Last month, on the 28th, the special law amendment regarding rental fraud was brought to the National Assembly's plenary session. I declare the partial amendment to the Special Law on Support for Victims of Rental Fraud and Stabilization of Housing. This is the first bill processed through bipartisan agreement in the 22nd National Assembly. Although it feels a bit late for a livelihood bill to be processed, I am relieved that it has finally happened. Has a path opened to rescue the victims? However, just the day before, there was an appellate trial for a notorious rental fraud gang. Once again, a victim of rental fraud was found dead, marking another tragedy. It is reported that a certain construction mogul, known as Mr. Nam, owned over 2,700 properties in Incheon. He was sentenced to 15 years in prison in the first trial. However, Mr. Nam received more than half of his sentence reduced that day. His accomplice, who was also sentenced to 13 years, was acquitted. We met with the victims in front of the courthouse. What we have been fighting for...

So, we became fools. After a while, the accomplices came out of the detention center. Now, we have to take responsibility, right? I think this is the right thing to do. The verdict will reflect that. Let's move on to the next opportunity. They even submitted a letter of reflection to the court, apologizing to the judge. It's just for the court's convenience. They came holding bouquets. It's frustrating to watch those who caused you to lose your entire fortune walk away. Listening to the verdict, the victims felt like the ruling was saying that cheating others is acceptable. It seemed to imply that it's not important to deceive others; these things can happen in the process of making money. It felt like it was saying that you can live your life cheating a little, and the law will accept it. I thought we should live by the law, but it seems I was wrong.

The exterior wall of an apartment built by Mr. Nam, who is also a contractor, is peeling away. The debris from the collapsed wall is piled up as it is. Currently, there are still over 50 households living in this apartment who have not received their security deposits back. The incident occurred early in the morning, around 3:30 AM. At that time, it sounded like the building was collapsing. The exterior wall has collapsed twice in the last year and this year. Last month, when the wall fell, the gas pipes also dropped down. It could have easily led to an accident. The situation is that it was not visible from above, but it has now come down to the bottom. The pipes have just fallen down. It was a moment of panic. If someone had started a vehicle here or smoked a cigarette, it could have really collapsed. Let's go inside the apartment.

I went inside and the smell of mold was overwhelming. The walls were crumbling, and it felt like water was seeping into the building from every corner. Water was gradually coming in, and as it accumulated in one spot, it just collapsed all at once. According to the residents, it collapsed suddenly, raising suspicions of shoddy construction. The landlord, Jeong Gi-beom, is currently imprisoned, which is a shocking situation. The tenant, who has not received their deposit, couldn't wait any longer and found a rental house to move into. They met another victim in front of the courthouse. That morning, they received notice that their case was being processed. Around 11 a.m., they received the registration notice, and it stated that the deadline was September 9th. It was far too tight; it didn’t make sense. Suddenly, they were informed that their case had been processed. If it goes up for auction in the first round...

Preparing for a move can feel overwhelming, right? If the bid is successful, the place to live disappears immediately. I applied for an auction deferment, hoping it would be accepted. Most victims are in similar situations. Mr. Hojin's case is also under auction deferment. I don't know when the deferment will be lifted, so I check the auction site several times a day. It feels like everything is dark in front of me, and I can't see anything. For several days, I couldn't sleep or eat at all. My spouse and I had been diligently saving for a home. We were planning to have a baby when the rental fraud incident occurred. Our home was lost, and as a result, some people died, and among them, there are those who have gone through divorce and some who have had miscarriages. There are also people who were about to get married but ended up losing their homes. The situation of the victims is truly beyond words; it only became clear after the incident occurred.

I learned that there was a man named Nam in the real estate agency and construction company. He is known to have been building properties while using the security deposits from tenants for fraudulent financing. The estimated scale of the crimes committed by Nam and his associates is around 53 billion won, with over 30 accomplices involved. 

Nam's group is currently facing multiple trials, and for some of them, the crime of organized criminal activity has been applied for the first time in relation to the rental fraud case. I wondered if Nam acknowledged his charges and met with his lawyer. He claimed that he built houses normally and sold them as his own. Of course, the registration names are different. Therefore, these people violated the Real Estate Real Name Transaction Act, which pertains to the registration of actual rights holders, and that is a crime. There must have been some intention behind it. Even if that was the case, he insists that he did not intend to embezzle the money from the tenants who signed lease agreements. He claims that he is not responsible, according to his lawyer, and the prosecution.

