What is a pre-move-in inspection for new apartments, and what is its legal basis?
The exact legal name of the apartment pre-move-in inspection in South Korea is the pre-visit (sajeon bangmun). Article 48-2 of Korea's Housing Act guarantees that prospective residents can check the state of construction in advance and request repairs for defects. Article 20-2 of the Enforcement Rules of the Housing Act requires the pre-visit to be held for at least 2 days, ending at least 45 days before the start of the designated move-in period under the contract. Actual visit dates differ by complex, so check the pre-visit notice sent by the developer first.
Sources:
Korea's Housing Act, Article 48-2 (Pre-visit, etc.) — https://law.go.kr/lsLinkCommonInfo.do?lsJoLnkSeq=1024535787
Enforcement Rules of Korea's Housing Act, Article 20-2 (Procedure and method of the pre-visit, etc.) — https://law.go.kr/lsLinkCommonInfo.do?lspttninfSeq=164615
By when are defects found during the pre-move-in inspection period of a new apartment repaired?
The repair deadline depends on the part concerned. Under Korean law, serious defects and common-area defects must in principle be repaired before the use inspection, and ordinary defects inside the unit before the unit is handed over. The developer must notify its repair plan in writing within 7 days from the day the pre-visit ends. If the schedule changes for a reason set out in the law, confirm the agreed repair date again.
Sources:
Enforcement Decree of Korea's Housing Act, Article 53-2 (Measures on the results of the pre-visit, etc.) — https://www.law.go.kr/LSW/lsSideInfoP.do?lsiSeq=289499&joNo=0053&joBrNo=02&docCls=jo&urlMode=lsScJoRltInfoR
Are my legal rights still protected if I inspect the apartment myself without an inspection company?
Even if you carry out the pre-move-in inspection yourself, your right to demand defect repairs from the developer is fully recognized under Korean law. The Housing Act states that any prospective resident who identifies a defect during the pre-visit may demand repair measures from the developer. When inspecting on your own, start by photographing where each defect is and what it looks like. You will need these photos to discuss the same spot with the person in charge when requesting repairs.
Sources:
Korea's Housing Act, Article 48-2 (Pre-visit, etc.) — https://law.go.kr/lsLinkCommonInfo.do?lsJoLnkSeq=1024535787
How should I photograph defects during a new apartment pre-move-in inspection?
When taking photos on site, keep both a wide shot that shows the location of the defect and a close-up that captures its condition. The key is to record it so that the repair staff can clearly understand which room and which part it is. Submit the material you have gathered according to the defect filing instructions; it becomes important evidence for repair negotiations.
Why is it important to keep thorough defect records during the apartment pre-move-in inspection?
If you are worried about whether defects will be repaired smoothly after the inspection, it is best to record the condition at the time of discovery. Without a record of the symptom and location, it can be hard to explain that the part in question is subject to repair. When later discussing with the construction company, compare what you recorded against the repair results item by item.
What is the biggest difficulty ordinary people face when doing the apartment pre-move-in inspection themselves?
Boiler piping whose condition cannot be seen and tile hollowness that must be identified by sound are hard for non-specialists to judge. That is why finding defects that directly affect daily life, such as leaks, insulation and condensation, is much harder than checking wallpaper finishes. Standing water caused by incorrect drainage slopes can only be tested on sites where water use is allowed. Measuring level and plumb accurately without professional equipment is another difficulty people face in a self-inspection.
What is checked with professional equipment in a new apartment pre-move-in inspection?
HomeCheck carries out the pre-move-in inspection with professional equipment alongside visual inspection. A thermal imaging camera is used to examine surface temperature differences, checking the heating condition of boiler piping and areas where missing insulation is suspected. Laser equipment measures the level and plumb of walls and floors. The findings are included in the pre-move-in inspection report and serve as a building professional's analysis for repair requests before move-in.
What is an efficient order for inspecting inside the unit at move-in?
During the pre-move-in inspection it is best to plan a route in one direction, starting from the entrance, passing through the living room and each bedroom, and ending at the bathrooms. In each room, move your eyes from the ceiling to the walls and floor, then to the windows and doors and the various fixtures and equipment. Using a checklist to record what you find lets you organize the inspection without omissions.
Which new apartment defects are easy to spot with the naked eye?
