Guidebook for Living in Korea

In Korea, typical types of residences are detached houses, apartments, studios (called 'officetels' in Korea), multiplex houses, and multi-household houses (etc.). These days Koreans who live in cities prefer to live in multi-unit dwellings, such as apartments, for the sake of convenience. Koreans place great importance on housing. In Korea, the price of housing is very expensive, and houses in metropolitan areas are far more expensive than those in rural areas.

When you buy a house, there are many things to consider: the house’s location, the direction it faces, transportation, surrounding environment, etc. Once you decide to buy a house, you must get a certified copy of a real estate register to check ownership, mortgage loans, etc., so there won't be any unpleasant surprises after the contract is finalized. Finally, when you sign a housing contract, you must make sure that everything is written correctly and in detail.

Korea has a unique housing rental system. Before moving into a house, tenants usually pay a large sum to the landlord. When the rental period ends, the deposit is returned to the tenant in full (minus any damages). Typically, you can rent a whole house, or only part of a house (1 floor, 1-2 rooms, etc.). If you want to rent a whole house, the deposit is usually 40-80% of the value of the house. Rental contracts are usually made for 2 years (for officetels, 1 year), and by law the landlord cannot terminate the contract before the end of the two-year period if the tenant wishes to stay until the end of the contract. In fact, a tenant has the right to stay in a house for 2 years even under a 1-year contract pursuant to the Housing Lease Protection Act.

With the recession in the housing market and the current trend of lower interest rates, leaseholders in Korea have recently been shifting their lease system from the previous jeonse (deposit system) to one of banjeonse (half deposit system), in which a deposit is combined with a monthly rent to secure profitability for the owner. Today, three out of ten houses are leased under the half deposit system. To calculate the rent for their properties, leaseholders use the average monthly interest (200% of the interest rates at banks) accrued by the deposit. For example, assuming that under higher interest rates, the deposit money would increase from KRW 300 million to KRW 400 million over two years, leaseholders now divide this increase of KRW 100 million into a monthly rent of KRW 400,000 to KRW 600,000, and offer their properties for the deposit money of KRW 300 million and a monthly rent of KRW 400,000 to KRW 600,000.

You can also get accommodations on a monthly rent basis. You will still have to pay a small deposit, much smaller than that of a lease, but you will have the advantage of being able to negotiate the deposit depending on the period of your contract. If you can afford a higher monthly rent amount, the deposit can be smaller, and vice versa. Wolse conditions depend on the size and number of rooms, and other facilities.
Neither a lease nor a monthly rent arrangement will include the cost of utilities. You have to prepare furniture and home appliances separately, but many multiplex houses and officetels are equipped with basic home appliances such as a refrigerator, washing machine, etc.

A gisuksa is a residence offered by a company or school. For foreign investment technology trainees (D-3), and workers who enter into Korea via the Employment Permit System with non-professional employment visas (E-9), some companies may provide dormitories, but they are not obligated to do so.

There are many ways to search for a house in Korea. Although using fliers on the street and visiting advertised places in person is one method, the most common method is to use a real estate agency. If you use a real estate agency, an agent will find housing that meets your qualifications and prepare necessary documents for you. By going through a real estate agent, you will be able to make a safer contract and avoid any future legal problems. Real estate agents charge a commission fee based on the house price, so it is advisable to check the brokerage fee on the Internet in advance.

Rental contracts must be made with the actual owner of house. In the contract, the lease period, deposit amount, monthly rent amount, and other important information must be specified. In the case of subletting or taking over a contract from a previous tenant, be cautious of giving large deposits. Since you are not making a contract directly with the owners, the owner is not obligated to give you your deposit back if he/she does not agree with the contract.
Before entering into a contract, it is imperative that you check the identity of house owner, and check the required documents of the owner or the owner’s official representative (authentication certificate of one’s seal, letter of delegation). The identity of a house owner can be verified by examining a certified copy of the person’s real estate register, which can be easily obtained on the Internet. It is good to check the real estate register several times throughout the process: before making your down payment, interim payment, and final payment.

