South Korea Landlord-Tenant Laws: Complete Guide for Property Owners

South Korea's rental housing market features a unique dual structure built around jeonse (lump-sum deposit) and wolse (monthly rent) systems, with robust tenant protections established through the Housing Lease Protection Act. Property owners managing residential assets in South Korea must navigate these distinctive regulations to remain fully compliant.

Disclaimer: This guide provides general legal information for educational purposes only and does not constitute legal advice. South Korean tenancy laws change frequently. Always consult a licensed attorney in South Korea for guidance specific to your situation. Information last verified: March 2026.

Key South Korean Rental Laws at a Glance

Understanding the Jeonse and Wolse Systems

Jeonse (Key Money Deposit)

Jeonse is a uniquely Korean rental system where the tenant pays a large lump-sum deposit — typically 50–80% of the property's market value — and pays no monthly rent. The landlord invests the deposit and returns the full amount when the lease expires.

Wolse (Monthly Rent)

Wolse is a more conventional arrangement where the tenant pays a smaller deposit plus recurring monthly rent. This system has become increasingly common, particularly among younger renters.

Ban-Jeonse (Hybrid)

A middle-ground approach where the tenant pays a moderate deposit (lower than full jeonse) combined with reduced monthly rent.

For more detail, see our Security Deposits deep dive.

Rent Control and Increases

Under the Housing Lease Protection Act, rent increases upon contract renewal are capped at 5% of the existing rent or deposit. This applies to both agreed renewals and renewals requested under the tenant's statutory renewal right.

Key points:

• The 5% cap does not apply to new contracts with new tenants
• Landlords cannot request another increase within 1 year of a previous increase
• Local governments may set caps lower than 5% through local ordinances

For more detail, see our Rent Increases guide.

Eviction Procedures

South Korean law strongly protects tenants from arbitrary eviction. Landlords must have legally recognized grounds to terminate a lease, and self-help eviction (changing locks, removing belongings) constitutes a criminal offense.

Grounds for Termination

• 2 months or more of rent arrears (cumulative, not necessarily consecutive)
• Unauthorized subletting
• Serious property damage caused by tenant negligence
• Use for purposes other than residential (illegal business operations)
• Proper contract expiration with timely non-renewal notice

For more detail, see our Eviction Process guide.

Required Disclosures

Under Article 3-7 of the Housing Lease Protection Act (amended 2023), landlords must disclose the following before signing a lease:

1. Fixed-date certification status — prior deposit claims on the property
2. Tax clearance certificate — proof of no outstanding national/local taxes
3. Property registry information — ownership, mortgages, encumbrances

Licensed real estate agents must also provide a detailed Property Confirmation and Explanation Document.

For more detail, see our Required Disclosures guide.

Maintenance and Habitability

Under Civil Act Article 623, landlords must maintain the rented property in a condition suitable for the tenant's use and enjoyment. This includes:

• Landlord's responsibility: Major structural repairs, boiler replacement, plumbing, waterproofing, electrical systems
• Tenant's responsibility: Minor consumables (light bulbs, batteries), small repairs, damage caused by tenant negligence

For more detail, see our Maintenance Obligations guide.

Late Fees

When no specific rate is agreed in the lease, the statutory interest rate of 5% per annum applies to overdue residential rent (Civil Act Art. 379). Contractual late fee rates are enforceable but capped at 20% per annum under the Interest Limitation Act, and courts may reduce excessive rates.

For more detail, see our Late Fees guide.

Lease Requirements

• Written contracts are strongly recommended (oral agreements are legally valid but difficult to enforce)
• Minimum guaranteed term of 2 years — contracts under 2 years are treated as 2-year terms at the tenant's option
• Contract Renewal Request Right: Tenants may request one renewal (6–2 months before expiry), extending total tenancy to 4 years
• Tacit renewal: If the landlord fails to give non-renewal notice 6–2 months before expiry, the contract automatically renews on identical terms

For more detail, see our Lease Requirements guide.

Getting Started with Compliance

Navigating South Korea's distinctive rental regulations — with the jeonse system, resident registration requirements, and strict tenant protections — can be complex. Landager helps landlords track deposit obligations, manage contract renewal timelines, and stay updated when regulations change.

Explore more South Korea compliance topics:

• Security Deposits
• Eviction Process
• Required Disclosures
• Rent Increases
• Lease Requirements
• Maintenance Obligations
• Late Fees