

Fixed-date stamp (확정일자)

A few hundred won at the community center

Address report

Free; fine of up to 1,000,000 KRW if you miss the 15-day deadline

Watch out

• Beware of deposits close to or above the property's value (깡통전세) — you may not get the money back.
• Under the Housing Lease Protection Act you can request one renewal and rent increases are capped at 5% — do not sign that away.
• Get written receipts for the deposit and keep the stamped contract until you get the deposit back.