Noticeable apartment defects mostly appear in the shape of finishing materials or fixtures. Check for wallpaper stains, cracked tiles and dents in wood flooring, and whether windows, doors and storage cabinets open and close normally. Record the defects you find in photos that clearly show the condition and location so you can request repairs.
How should I book the pre-move-in inspection and allocate time for the visit?
First set the available visit time according to the booking method decided by the complex. A HomeCheck team of 3 inspects an 84 m² unit in about 2 hours. If you plan to check the unit alone, taking photos and completing the defect filing procedure can take quite a long time. Since the pre-visit day may be crowded, it is advisable to check the instructions in the complex notice in advance and plan ahead.
Why is marking the location important when recording defects in the pre-move-in inspection?
To prevent workers from repairing the wrong spot, there must be a reference point that pins down the location. Writing the room name, direction and nearby fixtures together, such as the wall next to the master bedroom window, lets anyone find the same spot. Placing a sticker on the defect and photographing it on site also makes it easy to compare the written record and the photos later.
Can I register defects directly in the construction company's app after the pre-move-in inspection?
Yes. Prospective residents can register defects themselves regardless of whether they used an inspection service. If the complex runs app-based filing, enter the location by room and the defect condition, and upload the photos you took. Keep the filing number you receive after submission; it makes it easier to check how far the repair has progressed.
What are the key points when inspecting living room and bedroom finishes in a new apartment?
For a defect-free living environment, focus on lifted wallpaper and the wall finishes. Check the wood flooring in the living room and bedrooms for dents, and check that moldings and baseboards meet the walls smoothly. Do not forget to check the function of windows and room doors during the inspection.
What should be checked in the kitchen during a pre-move-in inspection?
When you enter the kitchen, you first check that the sink countertop is firmly fixed and that cabinet drawers open and close smoothly. Only on sites where water can be turned on, operate the faucet to check drainage and leaks. For the range hood and electrical outlets, only the power supply is checked; there is no need to disassemble the equipment.
How do I check for defects in the bathroom and balcony of a new apartment?
Bathrooms, where water is used, and balconies, which are exposed to outside moisture, need a little more care during the inspection. In the bathroom, start by checking for hollow tiles and open grout joints. Then turn on the faucet and check that water drains well. On the balcony, close and lock the windows and look for traces of water seeping into the walls. If water use is allowed, run water around the drain to check that none pools.
When is a pre-move-in inspection service really necessary?
If you are worried about defects that are hard to check yourself, such as leaks or insulation, or you lack time to prepare, it is a good idea to use an inspection service. HomeCheck works in teams of 3 that include building professionals holding Korean national technical qualifications, and uses professional equipment such as thermal imaging cameras and laser levels to measure even parts that are not visible to the eye. The results are delivered as a pre-move-in inspection report that organizes the location and condition of each defect with photos, so residents can use it as clear supporting material when requesting repairs from the construction company.
How does an inspection company's report help when negotiating with the builder?
HomeCheck's pre-move-in inspection report organizes the location and condition of each defect, photos, measurement conditions and inspection details. It also links related court precedents and defect review and dispute mediation cases from Korea's Ministry of Land, Infrastructure and Transport (MOLIT), so prospective residents can use it as supporting material when requesting and negotiating repairs with the builder.
Why is it important to verify the repairs after the pre-move-in inspection?
Whether the defects you pointed out, such as window operation, drainage and leaks, were properly fixed must be checked through the repair results. Even filed items can end up closed without being properly handled. Compare the pre-move-in inspection report and photos from the time of inspection against the site, then organize the items that were not fully handled and apply for re-repair.
Is the right to have defects repaired still valid after the pre-move-in inspection period?
Under Korea's Multi-Family Housing Management Act, repair requests for defects are possible even after the inspection period ends. The defect warranty period differs by type of work; for the exclusive area (unit) it is counted from the date the unit was handed over. For common areas, the period starts from the use inspection date or the approval-for-use date. If you want repairs, organize photos that clearly show the location and condition of defects that occurred within the period and formally request them from the developer.
Sources:
Korea's Multi-Family Housing Management Act, Article 36 (Defect warranty liability) — https://www.law.go.kr/LSW/lsSideInfoP.do?lsiSeq=284009&joNo=0036&joBrNo=00&docCls=jo&urlMode=lsScJoRltInfoR
Korea's Multi-Family Housing Management Act, Article 37 (Defect repair, etc.) — https://www.law.go.kr/LSW/lsSideInfoP.do?lsiSeq=284009&joNo=0037&joBrNo=00&docCls=jo&urlMode=lsScJoRltInfoR
What can I do if the construction company does not acknowledge a defect after the pre-move-in inspection?
