Whether it's jeonse or a purchase, there's one document you must read before signing: the property register (등기부등본). Anyone can pull it from Korea's Internet Registry Office for a few hundred won — yet nobody teaches you how to read it.
Learn the structure and it takes five minutes. Those five minutes filter out most fraud and bad listings.
The register has three parts: description, section A (갑구) and section B (을구). The description says what the property is, section A says who owns it, and section B says how much debt is on it.
① Description — is this the right property?
- Does the address and unit number exactly match the place you're renting or buying?
- Is the floor area the same as advertised?
- Use classification — if it says "neighborhood living facility" rather than housing, it may not be residential, which can block jeonse loans and guarantee insurance.
② Section A — ownership and red flags
- Is the current owner the person you're contracting with? Check against their ID.
- When did they buy it? A very recent purchase paired with a below-market jeonse deserves a second look.
- Warning entries — provisional attachment, seizure, injunction, auction commencement or trust. Any of these means stop and consult a professional.
A trust registration is especially risky: ownership sits with the trust company, so a contract signed with the nominal owner without the trustee's consent may not protect you.
③ Section B — how much debt is attached
Rights other than ownership — mainly mortgages. For jeonse this is the critical section.
- Look at the maximum claim amount. It isn't the actual loan — it's typically set at 110–130% of it. A figure of ₩130M often means a real loan near ₩100M.
- Rule of thumb: (maximum claim + your deposit) at 70% or less of market value is relatively safe. Above 80%, an auction may not return your full deposit.
- Priority order matters — earlier rights get paid first.
How to get one
- Go to the Internet Registry Office (iros.go.kr) — no owner consent needed
- Search by address and view or issue (a few hundred to about ₩1,000)
- Choose the version including cancelled entries to see history — repeated seizures that were later removed are worth noting
Timing is everything. Check it twice: before signing, and right before paying the balance. Landlords have been known to take out new loans in between. See the jeonse contract checklist for the protective clauses.
Stop the deal if
- Section A shows attachment or auction commencement
- There's a trust registration and the agent's explanation is vague
- Maximum claim plus your deposit exceeds 80% of market value
- The registered owner isn't the person signing, without a power of attorney and seal certificate
FAQ
Which version should I request?
The full certificate (전부증명서). Before signing, that's the one to read.
Do I need the owner's permission?
No — anyone can view or issue it.
Is any mortgage a dealbreaker?
No. Most homes carry loans. What matters is the ratio to market value.
One document tells you 80% of whether a property is safe. Read it twice — before signing and before the balance payment.
This is general information, not legal advice. If the rights on the register are unclear, consult a legal professional before signing.
