How Foreigners Protect a Jeonse or Monthly Rent Deposit in Korea — Address Report, Fixed-Date Stamp, Property Register, Deposit Insurance

As of 2026-10-04

For foreigners, alien registration and the report of change of residence (체류지 변경신고) legally have the same effect as move-in registration (전입신고) (Immigration Act Art. 88-2). So if you move into the home and report your residence, you gain third-party protection (대항력) — the right to keep living there even if the owner changes — from the next day, and if you also get a fixed-date stamp (확정일자) on the contract, you gain the right to be repaid your deposit ahead of others according to priority (우선변제권) even if the home is sold at auction. Foreigners can also take out HUG deposit return guarantee insurance for jeonse (전세, a lease paid with a large lump-sum deposit instead of monthly rent).

Before signing: check the property register and the owner

Get a fresh copy of the property register (등기부, certificate of registered matters) on the day of signing. On the Internet Registry Office it costs 700 KRW to view and 1,000 KRW to issue.
Section A (갑구, ownership section): check that the owner is the same person you are signing with, and whether there are any provisional seizures or seizures.
Section B (을구, other rights section): check the maximum secured amount (채권최고액) of any mortgage (근저당). If the maximum secured amount plus your deposit comes close to the price of the home, it is risky.
When signing, the landlord must show you the fixed-date and deposit information and the national and local tax payment certificates (Housing Lease Protection Act Art. 3-7).
If you sign with an agent who is not the owner, check the original power of attorney and certificate of seal impression, and send the deposit only to an account in the name of the owner listed on the property register.

On moving day: residence report and fixed-date stamp

What to do	Effect
Move in + report of change of residence (체류지 변경신고) (alien registration)	Third-party protection (대항력) from the next day — you can live there for the contract period even if the owner changes
Get a fixed-date stamp (확정일자) on the contract	Together with third-party protection, the priority repayment right (우선변제권) — in an auction or public sale you are repaid your deposit first according to priority

You can get a fixed-date stamp at a community service center (eup·myeon·dong office), a registry office, or a notary. The report of change of residence must be made within 15 days of moving, at the community service center for your new address or an immigration office.

HUG jeonse deposit return guarantee

Foreigners can also apply (submit a certificate of alien registration or your residence card).
Deposit limit: 700 million KRW in the Seoul metropolitan area, 500 million KRW elsewhere.
You must apply before half of the contract period has passed, and you must have completed move-in, the residence report, and the fixed-date stamp.
Your deposit plus senior claims must be within 90% of the home's price.

If the lease has ended and you have not got your deposit back

Before moving out, apply for a lease registration order (임차권등기명령) at the court with jurisdiction over the home's location. Once registered, you keep your third-party protection and priority repayment right even after you move, and you can claim the application costs from the landlord.

If you suspect jeonse fraud, consult the HUG Jeonse Damage Support Center (1533-8119). The Jeonse Fraud Victims Act covers individual tenants with no nationality restriction, but foreigners cannot receive some loan support.

Frequently asked questions

Foreigners cannot do move-in registration — can my deposit still be protected?

Yes. Alien registration and the report of change of residence take the place of move-in registration (Immigration Act Art. 88-2). You gain third-party protection from the day after you move in and report.

Do I really need a fixed-date stamp?

Third-party protection alone does not give you a ranking for repayment of your deposit in an auction. You gain the priority repayment right only with a fixed-date stamp as well, so get it on moving day.

Can foreigners get jeonse deposit insurance?

Yes. Foreigners can take out the HUG jeonse deposit return guarantee. You must apply before half of the contract period has passed.

This article is general information, not legal advice. For your specific case, consult the Ministry of Employment and Labor (1350) or a lawyer.