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Jeonse / Deposit Fraud — Survival Playbook

Avoid losing your ₩100M+ deposit. The exact checks landlords hope you skip.

기준일 2026-06-10 · 🔄 Monthly · ⭐ 4.9 (312 명)

검토 예정일(2026-07-11) 경과 — 공식 출처로 재확인하세요

Korea’s jeonse (lump-sum deposit) lease is the single biggest money risk for foreigners — fraud rings target newcomers who can’t read the 등기부등본 (property register).

This playbook walks the register line by line, shows the 3 red flags that mean “walk away,” and the deposit-insurance step most agents won’t mention.

ℹ️ 본 정보는 표시된 기준일 시점 기준이며 변경될 수 있습니다. 중요한 절차는 실행 전 공식 출처로 확인하세요.

1. Before you pay anything

  • Pull the 등기부등본 (property registration certificate) yourself at iros.go.kr (₩700) — do NOT rely on the agent’s copy; pull it again the morning of signing and again before paying the balance.
  • Match the owner name on the register EXACTLY to the person/ID on the contract. A mismatch = stop.
  • Confirm the building has an 건축물대장 (building ledger) with no “위반건축물” (illegal-structure) stamp — illegal units can’t get deposit insurance.

2. Three red flags = walk away

  • ① 근저당 (mortgage lien) + your deposit together exceed ~70–80% of the property’s market value. If the bank forecloses, you’re behind the bank and may get nothing.
  • ② “신탁” (trust) registered owner — the real owner is a trust company; the person signing may have no authority to lease. Requires the trustee’s written consent.
  • ③ Rent far below market or pressure to wire to a personal account different from the registered owner.

3. Protect the deposit

  • Get 전입신고 (resident registration) + 확정일자 (fixed date stamp) at the 동주민센터 the DAY you move in — this gives your deposit priority. Missing this by even one day can cost you everything.
  • Buy 전세보증보험 (deposit guarantee insurance) via HUG (khug.or.kr) or SGI. It refunds your deposit if the landlord defaults. Eligibility depends on the lien ratio above — another reason to check it first.
  • Keep every payment as a bank transfer to the registered owner’s account, with a memo. Never cash.

4. If something goes wrong

  • Jeonse fraud victim support: 전세피해지원센터 (HUG) — there is English phone support. Act fast; deadlines apply for the auction process.
  • File 임차권등기명령 (lease registration order) before moving out if the deposit isn’t returned, so your priority survives the move.