They also claimed that they were conducting a piecemeal investigation. The argument is that if it is assumed that there is a crime, it must fall under the category of organized crime. When you try to fit things into that framework, it becomes a deductive method. For example, during the Yushin era, if you said someone had to be a communist, then even a diary at home could become evidence. This is the position of the defense, stating that the prosecution acted excessively. Ms. Gil-soon has decided to stop the proceedings after today. Although she has tried several times, she ultimately could not find a way. She feels that she has only caused inconvenience to the company by constantly running around the court and police stations. There are so many issues to deal with, and if something else arises, she has to handle it and submit it. Therefore, from the very beginning, we have all the documents related to the lease agreement here. Her husband, a ready-mix concrete driver, is working hard.

I heard that the news about the group that embezzled the collected deposit money has shattered our spirits. When I went to check, I found out that the representative of our real estate agency received a sentence of 10 years in the first trial, but in the second trial, they were sentenced to only 1 year. It’s truly disheartening. Mentally and physically, it has been extremely tough for us. I wonder how those people can act so comfortably in this situation. It seems like they are guilty without being charged. 

The deposit and the perpetrator's punishment are still unresolved. The chairman and about thirty members of the group keep repeating that they had no intention to deceive the victims, claiming it was an accident, not fraud. They argue that they did not return the deposit money. However, if the landlord intentionally deceives the tenant and does not return the deposit, it constitutes rental fraud. If there was never any intention to return the deposit or if false information was provided to the tenant, then it is indeed fraud.

In cases where there is an intention to deceive, the tenant may fail to receive their deposit back, leading to a rental accident. According to data from the Ministry of Land, Infrastructure, and Transport, incidents where tenants do not receive their deposits are continuously increasing. In incidents covered by return guarantees from surety institutions, about 4.3 trillion won was reported last year, and by July of this year, it has already exceeded 3 trillion won. If this trend continues, it is expected that the rental accidents this year will far surpass last year's record high. Even at this moment, rental accidents are increasing; among them, how many are cases of rental fraud? Could there be other so-called villa kings involved? An employee at a bank was injured last year. The landlord, who could not return the deposit, has established four corporations at the same business address, all set up with the same capital. The names are all in his family's name.

Outsiders and my younger sister, it's correct to say that this is a no-capital speculation. In the end, all the high auction amounts were financed through loans, and then I repaid everything with the deposit. It doesn't seem to be visible. I contacted the landlord asking for the return of the deposit, but the landlord consistently had an attitude of not being afraid of anything. I had no choice but to endure it, and now I have to file a lawsuit. I appointed a figurehead, and since it's a corporation, I think I will probably win in civil court. Having won the civil case, there will be a possibility of placing a provisional seizure on this person's assets, but since it's already a shell corporation, what can be seized? If the corporation claims to have no money, then there's no way to proceed. It has been suggested that the corporation was established to abandon the rental business, and the real owner is evading repayment. I went to the address of the corporation, and the office, which seemed to have been vacant for a long time, had a notice about mail collection stuck to the door.

There was a corporation that no one seemed to operate. People who came and went said they had never seen anyone there. Even the teacher, who has been involved for a long time, has never seen anyone either. I have been in contact with the name on the corporation's registration, which belongs to a figurehead. There are tax issues amounting to several million won under my name, and I can't pay that either. I have no money and am working labor jobs, earning just enough to get by. What could have happened? 

The person I met, who was surprisingly young, said he had borrowed the name from his uncle. It was already a done deal in Seoul. His uncle suddenly asked to borrow the name for a short time, promising to return it after a year, but in June, he said his uncle had bought a villa through auction.

They established a corporation under a borrowed name and signed a lease agreement. At some point, they became unable to return the deposit, and the seizure began against the person who was nominally representing the company. In a desperate situation, they had invested heavily in numerous buildings and continued to invest in real estate. Money would come from one property to cover the expenses of another, and if things went wrong later, they seemed to think they could just go to prison and that would be it. The actual owner of the villa, which was registered under the name of their nephew, was a current lawyer. The field of expertise is real estate law. If you have any questions regarding personal bankruptcy cases, please feel free to contact our office at any time. We will respond sincerely and hope for a good outcome. Three days ago, we were able to meet with him. That’s what I’m thinking about.

