Moving In & Out: The Complete Guide for International Students in Korea

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Moving apartments in Korea is a process that can be straightforward if you know the system or deeply stressful if you do not. Korean housing operates differently from most other countries — the deposit system, contract terms, utility management, and even the role of real estate agents have Korean-specific characteristics that international students must understand to avoid losing money, violating contracts, or ending up in disputes.

This guide walks you through every step of moving in and out of Korean housing, from finding your next place and understanding contracts to recovering your deposit and canceling utilities.

Understanding Korean Housing Contracts

Before discussing the mechanics of moving, you need to understand how Korean rental contracts work, as this directly affects your moving timeline and financial planning.

The Three Main Rental Systems

Jeonse (전세) — Lump-Sum Deposit

• You pay a large deposit (typically 50–80% of the property's value) upfront
• No monthly rent — you live rent-free while the landlord invests your deposit
• The full deposit is returned when you move out
• Deposits can range from 50 million to 300+ million KRW for apartments in Seoul
• For students: Rarely used due to the enormous deposit required, unless family support is available

Wolse (월세) — Monthly Rent

• A smaller deposit (보증금, usually 5–20 million KRW) plus monthly rent
• Monthly rent ranges from 300,000–800,000 KRW for studios near universities
• The deposit is returned when you move out (minus any deductions)
• For students: The most common rental arrangement

Goshiwon/Goshitel (고시원/고시텔) — Small Rooms

• Minimal or no deposit (0–500,000 KRW)
• Monthly payment of 300,000–600,000 KRW
• Small rooms (3–8 square meters) with basic amenities
• Usually month-to-month, easy to move in and out
• For students: Popular for budget-conscious students, especially short-term stays

Contract Duration and Termination

Standard Korean rental contracts are for 2 years (jeonse) or 1 year (wolse), though student-oriented rentals sometimes offer 6-month terms.

Early termination rules:

• Contracts typically require 1–3 months' notice for early termination
• Breaking a contract early may result in losing part of your deposit or paying a penalty
• Review your specific contract terms carefully — penalties vary
• If the landlord wants you out early, they must give similar notice and may owe compensation

Finding Your Next Place

Real Estate Agents (부동산, Budongsan)

In Korea, real estate agents are the primary way to find rental housing:

• Commission: Legally regulated. For wolse under 50 million KRW deposit, commission is typically 0.4–0.5% of the deposit plus monthly rent times the contract period.
• Finding agents: Look for offices with 부동산 or 공인중개사 signs near your target neighborhood. Every residential area has multiple agents.
• Language barrier: Many agents speak limited English. Bring a Korean-speaking friend or use a translation app. Some agents in international neighborhoods (Itaewon, Sinchon, areas near international campuses) speak English.
• What agents do: Show available properties, negotiate terms, prepare contracts, and sometimes mediate disputes.

Online Platforms

Zigbang (직방)

• Korea's largest real estate listing app
• Filter by location, price, room type, and size
• Photos and virtual tours available
• Some English-language support

Dabang (다방)

• Major competitor to Zigbang
• Similar functionality and listings
• Strong in the student housing market

Peter Pan (피터팬)

• A cafe-based community for housing listings and roommate matching
• More informal, direct connections with landlords
• Some scam risk — verify listings before paying anything

University Housing Offices

Your university's housing or student affairs office can:

• Connect you with verified off-campus housing
• Provide lists of recommended real estate agents
• Help review contracts in Korean
• Mediate disputes with landlords

Moving In: Step-by-Step

Step 1: Pre-Move Inspection (입주 점검)

Before moving in, inspect the property thoroughly:

Document everything with photos and video:

• Walls, floors, and ceilings — note any existing damage, stains, or mold
• All appliances — test each one (gas stove, air conditioner, washing machine, water heater)
• Windows and doors — check for proper sealing and locking
• Plumbing — run water in all faucets and check for leaks; flush the toilet
• Electrical — test all outlets and light switches
• Condition of flooring (ondol floor heating system)

Send documentation to your landlord via KakaoTalk or email immediately after inspection. This protects you when recovering your deposit at move-out.

Step 2: Utility Setup

Electricity (전기)

• Usually transferred from the previous tenant automatically
• Confirm with the landlord that the account is active
• Payment: Auto-debit from bank account, or pay at convenience stores using the bill slip

Gas (가스)

• Call the local gas company to activate service (your landlord or agent can help)
• A technician will visit to turn on the gas and check safety — this is mandatory
• Gas powers the stove, hot water heater, and ondol heating in many Korean homes

Water (수도)

• Usually managed by the building or district office
• Confirm billing arrangement with your landlord (sometimes included in maintenance fees)

Internet (인터넷)

• Major providers: KT, SK Broadband, LG U+
• 1-year contracts typically offer the best rates (30,000–40,000 KRW/month for gigabit speeds)
• Installation takes 1–3 days after ordering
• Some officetel buildings and goshiwon include internet in the maintenance fee

