Korea Housing & Urban Guarantee Corporation (HUG) insurance protecting Korean tenants' jeonse deposits if the landlord fails to refund — eligibility, premiums, and application routes
| Category | Requirement |
|---|---|
| Applicant | Korean tenant (not landlord) with completed transfer-in registration and fixed date stamp |
| Covered properties | Apartments, row houses, multi-family houses, detached houses, officetels, urban housing |
| Limit (Metro) | Up to 700M KRW (Seoul · Gyeonggi · Incheon) |
| Limit (Non-metro) | Up to 500M KRW (other Korean regions) |
| Jeonse-to-value ratio | Deposit ≤ housing value × 90% (tightened May 2023) |
| Housing valuation | Official appraisal × 126%, or MOLIT market value per HUG rule |
| Application window | At least ½ of lease term remaining |
| Jeonse-to-value | Apt/Officetel | Other Housing |
|---|---|---|
| ≤ 80% | 0.115% / yr | 0.122% / yr |
| 80% – 90% | 0.128% / yr | 0.139% / yr |
| > 90% | Not eligible (since May 2023) | Not eligible |
| Apply early | Enroll right after signing — after ½ of the term passes, enrollment is blocked. |
| Check JTV | If jeonse exceeds 90% of (appraisal × 126%), enrollment is impossible. |
| Fixed date required | Without transfer-in registration + fixed date stamp, priority claim is weakened. |
| Vet the landlord | Use Korea's Ansim Jeonse app to pre-check the landlord's guarantee-default history. |
| Not auto-renewed | On lease renewal, the guarantee must be re-enrolled separately. |
This page is an informational summary about a South Korea–only program, based on the Korea Housing & Urban Guarantee Corporation (HUG) Jeonse Deposit Return Guarantee notice (as of April 2026). It is NOT insurance solicitation, brokerage, or sales under Korea's Insurance Business Act, and applies to Korean leases only. Premium-calculator outputs are illustrative estimates using representative rates — actual premiums depend on deposit, jeonse-to-value, housing value, and application channel, and may differ from values shown here. Rates, limits, and valuation methods change with Korean government policy, and private guarantors (SGI Seoul Guarantee, HF) have different terms. Always apply through official channels (HUG website, Korean banks, Ansim Jeonse app) and verify eligibility/premium with the issuing institution. This site makes no warranty as to the accuracy or completeness of shown values and disclaims all liability for any loss arising from its use.
The Jeonse Deposit Return Guarantee (전세보증금반환보증) is an insurance product run by South Korea's Korea Housing & Urban Guarantee Corporation (HUG). If a Korean landlord fails to return the jeonse deposit at lease end, HUG pays the tenant first and then pursues subrogation against the landlord. After a surge of jeonse-fraud cases, May 2023 tightened the jeonse-to-value cap to 90% of (official appraisal × 126%), and 2026 limits are 700M KRW in the Korean capital region and 500M KRW elsewhere in Korea. Annual premiums range from 0.115% to 0.154% of the deposit, with up to 50% discounts for low-income youth, newlyweds, multi-child households, and single-parent Korean households. Apply via HUG's website, 16 Korean partner banks, or mobile platforms (KakaoPay, NaverPay, Toss). When a claim is filed, the tenant is typically paid within 2–4 weeks of request.
Yes — as long as at least half of the Korean lease term remains. HUG re-evaluates housing value and JTV at enrollment, so apply early if jeonse rose or appraisal fell.
HUG (public) generally has lower premiums and bigger low-income discounts; SGI (private) has more flexible underwriting but can be more expensive. Compare based on your situation — both provide equivalent deposit protection.
Since May 2023, HUG does not enroll new cases where jeonse exceeds 90% of (official appraisal × 126%). Existing guarantees remain valid through end of term, but renewal triggers reassessment under the tighter rule.
By default, the entire term's premium is paid up-front at enrollment; some Korean banks and platforms allow card-installment payment. Early termination refunds the unused portion pro-rata.
The guarantee is purchased by the tenant alone and does not require landlord consent, but you do need the lease contract and housing documents for paperwork. Landlords with disqualifying records may cause HUG to reject enrollment.
If the deposit isn't returned within 1 month after lease end, file a Guarantee Execution Request with HUG. After document review, payment typically arrives in the tenant's Korean bank account within 2–4 weeks; HUG then pursues the landlord separately.
South Korea's Jeonse Deposit Return Guarantee (전세보증금반환보증) is operated by the Korea Housing & Urban Guarantee Corporation (HUG) to protect Korean tenants: if a landlord fails to return the jeonse deposit at lease end, HUG pays the tenant and pursues subrogation. 2026 limits are 700M KRW in the Korean capital region (Seoul, Gyeonggi, Incheon) and 500M KRW in other Korean regions. Since May 2023, applications are blocked when jeonse exceeds 90% of (official appraisal × 126%). Annual premiums range from 0.115% (apartment/officetel, JTV ≤ 80%) to 0.154%, with up to 50% discounts for low-income youth, newlyweds, multi-child, and single-parent Korean households. Apply via www.khug.or.kr, 16 Korean partner banks, or mobile platforms (KakaoPay, NaverPay, Toss) — provided at least half of the lease term remains. If a claim is filed, the deposit is usually paid to the tenant's Korean bank account within 2–4 weeks. Contact: HUG 1566-9009, Jeonse Victim Support Center 1533-8119.