A jeonse lease puts your entire savings on the line, yet nobody teaches you how it works. Most people just sign where the agent points. But a few steps in the right order will filter out most dangerous listings.
The core rule: before signing, read the property register; after signing, file your move-in report and get a fixed date stamp. Those two things are the backbone of protecting your deposit.
Before you sign
- Property register (등기부등본) — anyone can pull it from the Internet Registry Office. Check how much mortgage debt the owner already carries.
- Safety benchmark — as a rule of thumb, (owner's loans + your deposit) should be 70% or less of market value. Above 80%, the risk of loss in an auction rises sharply.
- Unpaid taxes — the state collects before your deposit in an auction. You can verify with the landlord's consent.
- Is the counterparty the real owner? Match the register against their ID; for an agent, check the power of attorney and seal certificate.
- Confirm the property qualifies for deposit-return guarantee insurance before you transfer any money.
Clauses worth adding
- "From the contract date through the day after the balance payment and move-in report, the landlord shall not create new rights — mortgage, sale, trust — on the property."
- "If, through no fault of the tenant, deposit-guarantee insurance is unavailable or the loan is refused, the contract is void and the deposit paid is fully refunded."
These block the trick where a landlord takes out a loan the very night you sign.
Balance payment and moving day — order matters
- Pull the register once more before paying the balance — new debt may have appeared since signing.
- On moving day, file the move-in report (전입신고) and get the fixed date stamp (확정일자) together. A community center handles both at once; Government24 and the Internet Registry Office also work.
- Only with both do you gain opposing power (the right to stay even if ownership changes) and priority repayment (getting paid first in an auction).
A change to know: under current rules, opposing power begins at midnight the day after your move-in report — a one-day gap that scammers exploited. In March 2026 the government moved to make opposing power take effect immediately on filing, targeting the second half of the year. Until it's in force, prepare under current rules (the no-new-rights clause is essential).
Listings that deserve a second look
- A new villa priced suspiciously low — the "market value" itself may be inflated.
- An owner holding many units who pushes to close quickly.
- A trust registered on the property with a vague explanation — a contract without the trustee's consent is dangerous.
FAQ
Is the fixed date stamp enough on its own?
No. You need actual occupancy + move-in report + fixed date together for priority repayment.
Is deposit-guarantee insurance necessary?
It's the surest protection for your deposit. The key is confirming eligibility before signing.
What about the Ansim Jeonse app?
An integrated service showing registry, tax arrears and senior-claim information in one screen was announced for September 2026. Use it once it launches.
With jeonse, "safe" beats "cheap." Register check → protective clauses → move-in report and fixed date: follow that order and you avoid most disasters.
This is general information, not legal advice. Rules and effective dates can change — check official guidance from the Ministry of Land and HUG, and consult a professional before signing.
