How to Read the “Certified Copy of Register” in Korea (2026): The 10-Minute Check That Prevents Jeonse Deposit Disasters

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If you rent in Korea (jeonse or wolse), you will hear the same advice again and again: “Check the registry.” People say it like it’s optional. It’s not. The registry is where you can spot mortgages, liens, seizures, and ownership issues—before you send a deposit.

This post shows you exactly what to look for on the registry document (등기사항증명서 / often called “Certified Copy of Register”), how to get it officially, and the red flags that matter most for deposit safety.

Official Links (Use These Only)

What This Document Actually Is (In Plain English)

The registry certificate (등기사항증명서) is the official record that shows (1) what the property is and (2) who owns it and what rights/claims are registered against it.

Seoul City’s official jeonse-fraud checklist directly tells tenants to check the “Certified Copy of Register,” specifically to confirm whether there are excessive loans such as mortgages/collateral security and other risk items.

Where to Get It (Official Methods Only)

EasyLaw (government legal info) explains that you can issue a registry certificate by visiting a registry office, using an unmanned issuance machine (kiosk), or through the Supreme Court Internet Registry Office (IROS).

  • Online: Supreme Court Internet Registry Office (IROS) — https://www.iros.go.kr/
  • Offline: Registry office or kiosk (unmanned issuance machine), as described by EasyLaw

Human tip: If the landlord/broker tries to “summarize” the registry for you, insist on seeing the actual certificate. You want the document, not a screenshot of one page.

The 3 Sections You Must Check (표제부 / 갑구 / 을구)

Most registry certificates are structured so you can read them in a predictable order. You don’t need legal Korean to spot the big risks if you know where they appear.

  • 표제부 (Property Details): confirms what the property actually is (building/unit details). This is where you catch “this isn’t the exact unit you think it is.”
  • 갑구 (Ownership): who the owner is, and whether ownership is clean or there are ownership-related issues.
  • 을구 (Rights / Encumbrances): mortgages (근저당), collateral security, liens, attachments, and other registered claims that can threaten your deposit priority.

Human tip: If you don’t match the owner’s name (갑구) to the landlord’s ID, stop right there. “My uncle owns it” is not a deposit-sending argument.

Red Flags That Actually Matter for Jeonse/Wolse Deposits

Seoul City’s official checklist specifically warns to check for excessive loans such as mortgages/collateral security on the rented house, and to review other risk items through the registry document.

Use this as your practical “red flag” list:

  • Large mortgage / collateral security (근저당) that looks heavy relative to the home’s value
  • Multiple mortgages stacked (it’s not always illegal, but it increases risk)
  • Seizure / provisional seizure / provisional attachment (words vary, but the theme is “legal enforcement risk”)
  • Ownership uncertainty (ownership not clean, disputes, weird transfers)
  • “Too high” jeonse ratio (Seoul’s checklist flags risk when jeonse price is a very high percentage of sale price)

Human reality check: You are not trying to prove the landlord is a criminal. You’re trying to answer one question: “If something goes wrong, do other claims get paid before my deposit?”

Always Request “Including Cancellations” (말소사항 포함) When Possible

When people pull a registry certificate, they sometimes view a “clean-looking” version that hides the history. If you can choose options, selecting a version that includes cancelled entries (“말소사항 포함”) helps you see the story of the property: frequent mortgages, rapid changes, suspicious patterns.

Human tip: A property that has had multiple heavy loans repeatedly isn’t automatically a scam—but it’s the kind of place where you should move slower and confirm more.

The 10-Minute Safety Routine (Do This Every Single Time)

  1. Issue the registry certificate via IROS/registry office/kiosk (official methods explained by EasyLaw).
  2. Match the owner name in 갑구 to the landlord’s ID (no match, no payment).
  3. Scan 을구 for mortgages/collateral security, seizures/attachments, and stacking.
  4. Check jeonse ratio risk using Seoul’s official “8 things” guidance as a reality check.
  5. If unsure, use official support (Seoul provides foreign resident housing/jeonse guidance through official channels).

For a structured prevention manual, MOLIT’s official English PDF “Practice to Avoid Jeonse Fraud” is worth reading once. It was published specifically to help tenants avoid fraud patterns.

What to Do If You Don’t Understand the Registry

Don’t guess. The cost of “I think it’s fine” can be your entire deposit. If you’re renting in Seoul, use the official Seoul resources for jeonse fraud prevention and counseling information linked above.

Human tip: If your broker gets annoyed when you ask to check the registry, that is not a “personality issue.” That’s a signal to slow down.

FAQ (Quick Answers)

Q1) Where can I officially issue the registry certificate (등기사항증명서)?
EasyLaw explains you can issue it at a registry office, via unmanned kiosks, or through the Supreme Court Internet Registry Office (IROS).

Q2) What’s the single most important thing to check?
Match the owner (갑구) to the landlord’s identity, then review mortgages/collateral security and other claims in 을구. Seoul’s official checklist explicitly highlights checking for excessive loans such as mortgages/collateral security.

Q3) Is checking the registry enough to prevent scams?
It’s one of the highest-impact checks, but not the only one. Seoul City and MOLIT both publish official multi-step prevention guides (linked above). Use them as a full checklist.

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