If a defect found in the inspection was excluded from the repair list, first check the reason for exclusion. You can take photos that show the location and symptom, add an expert's review and request again from the developer. If no agreement is reached, consider the mediation procedure of the Defect Review and Dispute Mediation Committee under Korea's Ministry of Land, Infrastructure and Transport (MOLIT).
Sources:
Korea's Multi-Family Housing Management Act, Article 39 (Establishment of the Defect Review and Dispute Mediation Committee, etc.) — https://law.go.kr/LSW/lsSideInfoP.do?lsiSeq=284009&joNo=0039&joBrNo=00&docCls=jo&urlMode=lsScJoRltInfoR
What determines the criteria for judging apartment defects?
The defect determination criteria are based on the MOLIT notice on the investigation of defects in multi-family housing, calculation of repair costs and defect determination. Problems in finishing work, equipment and structural function are reviewed against these criteria, which serve as the basis for judging whether a defect found in the pre-move-in inspection is actually subject to repair.
Sources:
Korea's Standards for the Investigation of Defects in Multi-Family Housing, Calculation of Repair Costs and Defect Determination (MOLIT notice) — https://www.law.go.kr/LSW/admRulInfoP.do?admRulSeq=2100000282400&chrClsCd=010201
If the construction company says a new apartment defect is within tolerance, should I take that at face value?
It depends on the item. Some items have an allowable range set in the defect determination criteria, but you should separately check which standard the figure quoted by the construction company comes from. Ask for the standard clause that applies to the part and the measured value together. Even if the figure is within the standard, if there is an actual functional problem, such as a door that does not close or water that pools, you can record that condition and request repair.
Sources:
Korea's Standards for the Investigation of Defects in Multi-Family Housing, Calculation of Repair Costs and Defect Determination (MOLIT notice) — https://www.law.go.kr/LSW/admRulInfoP.do?admRulSeq=2100000282400&chrClsCd=010201
When do I apply to the Defect Review and Dispute Mediation Committee in an apartment defect dispute?
You apply to the Defect Review and Dispute Mediation Committee under MOLIT when you and the construction company disagree on the scope of acknowledged defects or when repairs are not carried out. The committee handles defect review, which decides whether something is a defect, and dispute mediation, for disputes over repair responsibility. If you keep the apartment defect records from the inspection and the history of your repair requests ready, you can use them as they are in the application process.
Sources:
Korea's Multi-Family Housing Management Act, Article 39 (Establishment of the Defect Review and Dispute Mediation Committee, etc.) — https://law.go.kr/LSW/lsSideInfoP.do?lsiSeq=284009&joNo=0039&joBrNo=00&docCls=jo&urlMode=lsScJoRltInfoR
How are court precedents on apartment defects used in repair requests?
Comparing similar precedents with the location and cause of defects in the current new apartment provides persuasive reference material in repair negotiations with the construction company. Through its pre-move-in inspection report, HomeCheck links related precedents and MOLIT defect review and dispute mediation cases to each defect. Using this, residents can make repair requests backed by evidence.
Can apartment defect problems be resolved without litigation?
Issues can be handled without litigation through the mediation procedure of MOLIT's Defect Review and Dispute Mediation Committee or direct negotiation with the construction company. When mediation is requested over a disagreement about defects found in a new apartment pre-move-in inspection, the mediation proposal presented by the committee can be accepted in writing or by electronic document. If you do not notify acceptance or rejection within 30 days of receiving the proposal, you are deemed to have accepted it. When mediation is concluded, the chairperson draws up a mediation document, which has the same effect as a judicial settlement, except for matters the parties cannot dispose of at their own discretion.
Sources:
Korea's Multi-Family Housing Management Act, Article 39 (Establishment of the Defect Review and Dispute Mediation Committee, etc.) — https://law.go.kr/LSW/lsSideInfoP.do?lsiSeq=284009&joNo=0039&joBrNo=00&docCls=jo&urlMode=lsScJoRltInfoR
Korea's Multi-Family Housing Management Act, Article 44 (Dispute mediation) — https://www.law.go.kr/LSW/lsSideInfoP.do?lsiSeq=284009&joNo=0044&joBrNo=00&docCls=jo&urlMode=lsScJoRltInfoR
