Jeonse/Wolse Deposit Protection in Korea (2026): How to Avoid Rental Scams & Protect Your Deposit (Foreigners Included)

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Jeonse and wolse can be totally fine in Korea—until you meet the wrong landlord or a “too good to be true” listing. The problem is not that scams are complicated. The problem is that scammers count on you skipping two or three checks that take 10 minutes.

This guide is the no-drama checklist: what to verify before you pay anything, how to check the property registry, what “confirmed date” (date stamp) means in real life, and how deposit return guarantees work.

Official Links (Save These)

Step 0: Know the 3 Moments When People Lose Money

Almost every deposit-loss story happens at one of these moments:

  • Before contract: paying a “holding fee” (가계약금) too early
  • At contract: signing without verifying the property registry and landlord identity
  • After move-in: skipping the steps that strengthen your legal protection (the boring admin steps)

Rule I personally follow: no money leaves my account until (1) registry check is done and (2) landlord identity matches the owner on the registry.

Step 1: Check the Certified Copy of Register (등기부등본) BEFORE You Pay

Seoul’s official “8 Things” checklist directly tells you to check the certified copy of register. This is where you catch mortgages, liens, seizures, or other red flags that could come before your deposit in a worst-case scenario.

Official PDF (Seoul):
8 Things You MUST Check to Avoid Jeonse Fraud

If you want official background on how Korea’s registry services work, the Supreme Court’s e-Court public services page explains online registry/public services at a high level.

Supreme Court (official):
e-Court Public Services

Human tip: If you can’t read the registry properly, don’t “guess.” Use the Seoul foreign resident counseling service (next section). Paying a broker for 20 minutes of review is cheaper than losing a deposit.

Step 2: Use Seoul’s Free Counseling for Foreign Residents (Seriously, It’s Underused)

Seoul City runs in-depth real estate transaction consulting for international residents specifically to prevent lease fraud and resolve disputes. If you’re new to jeonse/wolse, this is one of the best “official” safety nets available.

Official Seoul page:
Wolse / Jeonse (Seoul City)

What to bring to counseling: the listing details, draft contract (or broker’s contract template), property address, and whatever registry document you pulled.

Step 3: Don’t Ignore “Confirmed Date” (확정일자) and Address Registration

Foreigners often hear “get 확정일자” and nod… then forget it. In practice, it’s one of the steps used to strengthen your position as a tenant in Korea’s system.

Because the exact process depends on your living situation (and foreigners sometimes have different address-reporting workflows), do this the safe way: ask your local 주민센터 (community service center) what to file for your lease contract, and keep the paperwork consistent with your registered address.

If you want a government-level explanation of deposit protection frameworks and refunds, EasyLaw is the clean starting point.

Official EasyLaw page:
Housing Lease Deposit Refunds (EasyLaw)

Step 4: Consider a Deposit Return Guarantee (전세보증금 반환보증)

One way Korea reduces deposit risk is through deposit return guarantee products. In simple terms, if the landlord fails to return your deposit at the end of the lease, a guarantee institution can pay it (under the product’s eligibility rules and limits).

EasyLaw explains that tenants may enroll in a deposit return guarantee product where a guarantee institution pays the deposit on behalf of the lessor when conditions are met.

Official EasyLaw page:
Deposit Return Guarantee Explanation

HUG (Housing & Urban Guarantee) is one of the major institutions involved in housing guarantee work, and its English overview explicitly mentions “guarantee for a refund of Jeonse deposit” as part of national-policy guarantee business.

Official HUG (English):
HUG Overview (English)

Human tip: Don’t treat deposit return guarantees as “automatic approval.” Eligibility can depend on housing type, contract timing, and documentation. If you want this protection, bring it up before signing so the contract structure doesn’t block you later.

Step 5: The “Red Flag” Checklist (Fast Screening)

Use this as your quick filter. If two or more red flags show up, slow down.

  • The deal is far below market and the agent pressures you to “pay today”
  • Landlord refuses to show ID or won’t let the broker verify ownership properly
  • You’re told not to check the registry or “it will change later”
  • The jeonse deposit is extremely high relative to the property value (Seoul’s official checklist highlights ratio-based risk checks)
  • Contract terms are vague about deposit return date and penalty clauses

Official reference for the detailed checklist (Seoul):
Seoul “8 Things You MUST Check” PDF

What To Do If You Suspect a Scam (Don’t “Wait and See”)

First, stop payments. Second, collect evidence: 계약서, 문자/카톡, 계좌이체 내역, listing screenshots, broker info. Third, use official support channels—Seoul’s counseling program exists for a reason.

Official Seoul counseling info:
Seoul City: Wolse/Jeonse Support

And if you want a structured government guide written specifically as a “prevention manual,” MOLIT’s English PDF is worth reading once even if you think you already know the basics.

Official MOLIT PDF:
Practice to Avoid Jeonse Fraud (MOLIT)

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