Maintenance Fee (관리비)

• Monthly fee covering building maintenance, security, elevators, common area utilities, and sometimes water
• Ranges from 30,000 KRW (small buildings) to 150,000+ KRW (large apartment complexes)
• Clarify what is included and what is not — this varies significantly between buildings

Step 3: Move-In Registration (전입신고)

This is legally required and critically important for international students:

• Within 14 days of moving, you must register your new address at the local district office (구청/시청) or the community service center (주민센터)
• Bring: Passport, Alien Registration Card (ARC), and rental contract
• Why it matters: Move-in registration protects your deposit legally. Under Korea's Housing Lease Protection Act, a registered tenant's deposit takes priority in the event of the landlord's bankruptcy or property sale. Without registration, you have no legal protection for your deposit.
• Immigration reporting: If you are on a D-2 (student) visa, you must also report your address change to immigration within 14 days. This can often be done simultaneously at the district office or online through Hi Korea (hikorea.go.kr).

Step 4: Confirm Fixed Date (확정일자)

At the same time you register your move-in, request a 확정일자 (hwakjeong-ilja, "confirmed date") stamp on your rental contract at the district office. This stamp, combined with move-in registration and physical occupancy, gives your deposit the highest legal protection available. This is free or costs a nominal fee (600 KRW).

This step is easy to overlook and absolutely essential. Many international students skip it because they do not know about it, and later face difficulties recovering their deposits.

Hiring Movers (이사)

Types of Moving Services

Packing Move (포장이사)

• Movers handle everything: packing, loading, transport, unloading, unpacking, and arranging furniture
• Most expensive option but extremely convenient
• Cost: 300,000–800,000 KRW for a studio/one-room (varies by distance, volume, and floor access)

Semi-Packing Move (반포장이사)

• Movers transport furniture and boxes; you handle packing and unpacking
• Mid-range option
• Cost: 200,000–500,000 KRW for a studio

Basic Move (일반이사)

• Movers provide a truck and labor for loading/unloading only; you pack everything
• Most affordable professional option
• Cost: 150,000–350,000 KRW for a studio

DIY Move

• Rent a small truck or van (5,000–30,000 KRW per hour via apps like Socar or Green Car)
• Suitable only for minimal belongings (a few suitcases and boxes)
• Ask friends to help — buying them dinner afterward is the standard Korean thank-you

Finding Movers

• Zigbang and Dabang: Both apps have moving service booking features
• Miso (미소): A home services platform that includes moving
• Direct search: Search Naver for "이사 [your district]" to find local moving companies
• University bulletin boards: Moving services sometimes post flyers, especially during semester starts and ends

Moving Day Tips

• Be present: Supervise loading and unloading personally
• Photograph before and after: Document the condition of your old and new apartments
• Tip culture: Tipping movers is not mandatory in Korea, but offering drinks and snacks (or ordering food for them) is appreciated and common
• Elevator reservation: In apartment complexes, you may need to reserve the elevator or moving platform in advance through the building management office
• Weekend vs. weekday: Weekday moves are typically cheaper due to lower demand

Moving Out: Step-by-Step

Step 1: Notify Your Landlord (통보)

• Provide written notice according to your contract terms (typically 1–3 months before your planned move-out date)
• KakaoTalk messages count as written notice in most cases, but confirm with your contract
• Discuss the deposit return process: timeline, any expected deductions, and how the refund will be sent

Step 2: Deep Cleaning (입주 청소)

Cleaning expectations at move-out are significant in Korea:

• Standard expectation: The apartment should be returned in the condition you received it, accounting for normal wear and tear
• Professional cleaning: Many tenants hire professional cleaning services (입주청소 or 이사청소), costing 100,000–200,000 KRW for a studio
• DIY cleaning focus areas:
  • Kitchen: Grease removal, range hood cleaning, sink and drain
  • Bathroom: Mold removal, tile cleaning, toilet and drain
  • Floors: Deep clean ondol floors; remove any stains
  • Walls: Patch any nail holes with white filler (available at Daiso)
  • Windows: Inside and outside (where accessible)
  • Air conditioner filters: Clean or replace

If you do not clean adequately, the landlord may deduct professional cleaning costs from your deposit (typically 150,000–300,000 KRW).