I first asked how we would return the security deposits to the victims. It seems that we currently have around 50 cases overall. However, those individuals have all of that as collateral. Since they are all guaranteed, there is no problem; it’s a contract without any issues. The media reported that the empty rental deposit problem made funding difficult. There was no intention behind it; it couldn't be a façade. I mean, what did I promise those people? If I don't have the ability to return the money, then it's not right. Naturally, I thought it would be returned; they must have thought that the deposits would circulate outside. But then issues arose with pricing, and the media started calling it empty rental deposits in August 2022, which was something we hadn't considered. Everything collapsed after that. Isn’t that the reality? Those who establish corporations and do this all operate like that.

I took over the corporation and operated it as I saw fit. I was responsible for it, but I did not agree to take on any liabilities. I said that I would provide the deposit, but I would not sell it. So why is it that the transaction keeps getting delayed? Since the sale is not happening, please return it to me. Please go ahead with the sale and introduce me to someone.

Similar damage is being reported across the country. Another young person is trying to be recognized as a victim of the Jeonse (lease) crisis. They applied last December, but it was denied, and only now are they getting a ruling. It takes a long time. To receive support under the Special Act for Victims of the Jeonse Crisis, one must be recognized by the Ministry of Land, Infrastructure and Transport. Ms. Mi had previously applied but received a notice of denial. 

Hello, I came to apply as a victim. There are four conditions to be recognized as a victim. Ms. Mi was rejected on the grounds that there was a possibility of self-recovery.

Ms. Miji's landlord was already a famous person. The landlord's name is Kim, and he is quite well-known. Yes, that's right. He has already won a lawsuit for the return of the deposit, but the truth is that if the landlord says he has no money and cannot pay, then it's just a piece of paper without any real value. The landlord, Mr. Yoon, had served as a public official and later as the chairman of a public enterprise. He is said to own several buildings throughout Busan. When the contract was being drafted, the landlord was explaining that he was indeed a very wealthy person, that he had a lot of cash, and that he owned several properties. He also mentioned that he had been in the real estate business for quite some time and that he was a former public official, which was quite overwhelming. I visited the real estate agency that mediated the contract, located on the first floor of a building owned by Mr. Yoon's wife. However, no one was available to meet, and it seemed that the business had not been operating for quite some time. Nearby, there were properties owned by Mr. Yoon and his wife.

I visited the buildings. The building owned by the couple is presumed to be in Il-dong, and there are about 170 people complaining of damage. As a result of the investigation conducted by the local police station in each area, the case was not forwarded to the prosecution. The reason was that the intent of fraud could not be proven. At first, it seemed like they were at least pretending to be cautious, but later they became quite arrogant, saying that if people wanted their money back, they should proceed with lawsuits or auctions like others. Landlord Mr. Yoon, does he have any funds or plans to return the tenants' money? I tried to contact him several times, but the phone was not connected. However, I was able to meet Mr. Yoon's wife. Oh, hello. Those people are not going anywhere. They are making announcements because they are that couple. I actually don't know the situation well, but it was in the name of the teacher.

I just mentioned the name and said that my husband is working hard to resolve the issue. So, he's not at home right now; he is busy trying to fix things. The children see this and think that there is a lot of expectation, and they are also affected by it. There are claims that some tenants are inciting issues. I am also trying to leave, but it's overwhelming. The confusion in the center is something we all understand. If we put up a notice in the building, how will people manage if everyone just leaves? I hope they can understand this difficulty as well. After that, I did not receive any contact from Mr. Yoon. The complaints from the victims continued. The Busan Police Agency decided to take over the scattered cases from the local police stations and conduct a comprehensive investigation. It's ongoing; not everything has been resolved yet.

