Finding a safe and reliable home in Korea can feel overwhelming, especially with rising rental scams and complex real-estate procedures. Whether you're signing a 전세, 반전세, or 월세 contract, protecting your deposit should always be your top priority. This updated guide explains the key steps every renter should follow, and exactly where and how to check important information.

1. Check the Property Ownership Using the Official 등기부등본 (Land Registry Certificate)

Before signing any contract, always confirm who legally owns the property and whether there are existing loans (담보권), seizure orders (압류), or rights from previous tenants.

✅ Where to get the official 등기부등본

You can download it online through:

• 대한민국법원 인터넷등기소
   Website: www.iros.go.kr

🔎 How to download the 등기부등본 online

1. Go to www.iros.go.kr
2. Click ‘등기부등본 열람/발급’
3. Choose 건물 (building) or 집합건물 (apartments/officetels)
4. Enter:
   • Building address
   • Unit number (동/호)
5. Click ‘발급’ (paid) or ‘열람’ (view only)
6. Pay the fee (usually 700–1,000 KRW) via card
    

📌 What you MUST check in the 등기부등본:

• Property owner name — must match your landlord
• Mortgages (근저당권) — too many loans = high risk
• Seizures, auctions, court orders — 🚨 red flag
• Previous tenant’s deposit amount — check the 보증금 순위

This one document alone can protect you from most rental scam risks.

2. Check the Market Value and History of the Property on Naver Real Estate

One major cause of rental scams is paying a deposit that is higher than the real market value. You should always compare the landlord’s asking deposit with recent transaction prices.

🔍 How to check property value on Naver Real Estate

1. Go to land.naver.com
2. Enter the building name or full address
3. Click on the building → select 실거래가 (Actual Transaction Prices)
4. Review:
   • Past 전세 (jeonse) prices
   • Past 반전세 (mixed deposit + rent) prices
   • Past 월세 contracts (look at deposit + monthly rent together)

   • Sale prices (매매) if available

📌 Why this matters for all rental types

• 전세: Confirms the deposit is fair.
• 반전세 / 월세: Helps evaluate whether the deposit portion is reasonable compared to similar units.
• 매매 history: Useful to check if the deposit is close to the property’s sale value - a potential risk.

✅ What to look for

• If the deposit or monthly rent is far above recent market transactions, proceed carefully.
• Check units of similar size, floor, and orientation for accurate comparison.
• If the 전세 deposit is 80–90% of the sale price, it is high-risk.
• If the property’s value has recently dropped, avoid contracts with high deposits.
• If there are no recent transactions, proceed carefully.
• Use this information to negotiate a fair contract or avoid high-risk landlords.
   

3. Know Your Priority Rights (우선변제권)

When you move in, you should:

1. Register your residence address (전입신고)
2. Receive a confirmation stamp (확정일자) from your local district office

A 확정일자 (Fixed Date Registration) gives your rental contract legal priority in case of a landlord’s bankruptcy or sale of the property.

🏛️ Where to get 확정일자:

• Local 주민센터 (community center)
• Online through the Internet Registration Office (http://www.iros.go.kr/)
• Your real estate agent can also assist (if using 전자계약)
   

📌 Why 확정일자 matters:

• Protects your deposit ranking (“배당 순위”)
• Makes you an official secured tenant (대항력 확보 if you move in + register your address)

4. Apply for HUG 전세보증보험 / Deposit Guarantee 

Even if your landlord disappears or cannot return your deposit, HUG (Housing & Urban Guarantee Corporation) can reimburse you for the deposit portion of your contract. This applies to 전세 (key-money deposit), 반전세 (mixed deposit + monthly rent), and 월세 contracts with a deposit under eligibility rules.

Once insured, HUG will return your deposit even if:

• Your landlord refuses to pay
• The building is auctioned
• Your contract becomes invalid due to fraud

🏢 Where to apply:

• HUG official site: www.khug.or.kr
• Bank branches: KB, Shinhan, Woori, NH, etc.
• Some certified real estate agencies using 전자계약 (online rental contracts) also assist.

📌 Eligibility checks include:

• Deposit amount vs. property value
• Loan/mortgage status on the property
• Tenant verification (e.g., ARC, contract validity)
   

5. Recognize Warning Signs of Rental Scams

Keep an eye out for these common red flags:

• A landlord who refuses to show ID
• Unusually low rent compared to market prices
• Realtors pressuring you to sign immediately
• Properties with existing heavy loans
• Landlords asking you to transfer money before signing
• Real estate agent fees have a legally fixed maximum amount, so check the exact fee limit before signing the contract
• The name of the person receiving the deposit on the contract must match the homeowner’s name on the property registry (등기부등본)

If something feels off, trust your instincts.

6. Always Get a Written Contract (임대차계약서)

Verbal agreements are not valid protection. Your written contract should clearly state:

• Deposit amount
• Monthly rent
• Contract period
• Move-in/move-out dates
• Repair responsibilities
• Items included in the room

Avoid signing contracts that are incomplete, handwritten in unclear ways, or missing essential sections.

7. Ask Locals or Your Company for Help

If you’re unsure, ask:

• Korean colleagues
• Your HR team
• A Korean friend
• Your building’s real-estate agent

Most Koreans understand how serious deposit scams can be and are usually willing to help foreigners navigate the process safely.

Renting a home in Korea doesn’t have to be stressful. By checking the property register, understanding your rights, getting deposit insurance, and staying alert to red flags, you can protect your money and move into your new home with confidence.

A little preparation goes a long way, especially in a system where deposits are high and regulations can feel unfamiliar. With the right steps, you can avoid scams and enjoy a safe, comfortable stay in Korea.