🏬 Lease Contract Builder
Most move-out disputes are about restoration scope. Settle it when you sign.
| Lessor | Lessor address | ||
|---|---|---|---|
| Lessor tel | Lessee | ||
| Lessee address | Lessee tel |
| Address | Leased portion | ||
|---|---|---|---|
| Area (m²) | Permitted use |
Article 1 (Deposit, rent and term) 1. Deposit: KRW — KRW on signing and KRW on . 2. Rent: KRW per month (VAT ), payable on day . 3. Maintenance: KRW per month (covering ). 4. Term: to . 5. Account:
Article 2 (Use, repairs and restoration) 1. The Lessee uses the premises only for and makes no change of use or structure without written consent. 2. The Lessor repairs defects in the main structure; the Lessee repairs wear and damage from its own use. 3. On termination the Lessee restores the premises, except for installations excluded by written agreement. 4. Normal wear from ordinary use is not subject to restoration.
Article 3 (Renewal) 1. The Lessee may request renewal between six months and one month before expiry, and the Lessor may not refuse without a statutory ground. 2. That right may be exercised only while the total lease term, including the first, does not exceed ten years. 3. Rent and deposit on renewal are agreed between the parties. 4. Items 1 and 2 concern leases governed by the Commercial Building Lease Protection Act. Confirm before signing whether this lease is covered.
Article 5 (Protection of premium recovery) 1. From six months before expiry until termination, the Lessor may not obstruct the Lessee from receiving a premium from a prospective new lessee the Lessee has arranged. 2. If the Lessor breaches this and the Lessee suffers loss, the Lessor is liable for damages. 3. This clause applies unless the lease falls within a statutory exception (e.g., large-scale stores). Confirm before signing whether an exception applies.
Article 4 (Termination and return of deposit) 1. The Lessor may terminate if rent is instalments or more in arrears, or on assignment or sublease without consent. 2. The Lessee may terminate if the Lessor fails to make the premises usable. 3. On return of the premises, the Lessor refunds the deposit less arrears, charges and restoration costs. 4. The Lessor gives the Lessee a written breakdown of any deductions.
[Special terms] 1. Registered title status at signing: 2. The Lessor creates no new security interest harming the Lessee during the term. 3. Fit-out the Lessee may install and its restoration scope: 4. Condition and meter readings at handover are recorded separately. 5.
| Contract date | Lessor signature | Lessee signature |
|---|---|---|
| Date: (Sign) | Date: (Sign) | Date: (Sign) |
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- TitleCommercial lease · 12/12
- PartiesParties (full) · 12/12
- PropertyLeased property · 12/12
- Deposit, rent, termArt.1 Deposit, rent, term · 12/12
- Use and restorationArt.2 Use, repairs, restoration · 12/12
- RenewalArt.3 Renewal (commercial) · 12/12
- PremiumArt.5 Premium recovery protection · 12/12
- Termination and depositArt.4 Termination and deposit · 12/12
- Special termsSpecial terms (title and fit-out) · 12/12
- Date and signatureDate and signature · 12/12
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- Title
- Parties
- Property
- Deposit, rent, term
- Use and restoration
- Renewal
- Premium
- Termination and deposit
- Special terms
- Date and signature
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⚠️ This tool is not legal advice. For residential leases use the Ministry of Justice standard housing lease form, which carries the pre-contract checks. The renewal right under Article 10 applies only to covered commercial leases.
Official originals of forms and standards
The forms and standards below are originals published by government and public bodies; whenever one is amended, a revised edition is issued. For each one we list the issuing body, a Korean search term for finding the original and the date we last checked it.
Standard Housing Lease Agreement
Ministry of Justice
This is the standard contract distributed by the Ministry of Justice. Its first page has boxes to mark whether the landlord has unpaid national or local taxes and whether the home has prior fixed-date claims (선순위 확정일자 현황), and an annex sets out what tenants need to know, including the right to request renewal (계약갱신요구권) and how to secure opposing power (대항력) and priority repayment (우선변제권) — so read the annex before you sign. The Ministry's page offers a PDF to read (원본게시용) and a Hangul (HWP) file to download and fill in (사용용).