Checking the real estate register before entering into a contract is just as important as seeing the house in person. The register contains the address of the house, the name of the landlord, and the total area and other structural details, and also gives information regarding whether the landlord owns the building outright or is paying a mortgage. A certified copy of the register can easily be issued online at www.iros.go.kr without visiting the registry office. Since this is an extremely important part of the house rental process, be sure to ask a Korean friend or colleague for assistance if you are unable to access the register yourself.

A down payment is not required by law, but people typically pay 10% of the total deposit as a type of placeholder to prevent someone else from claiming the house. For example, if the total deposit is 2 million won, then the down payment would be 200 thousand won. The remainder of the deposit, 1.8 million won, would then be paid on an agreed date before moving in. Full payment must be made before or on the move-in date. Make sure to keep all receipts.

If a tenant decides to move out before the contract period ends, the house owner can deduct the amount of the upcoming monthly rents (up until the expiration date) from the total deposit and then return the rest.
For example, let’s say that you live in a room with a KRW 2 million deposit and a monthly rent of KRW 150,000 and you decide to move to another place 3 months before the end of your housing contract. If another tenant moves in right away, the landlord would not subtract any money from your deposit. If the landlord is not able to find a new tenant, it is completely legal for the house owner to return only KRW 1.55 million to you, subtracting 3 months’ rent of KRW 450,000 (150,000 x 3 months) from your deposit.
If you do not wish to renew your contract, you should give notice (to your landlord) at least one month before the end of your contract. If you have given advanced notice, it is illegal for your landlord to withhold your deposit. If your landlord wrongfully withholds your deposit, you can seek redress through a civil action. This may take some time and requires some complex procedures. Should such a situation occur, there are various support centers from which you can seek help.before the end of your contract. If you have given advanced notice, it is illegal for your landlord to withhold your deposit. If your landlord wrongfully withholds your deposit, you can seek redress through a civil action. However, this may take some time and requires some complex procedures. Should such a situation occur, it is advisable to seek legal assistance by contacting the Korea Legal Aid Corporation (KLAC) / www.klac.or.kr).

Under the special housing assistance program, multicultural families will be given preferential treatment in applications for housing without having to compete with general applicants.

Most houses in Korea use 220-volt electricity. If you want to use a 110-volt appliance, you will need a transformer to convert from 220 volts to 110 volts.

Every house has an earth leakage circuit breaker to prevent the risk of fire due to leakage of electricity. When too much electricity flows in or a problem occurs in the flow of electricity, the circuit breaker will automatically switch off the flow. If the breaker is not working properly, it may pose a safety risk. Make sure to check that it is working properly before moving in. To check a circuit breaker, simply press the test button (usually a red button). Pressing the test button should cause the switch lever to go down. If it does not, the breaker is broken.

In winter, there is a risk of water supply pipes freezing. The following can help prevent this problem.

Turn on the gas valve to start cooking on a gas stove. Make sure to turn it off after using gas. It is imperative to conduct a safety check when using LPG gas and city gas. To see if the gas leaks, mix water with dish soap to 1:1 ratio and brush the mixture onto the connected parts of the gas hose. If bubbles occur, it means the gas is leaking and thus needs to be repaired immediately. Gas companies make safety visits to homes that use city gas every six month (every month for gas consumption measurement). It is advised to stay home on the day of inspection so that the proper inspection can be carried out. Misuse of cooking gas can lead to big incidents. Always double-check to make sure that the pilot light is out after you finish cooking and get into the habit of locking the intermediate stop valve when the gas is not in use.

Butane gas canes are used for portable gas burners. If a can is put in the wrong way, it may result in a fire or a gas leak. When disposing of a used butane gas can, puncture a hole in the can with a nail or an awl in a well-ventilated outdoor area before putting it in the recycle bin.s

Most gas-related accidents are the result of gas leaks due to the careless management of gas facilities. The most common gas-related deaths are those that result from explosions and those that lead to asphyxiation. If a gas leakage is detected through a safety check, the following actions should be taken immediately.

Most houses are equipped with heating facilities where hot water pipes are installed under the floor so that hot water is supplied and circulated to heat the house.

