A registered-landlord deposit guarantee is not the tenant's return guarantee
This calculator addresses the Korean statutory deposit guarantee for a registered private rental home under Article 49 of the Special Act on Private Rental Housing. It is different from a HUG, HF, or SGI return guarantee voluntarily purchased by a tenant. The statutory workflow starts with the landlord's registration and the particular registered home, applies full-deposit coverage by default, and then checks whether a limited exemption or partial-coverage route has supporting evidence.
The tool combines the lease deposit, HUG-recognised home value, senior secured amount, exact guarantee days, and final quoted annual rate. It reports the full and formula-based partial guarantee amounts, debt and mortgage ratios, estimated premium, statutory 75:25 allocation, any larger landlord share agreed by the parties, and a maximum fine reference. It does not approve enrollment, determine a legal exemption, value the home, assign a credit grade, or predict an actual administrative fine.
Registered landlord
Budget a new or renewed guarantee and identify missing title, consent, notice, and filing evidence before the contract date.
Tenant
Review the scope of partial-coverage consent, the estimated 25% fee share, and why a renewal requires a fresh consent check.
Family or adviser
Normalise the HUG quote and lease figures and prepare precise questions for HUG and the local municipality.
Collect five records for the same lease and date
A calculation becomes unreliable when it mixes an old deposit, a current title record, an informal asking price, and a rate from a different property. Confirm that the home appears on the landlord's registered-rental list. Use the deposit and term in the relevant new or renewed lease, a current title record, the home value accepted under HUG's valuation rules, and the final annual rate on the applicable quote or guarantee certificate.
Records and scope checks for the registered-landlord deposit guarantee calculation| Input | Primary record | Boundary to check |
|---|
| Registration and exemption | Registration certificate and municipality confirmation | Never infer an exemption from deposit size alone |
| Rental deposit | Lease for the dwelling | Use the final amount for this contract period |
| Home value | HUG review, appraisal, or official-price conversion | Do not substitute an asking price |
| Senior secured amount | Title record and HUG confirmation | Distinguish a loan balance from the registered maximum |
| Term and final rate | HUG quote or certificate | Include applicable credit and property-type adjustments |
Full coverage is the default; partial coverage requires four checks
Article 49(2) makes the entire rental deposit the default guarantee amount. Partial coverage is not merely a lower-cost option. The statutory exception requires the relevant mortgage to be separated by dwelling, other senior limited rights and attachments to be cleared, the tenant's priority to be established through a registered leasehold or the required opposability and fixed date, and the tenant's consent for the contract period.
- Confirm the dwelling-specific mortgage structure in the title and HUG records.
- Confirm that other senior rights, seizures, provisional seizures, and injunctions have been cleared as required.
- Confirm the tenant's leasehold registration or the required possession, resident registration, and fixed date.
- Obtain the tenant's partial-guarantee consent for this contract period using the required process and form.
Recheck consent on renewal
Korean Ministry of Government Legislation interpretation 25-0179, dated 21 April 2025, concludes that tenant consent should be obtained again for a renewed lease, including a tacit renewal. A consent form from the preceding contract period should not be assumed to cover the new period. The interpretation is not a court judgment, so confirm the current form and filing practice with HUG and the municipality.
Partial guarantee amount and debt-ratio formulas
Article 39 of the Enforcement Decree defines the formula-based partial guarantee amount and the recognised home-value framework. The calculator floors a negative formula result at zero and caps the result at the rental deposit, while keeping the four legal eligibility checks separate.
Partial amount
senior secured amount + deposit
− HUG-recognised home value × 60%
floor at zero · cap at the deposit
Debt ratio
senior secured amount + deposit
÷ HUG-recognised home value × 100
Suppose the deposit is KRW 300 million, the accepted home value is KRW 500 million, and the senior secured amount is KRW 100 million. The secured total is KRW 400 million and the debt ratio is 80%. The partial formula subtracts 60% of the home value, or KRW 300 million, leaving KRW 100 million. The tool uses that amount only when all four checks are selected; otherwise it safely returns to the full KRW 300 million deposit.
HUG's June 2026 notice describes a general 90% debt-ratio limit for relevant individual-landlord leases signed or renewed from 1 July 2026. Registration-date transitions and particular secured public-fund or guarantee-backed loans can change the applicable limit. Enter the percentage HUG confirms for the specific contract. A result above the entered limit or above the 60% mortgage reference is a prompt to ask about repayment, reduction, collateral, or a transition rule; it is not an automatic rejection decision.
