Most lease problems in Korea don’t happen because you “didn’t read.” They happen because the contract was missing one or two lines that should have been there—especially around deposit return timing, repairs, and early termination.
This post is a practical checklist for foreigners signing a jeonse or wolse contract. I’ll show you the 15 clauses I would personally confirm, plus plain-English wording examples you can use when you negotiate special clauses (특약).
Official Links (Use These Only)
- EasyLaw (Government legal info, English) – Housing lease basics / deposit return & rights:
https://www.easylaw.go.kr/…csmSeq=2803 - MOLIT – “Practice to Avoid Jeonse Fraud” (official PDF, English):
https://www.molit.go.kr/…Practice+to+Avoid+Jeonse+Fraud.pdf - Seoul Foreign Portal – Jeonse fraud prevention resources (official):
https://global.seoul.go.kr/…post_no=…
Before You Even Look at Clauses: Do These 3 Checks First
These checks prevent “perfect contract, wrong property” situations.
- Registry check (등기사항증명서): confirm owner and mortgages/liens (Seoul & MOLIT both emphasize registry checks).
- Owner identity match: the person signing as landlord must match the owner or have proper authority.
- Payment safety: do not send a holding deposit before you verify the registry and identity.
Human tip: If you feel pressured to pay “just to reserve it,” that’s not urgency—that’s a test. Slow down.
The 15 Clauses Foreigners Should Check (Jeonse + Wolse)
Use this as your contract review list. If any item is unclear, write it into “special clauses (특약)” in plain language.
- Exact property details: full address, building name, unit number, and what is included (parking spot, storage, appliances).
- Contract term: start date/end date, move-in date, and whether it’s renewable and how notice works.
- Deposit amount (보증금): total deposit, schedule of payments, and where it will be sent.
- Monthly rent (월세) + due date: rent amount, payment date, and bank account details.
- Maintenance fee (관리비): what is included/excluded (water, gas, internet, building management fee). Ask for “average last 3 months.”
- Utilities responsibility: who pays electricity/gas/water/internet and whether accounts must be transferred to your name.
- Deposit return timing: the contract must state when and how the deposit is returned at the end.
- Repairs: landlord vs tenant responsibility: define who pays for what (boiler, AC, plumbing, mold treatment).
- Condition report / handover checklist: take photos and list defects at move-in (scratches, mold, appliance issues).
- Early termination: whether sublease is allowed, and who pays the agent fee if you leave early.
- Penalty clauses: late rent penalties, damage penalties, and what counts as “damage” vs normal wear.
- Sublease / roommate policy: whether you can have a roommate, and whether the landlord must approve.
- Entry and privacy: landlord entry rules (notice required, emergency-only entry, etc.).
- Special clauses (특약): your negotiation area—write promises here (repairs before move-in, cleaning, appliance replacement).
- Dispute handling: what happens if deposit return is delayed (evidence, timeline, contact method).
English Wording Examples (Copy/Paste into Special Clauses)
These are not legal advice—just clean wording that reduces misunderstandings. Keep it short and specific.
- Deposit return date (핵심):
“The landlord shall return the full security deposit within 3 business days after the tenant moves out and hands over the keys, provided there is no unpaid rent or utility balance.” - Repairs before move-in:
“The landlord agrees to repair the boiler/AC/plumbing issue described on (date) before the move-in date, at the landlord’s expense.” - Mold responsibility:
“If mold is found within 30 days of move-in and is not caused by the tenant’s negligence, the landlord will arrange remediation at the landlord’s expense.” - No surprise entry:
“The landlord shall not enter the premises without the tenant’s prior consent, except in emergencies.” - Agent fee responsibility (early termination):
“If the tenant terminates early, any brokerage fee for finding a replacement tenant shall be [tenant/landlord/shared] as agreed.”
Two “High-Risk” Contract Patterns to Watch For
- Deposit return language is vague: if it says “returned later” without a date or condition, that’s a problem. Write a timeline.
- Special clauses delete your protections: anything that tries to waive basic tenant rights should be treated carefully and reviewed against official guidance (start with EasyLaw + city resources).
After Signing: Don’t Forget These 3 Steps
A strong contract is still incomplete if you skip the post-signing steps:
- Lease reporting (전·월세 신고): file within the deadline if your lease is subject to reporting.
- Move-in report (전입신고) + confirmed date (확정일자): strengthen your position and deposit priority.
- Consider deposit return guarantee: if eligible, it can materially reduce risk (see official guidance).
FAQ
Q1) Do I need a special clause for deposit return timing?
If the contract already states a clear timeline, maybe not. But if it’s vague, adding a short special clause is one of the highest-impact edits you can make.
Q2) Is checking the registry really necessary if the agent seems trustworthy?
Yes. Official prevention guides emphasize registry checks because trust is not a legal protection.