SORA RENTAL NOTE · 13
Who pays when the boiler or air conditioner breaks?
A practical guide to repair costs in Korean student rentals: aging equipment, tenant damage, small repairs, contract terms and documenting a repair request.
Content checked · 3 October 2026
The key points
- First establish whether the problem comes from age, a defect or misuse.
- Small maintenance jobs and major equipment repairs are treated differently.
- Notify the landlord promptly and keep photos, replies and receipts.
01 — 04
Start with the comic
The boiler stopped working. Do I pay for everything?
First check the cause and repair needed. Is the equipment simply old?
The technician is checking the cause. I’ll keep their findings too.
Agree on timing and costs in writing. Keep the technician’s findings too.
1. Check the cause and effect on living in the room
- Supplied equipment
- Age and wear
- Cause of damage
Under Article 623 of Korea’s Civil Act, the landlord must maintain the property so it can be used as agreed. An aging boiler supplied with the rental that stops providing heating or hot water may fall within this duty. An appliance you bought yourself is different.
Tenant misuse or damage can make the tenant responsible. A minor, inexpensive job that is easy to handle and does not interfere with normal use is also different from major repairs. There is no single nationwide price cutoff deciding who pays.
2. Read the scope of any repair clause
- Contract terms
- Scope
- Diagnosis
A clause saying the tenant handles repairs needs careful interpretation. Where the scope is unspecified, Korean case law distinguishes ordinary small repairs from major structural work or replacement of basic equipment. A broad sentence does not automatically transfer every boiler replacement cost.
For leaks or mold, investigate plumbing, waterproofing, insulation and how the room was used. Several causes may contribute. Photos alone may not establish responsibility; keep the technician’s explanation and move-in records.
3. Notify, diagnose, then agree on payment
- 01Notify the other party
- 02Diagnosis
- 03Agreed terms
Article 634 requires prompt notice of needed repairs unless the landlord already knows. Send the date, symptoms and photos; arrange access and repair timing. Confirm any phone agreement by message.
If urgent work cannot wait, document attempted contact, urgency and the work completed. Article 626 may support reimbursement of necessary preservation expenses, but does not promise full payment for any replacement you choose. Check the settlement position before deducting costs from rent.
What to check
- Record supplied appliances and their condition at move-in.
- Send the landlord photos and symptoms promptly.
- Confirm the diagnosis, work, payment responsibility and appointment.
- Save messages, estimates, receipts and before-and-after photos.
Common questions
Does the landlord always pay for air-conditioner cleaning?
No. Routine filter cleaning, dirt already present at move-in and a repair-related problem need separate assessment, alongside the agreed terms.
Can I stop all rent if repairs are delayed?
A minor defect does not justify withholding all rent. The extent of lost use and the landlord’s failure matter; withholding everything can create arrears.
Official sources
These laws and public-agency materials concern renting in Korea. Source documents are mainly in Korean.