Boilers may be run by briquettes, oil, LPG or LNG city gas. Boilers using briquettes are cheap but should be checked every couple of hours due to safety concerns. Oil and LPG-run boilers are expensive and need to be refilled every few weeks. LNG city gas is cheap and has a continual supply that runs through a pipe. It can be used for both cooking and heating. It is recommended to look for a place where LNG city gas can be supplied. The rent for such a place could be more expensive than others, but it is worth the money considering how much you will save on your heating bill.

Electric heaters and heating pads are commonly used in the middle of winter. Note, however, that they may significantly raise your electricity bill and emit electromagnetic waves. Therefore, be sure to use them in moderation. Also, excessive or improper use can be a fire hazard.

Gas heaters are commonly used indoors but need proper ventilation. Sleeping with a gas heater on can lead to asphyxiation. Proper ventilation is a must.

You can call 100 (KT), 106 (SK broadband) anywhere in the nation to request for installation. Dial one of the aforementioned companies to be connected to a corresponding call center. When setting up your phone, the most convenient payment options are automatic withdrawal or online payment through Giro (www.giro.or.kr, ☎1577-5500). By using one of these methods, you can pay your phone bill without having to visit the bank.

Month-to-month plans for expensive phone models are not typically available to non-Korean citizens. Some foreigners find it easier to buy pre-prepaid phones. In order to get a phone number issued to you, you must present your alien registration card.

If you do not have an alien registration card, you can still use the pre-paid phone service called, "card phone." This service has no registration or hidden fees, but rates are slightly higher than other mobile phone services. Through this service, you can recharge your phone with pre-paid phone cards (available in various amounts starting from 10,000 won).
Phone cards can be purchased in many stores, foreign food markets, post offices (Sales availability varies by region. Inquiries required at ☎1588-1300), or authorized telecommunication stores.

To use a public phone, you need coins or a prepaid phone card. If you are mindful of time zones and daytime/nighttime minutes, you can even make economic international calls. The tariff for local telephone calls is 70 won per 180 seconds, and the tariff for long-distance calls is 70 won per 38 seconds.

Every pay phone has a red emergency call button. You can make a police report or fire report by pressing the red button followed by a service number. Emergency calls can be made without any coins or phone cards. Remember the following two numbers in case of emergency.

In order to make an international call from a pay phone, it is best to buy a phone card on the Internet, or at a foreign grocery store or convenience store.

In Korea, diverse kinds of broadcast channels are provided via general service broadcasts, cable TV, regional cable broadcasts, satellite broadcast (Sky Life), as well as terrestrial broadcasts (KBS, MBC, and SBS). Recently, internet-based pay TV (called ‘IPTV’) has become quite popular. Some regional cable TV or IPTV companies provide bundled services with high-speed Internet. If you sign up for bundled services (TV and Internet), you can use both services at a lower rate.
If you are interested in getting an Internet connection only, compare the services and rates offered by each telecommunications service provider. If you cannot afford a personal Internet connection at home, the many conveniently located PC rooms offer an economical alternative. PC rooms are open 24 hours and typically cost 1,500 won to 2,000 won an hour (varies by region).

Garbage is separated by type and collected at certain days and times. It is important to separate and discard your garbage according to the guidelines in your district. Garbage is usually collected early in the morning, so it is best to put your garbage out after 10 pm the night before.

Put your garbage in a bag specially designed for general waste, excluding food remains and recyclables.

Food waste should be strained to removed excess liquid and disposed of in a food waste bag or put in the neighborhood disposable food waste container (varies by region). RFID- and volume-based food waste treatment charging systems are operated by each local government.

Recyclables include paper, bottles, steel, cans, vinyl, packaging bags (with a triangular recyclable mark for separate disposal with PP, OTHER, LDPE, etc., and plastics [PET bottles, expanded polystyrene (EPS), packing materials (polystyrene), other synthetic resin packings (yogurt bottles, detergent containers, etc.)]. Plastic bottles and cans should be dried and flattened before being discarded.

To dispose of large items such as worn-out furniture or out-of-order electronics, you must buy a sticker from your dong's community center, attach it to the item you are discarding, and place the item outside for take-away. Sticker prices differ depending on the size and type of the item. Some designated stores (supermarket, etc.) sell stickers also, depending on the region. Some apartment complexes will take care of these types of items for you for a small fee.