Step 3: Utility Cancellation and Final Bills

Electricity

• Contact KEPCO (한국전력) to request final meter reading and account closure
• Phone: 123 (Korean) or visit a local KEPCO office
• Final bill will be sent to your bank account or can be paid at a convenience store

Gas

• Call the local gas company to schedule disconnection
• A technician will visit to read the final meter and turn off the gas
• Settle the final bill

Internet

• Contact your provider (KT: 100, SK: 106, LG U+: 101) to cancel
• Watch for early termination fees: If you signed a contract (common for discounted rates), breaking it early may incur fees of 50,000–100,000+ KRW
• Return any rented equipment (routers, set-top boxes) to avoid charges

Water

• Usually handled by the building management
• Confirm with your landlord that the final water bill is settled

Maintenance Fee

• Confirm with building management that your final maintenance fee is paid
• Some buildings require a clearance certificate before releasing your deposit

Step 4: Deposit Return (보증금 반환)

This is the most critical and sometimes contentious part of moving out:

Timeline: Landlords are legally required to return your deposit on the day your lease ends (or the day you move out, whichever is later). In practice, delays of 1–2 weeks are common.

Deductions: Landlords may deduct for:

• Unpaid rent or utility bills
• Damage beyond normal wear and tear
• Cleaning costs if the apartment is not adequately cleaned
• Repair costs for damage you caused

What constitutes "normal wear and tear":

• Minor scuff marks on walls: normal
• Small scratches on flooring from furniture: normal
• Discoloration of wallpaper from sunlight: normal
• Large holes in walls, broken fixtures, significant stains: not normal

Protecting yourself:

• Refer to the photos and video you took at move-in
• Be present for the landlord's final inspection
• Get any agreed deductions in writing before move-out
• If there is a dispute, contact your university's international office or the Korea Legal Aid Corporation (대한법률구조공단, phone: 132)

If the landlord refuses to return your deposit:

1. Send a formal written demand (내용증명, certified mail) through the post office
2. Contact the local district office for mediation
3. File with the Housing Lease Dispute Mediation Committee (주택임대차분쟁조정위원회)
4. As a last resort, file a court claim through the simplified small claims process

For more on understanding Korean housing systems, see our housing and accommodation guide.

Step 5: Address Change Registration

• Report your move-out and new address (or departure from Korea) at the district office
• If leaving Korea, report your departure to immigration
• Cancel any subscriptions tied to your old address (deliveries, mail forwarding)

Moving Between Cities

If you are transferring universities or moving to a different city in Korea:

• Long-distance movers: Companies like Yongma Logis and Hyundai Homeshopping Moving specialize in intercity moves. Costs are higher (500,000–1,500,000 KRW depending on volume and distance).
• Ship large items, carry essentials: For long-distance moves, some students ship bulky items via courier (CJ Logistics, Hanjin) and travel with essentials. Large box shipping costs approximately 5,000–15,000 KRW per box depending on size and distance.
• Consider selling and rebuying: For inexpensive furniture (Ikea, Daiso items), it may be cheaper to sell on Danggeun Market (당근마켓) and buy new at your destination.

Leaving Korea Permanently

If you are graduating or leaving Korea:

Selling Belongings

• Danggeun Market (당근마켓): Korea's most popular secondhand marketplace app. Post items with photos and prices; buyers come to you.
• University bulletin boards: Physical and online boards (Everytime app) where students buy/sell
• Facebook groups: "Seoul Buy and Sell," "Foreigners in Korea Buy and Sell"
• Donation: The Salvation Army (구세군) and other organizations accept furniture and household items

Shipping Items Home

• Korea Post (우체국): EMS and regular international shipping. Packages up to 30 kg.
• DHL, FedEx, UPS: Faster but more expensive
• Sea freight: For large volumes, sea shipping companies offer containerized shipping. Slower (4–8 weeks) but much cheaper per kilogram.
• Excess baggage vs. shipping: Compare airline excess baggage fees with shipping costs — sometimes extra checked bags are cheaper than shipping.

Final Administrative Steps

• Close Korean bank accounts (or convert to non-resident status if keeping them)
• Cancel phone contract (watch for early termination fees)
• Cancel health insurance (notify NHIS)
• Return Alien Registration Card at the airport (at the immigration counter) — though this requirement has been relaxed in recent years
• File for tax refund if applicable (consult an accountant for significant amounts)
• Cancel any remaining subscriptions (Netflix, gym, etc.)

Moving Checklist

1 Month Before Move-Out

• Notify landlord in writing
• Start looking for new housing (if staying in Korea)
• Get quotes from moving companies
• Begin sorting belongings — sell/donate items you will not take

2 Weeks Before

• Book movers
• Notify internet provider for cancellation/transfer
• Begin packing non-essential items
• Photograph all rooms for deposit documentation

1 Week Before

• Cancel/transfer utilities
• Deep clean the apartment (or book professional cleaning)
• Pack systematically — label boxes clearly
• Confirm moving day details with movers

Moving Day

• Final photo/video walkthrough of old apartment
• Supervise movers
• Return keys to landlord after final inspection
• Get written confirmation of deposit return timeline

Within 14 Days After

• Register new address at district office
• Report address change to immigration
• Set up utilities at new place
• Confirm deposit return from previous landlord

For more practical guides on daily life in Korea, explore our complete practical resources hub.

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