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What this tool does
A lease contract sets the terms for renting a building or land. At signing everyone looks at the deposit and the rent; the argument arrives at move-out, over how far restoration must go, what the maintenance fee covered, and what was deducted from the deposit. Article 10(1) of the Commercial Building Lease Protection Act lets a tenant request renewal between six months and one month before expiry, which the landlord may not refuse without a statutory ground, and Article 10(2) confines that right to a total lease term of ten years including the first. This builder targets shops, offices, warehouses and land, and pushes the move-out questions back to the signing table.
Who uses this
- Letting or taking a shop or office
- Leasing a warehouse, parking area or land — anything other than housing
- Putting a long-running verbal tenancy into writing
- Fixing the restoration scope before installing a fit-out
How to use
- 1First check what the lease covers. This form is for leases of shops, offices, warehouses and land; for a residential lease, use the Ministry of Justice “Standard Housing Lease Agreement”.
- 2Identify the leased portion down to floor and unit. An address alone leaves the common/exclusive boundary open.
- 3When stating the maintenance fee, list what it covers, or you argue monthly over utilities and cleaning.
- 4Choose the restoration block that carves out normal wear.
- 5If you are fitting out, spell out the installations and their restoration scope in the special terms.
Deposit settlement
Deposit returned = deposit − rent arrears − unpaid charges − restoration cost. Require the landlord to give a written breakdown of any deduction.
Worked examples
Deposit settlement
A shop with a KRW 30m deposit and KRW 1.5m monthly rent, vacated two months in arrears: KRW 3m of arrears plus restoration cost is deducted, with a written breakdown to check against.
Renewal window
For a lease expiring 31 March 2026, renewal must be requested between 1 October 2025 and 28 February 2026 — six months to one month before expiry.
Fit-out restoration
Signage and lighting were installed. A special term such as 'signage and lighting removed, wall penetrations filled' settles the scope before move-out.
Frequently asked questions
Can this be used for a residential lease?
This form is built for non-residential leases such as shops, offices, warehouses and land. For a residential lease, use the Ministry of Justice “Standard Housing Lease Agreement”: its first page has boxes to mark whether the landlord has unpaid national or local taxes and whether the home has prior fixed-date claims, and its annex explains opposing power, priority repayment and the right to request renewal. Where to get it is listed on this page under “Official originals of forms and standards”.
Does the renewal right apply to every commercial lease?
It applies to leases of commercial buildings subject to business registration, whatever the deposit (Article 2(3) of the Commercial Building Lease Protection Act). The tenant may request renewal between six months and one month before the term ends, and the right can be exercised only while the total lease period, including the first term, stays within ten years (Article 10(1) and (2)). The landlord may refuse on the grounds listed in Article 10(1), such as unpaid rent that reaches the amount of three rent installments. However, the Act does not apply where the lease is clearly for temporary use (Article 16).
How far does restoration go?
As far as the contract says. That is why the clause states that natural wear from ordinary use is excluded. For a substantial fit-out, record the scope with photographs at installation.
Can the maintenance fee be raised later?
According to the method the contract sets. Without a stated basis and procedure, every increase becomes a negotiation, so listing the items and the calculation at signing serves both sides.
Cautions
- •This tool is not legal advice. For residential leases, use the Ministry of Justice standard form.
- •Check the certified register to confirm the landlord is the registered owner and to see any prior security interests.
- •Requiring a written breakdown of deductions gives you something to test the figures against.
- •A commercial tenant gains opposing power from the day after taking possession of the building and applying for business registration (Article 3(1) of the Commercial Building Lease Protection Act), and priority repayment by also obtaining a fixed date on the lease contract from the head of the competent tax office (Article 5(2)). Priority repayment applies to leases whose deposit, together with any rent converted into a deposit amount, is within the amount set by the Enforcement Decree, so check this before signing.
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Last reviewed: 2026-08-31