South Korea Landlord Maintenance Obligations: Repair Duties, Cost Allocation, and Tenant Remedies
Complete guide to landlord maintenance obligations under Civil Act Art. 623 including repair scope, landlord vs. tenant responsibilities, special clause limi...
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このコンテンツは、一般的な情報提供および教育目的のみを目的としています。これは法的助言を構成するものではなく、法的助言として依拠されるべきではありません。法律は頻繁に変更されます。常に現在の規制を確認し、あなたの状況に固有のアドバイスについては、あなたの管轄区域のライセンスを持つ弁護士に相談してください。Landagerは不動産管理プラットフォームであり、法律事務所ではありません。最終確認日: March 2026.
Under Article 623 of the Civil Act, South Korean landlords bear a statutory duty to maintain rental properties in a condition suitable for the tenant's use and enjoyment. This guide clarifies the scope of this obligation, how repair costs are allocated, and what remedies are available when obligations are not met.
Legal Basis
Civil Act Article 623
"The lessor shall deliver the object of the lease to the lessee and maintain it in a condition suitable for its use and enjoyment during the period of the lease."
This is considered a near-mandatory provision. Comprehensive waiver clauses in the lease are limited in their enforceability.
Landlord Responsibilities (Major Repairs)
Tenant Responsibilities (Minor Repairs)
How Courts Determine Responsibility
Korean courts evaluate repair obligations based on:
- Scale of damage — large-scale vs. minor
- Cost — whether significant expense is required or the issue is fixable at minimal cost
- Impact on habitability — whether normal residential use is impossible
- Cause — aging/deterioration vs. tenant negligence
- Normal wear and tear — natural degradation from ordinary use
Tenant Remedies When Repairs Are Not Made
Special Clause Limitations
Enforceable Clauses
- "Consumable replacement and minor repairs are the tenant's responsibility" — generally enforceable
- "Specific appliance repair scope agreement" (e.g., landlord-owned air conditioner) — enforceable when specific
Unenforceable Clauses
- "All repairs are the tenant's burden" — comprehensive repair waivers covering major structural repairs are consistently rejected by courts
- "Leaks and aging-related defects are the tenant's responsibility" — structural defect waivers are unenforceable
The Supreme Court has consistently held that the landlord's obligation to repair major structural components and essential building systems cannot be fully waived, even by explicit contract terms.
Restoration Obligations at Move-Out
Tenant's Duty
Upon vacating, the tenant must restore the property to its original condition.
What Must vs. Must Not Be Restored
Best Practices for Landlords
- Document property condition at move-in — photograph and video all rooms, noting any pre-existing issues
- Respond promptly to repair requests — delays can lead to rent reduction claims and potential liability
- Keep repair records — document contractor details, costs, and dates for each repair
- Conduct regular inspections — schedule annual checks of key systems (boiler, plumbing, waterproofing)
- Set reasonable special clauses — clearly and specifically define the repair scope for each party
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