Premium and statutory 75:25 allocation
The premium estimate is guarantee amount multiplied by the final annual premium rate, multiplied by guarantee days, divided by 365, and rounded to the nearest won. HUG rates vary by the applicant, credit tier, debt ratio, and property type. Published tables also describe adjustments for certain low credit scores and single, multi-unit, or multi-family houses. The calculator therefore asks for the final HUG-confirmed rate rather than assigning a rate from incomplete information.
Illustrative full and partial premium allocation over two years at 0.156 percent annually| Coverage | Guarantee amount | Two-year premium | Landlord 75% | Tenant 25% |
|---|
| Full | KRW 300,000,000 | KRW 936,000 | KRW 702,000 | KRW 234,000 |
| Partial formula | KRW 100,000,000 | KRW 312,000 | KRW 234,000 | KRW 78,000 |
The example uses 730 days and 0.156% annually only to demonstrate the formula; it is not a market average or quote. Under Article 40 of the Enforcement Decree, the ordinary statutory allocation is 75% to the landlord and 25% to the tenant. A landlord may agree to pay more. For the recruitment period before use inspection, the landlord bears 100%, which is why the calculator overrides the tenant share to zero when that option is selected.
Step-by-step workflow
- Select whether the property is confirmed as a registered private rental home. Use the review status if the certificate and list do not clearly match the dwelling.
- Select an exemption ground only after the municipality or HUG has confirmed the evidence. Do not rely on the deposit amount alone.
- Enter the deposit, HUG-recognised home value, and senior secured amount from records that refer to the same dwelling and date.
- If reviewing partial coverage, complete each of the four statutory checks and obtain consent for the current contract period.
- Enter exact guarantee days, the final quoted annual rate, HUG's confirmed debt-ratio limit, and any agreement for the landlord to bear more than 75%.
- Compare the full and partial formula results, then read every warning. Take the registration, title, lease, valuation evidence, quote, and consent form to HUG and the municipality before filing.
Common decision scenarios
Renewing a registered lease
Replace the old deposit, title, valuation, and rate with current records. If partial coverage continues, obtain and retain the tenant's consent for the renewed period.
Tenant reviewing a 25% charge
Match the guarantee amount, term, and rate to the HUG certificate. If the landlord recovers the tenant share through rent after paying the premium, check that the payment notice identifies it.
Debt ratio above 90%
Use the displayed excess amount to discuss repayment or mortgage reduction. Ask HUG whether collateral, a transition rule, or a particular loan exception applies; never assume approval or rejection.
Reviewing a small-deposit exemption
Confirm both the applicable priority-deposit threshold and tenant consent not to enroll. The threshold can depend on legal dates and location, so the calculator does not infer it.
Frequently asked questions
Does a zero partial formula mean no guarantee is required?
No. A zero formula result and a statutory exemption under Article 49(7) are different questions. Confirm enrollment and filing treatment with HUG and the municipality.
Why does the calculator not select a HUG rate automatically?
The rate can vary by applicant type, credit tier, debt ratio, property type, adjustments, and underwriting. Estimating those facts can materially understate or overstate the fee, so the tool requires the final confirmed rate.
Is the tenant expected to pay 25% directly in advance?
The Enforcement Decree describes the landlord paying the premium and recovering the tenant share through rent with the amount identified on the payment notice. Confirm the contract, invoice, and current HUG or municipal guidance.
Is the fine reference an actual fine?
No. It only displays the statutory ceiling reference of up to 10% of the deposit, capped at KRW 30 million. The authority determines whether a violation occurred and whether or how much to impose.
Final checklist and limitations
- Recalculate after any change to the deposit, title, valuation, secured amount, lease period, or rate.
- Keep evidence of the HUG-recognised value; the relevant amount may be an appraisal or an official-price conversion rather than the published price itself.
- Make sure the tenant understood the difference between full and partial coverage and used the form for the relevant contract period.
- Budget the displayed full premium when an exemption or partial-coverage condition remains uncertain.
- Reconcile every installment with the actual certificate and payment notice because annual rates and guarantee amounts may change.
Take the result to HUG and the municipality
Prepare the landlord registration certificate, current title record, lease, HUG valuation evidence, quote, and any partial-coverage consent form. Mark the calculated coverage, debt ratio, rate, term, and party shares, then confirm the enrollment date, exemption evidence, partial conditions, filing documents, and payment notice. This page reflects the Special Act effective 2 January 2026, the Enforcement Decree effective 26 February 2026, MOLEG interpretation 25-0179, and HUG materials checked on 22 August 2026. Later law and product changes take priority.