It has been two years since the issue of rental fraud has emerged as a social problem. Earlier this month, the police announced the results of a special crackdown on rental fraud that has been ongoing since 2022. They reported that they uncovered over 40 fraudulent organizations that systematically embezzled rental payments, including construction owners, certified real estate agents, and companies involved in the distribution process. Among the more than 16,000 people who were victims of these rental scams, 62% were under the age of 30. The 2030 victims, who faced a significant blow at the beginning of their lives, are now living in a world where interest in rental fraud has waned. How are they coping now? A week ago, a high school student who moved into a new home shared that they have been quietly boasting about small achievements, such as representing their country in world competitions, thanks to their experiences.

When I first entered society, I started my social life with about ten million won in prize money. I worked hard in my professional life with the pride of being a national representative. Until a week ago, I lived in a semi-basement where I had signed a lease a year ago. You can see that the water still tends to rise in certain areas. At its worst, it reached about ankle height. There are still traces of flooding remaining. The person who lived in the flat began to express their thoughts on this. At that time, I was able to see the house. 

These are photos from when I moved in. The room looked clean and well-repaired. I took out a loan to sign the lease. Although some things are still there, the original state began to reveal itself in just a month or two. Even now, the bed is soaked up to ankle height whenever it rains; it was a room where water would accumulate. But this has always been the default situation.

I just slept in that state. In this situation, I lived alone for about a year, suffering quietly. There were many nights when I had to scoop water out with a shovel. Imagine waking up and feeling a sinking feeling; it’s quite unsettling. Since it flooded frequently, my house was always full of mold. It became unbearable. Health issues were a significant concern. Food would spoil quickly, even if I left it for just half a day. I didn’t realize this at first and ended up cooking and eating it, which led to severe gastroenteritis on several occasions. I contacted the landlord asking for help, but there was rarely a response. After a while, I received a text message. It was about four months after I signed the lease and moved in.

I received a group text notification saying that they couldn't contact me individually because it was difficult. I thought, What if I check the open chat room? When I entered it and typed in my landlord's name, just three letters, it popped up as a victims' group. I realized that I had truly been victimized. I ran around trying to get my deposit back, and I won the lawsuit, receiving a judgment as a victim as well. However, nothing was able to help me recover the deposit that I needed most. The landlord disappeared, and at that time, the government's solution for victims was to offer low-interest loans. As a tenant victim of fraud, I asked the country for help in getting relief, but all they could provide was a loan to cover the gap, essentially just shifting the debt around. Now, I really wonder if I am someone who can be discarded like this when I have truly suffered.

Among the more than 20,000 victims of the rental fraud, 73.9% are young people in their 20s and 30s. However, from the beginning, the Ministry of Land, Infrastructure and Transport's stance has been that rental agreements are private transactions between individuals, and the government cannot intervene. They have insisted that the government should return the money first and deal with recovery later, but we cannot leave such an unfair situation in South Korea. It is necessary to clearly draw the line on what is unacceptable. In May, comments made by the Minister of Land, Infrastructure and Transport during a press conference sparked controversy. He suggested that inexperienced young people might have carelessly entered into contracts, which seemed to blame the victims. Following this, the Minister apologized. Local youth report feeling an even greater sense of isolation. Another victim of the rental fraud, whom I met in Gwangyang, is creating and distributing flyers about the issue while going around the apartments. Now, seeing these writings, the victims are...

If the expected landlord does not contact you, please reach out to the contact numbers listed here, and we will respond together. Mr. Jin-ho, who is working as a sanitation worker, starts his shift at 4 AM and, after finishing work, is patrolling the areas expected to be affected. This has been ongoing since November of last year. On this day, a resident approached him with a question. 

“Did you apply for the insurance?” 
“Yes, I took a photo of it and applied right away. Even if you have a guarantor, it takes about two months to process the application.” 
“Oh, is that so?” 
“Yes. If you have any further questions, I have my contact information. Please feel free to reach out to me.” 

Thank you. Currently, Gwangyang has the highest rate of empty homes in the country. The reason for this is that it is an industrial city with a large population of young residents, which has attracted many landlords to engage in gap investments.

The victim group that started in Jin-ho has now expanded throughout the Jeonnam region. Victims are sharing information and experiences with each other, building solidarity as they try to figure out what went wrong and whom to ask for help. Many are wasting their youth and resources without being able to recover their entire deposit. Another victim in his twenties from Gwangyang is working part-time in a restaurant. Four years ago, he took out a loan for his deposit to gain independence. Everyone recommended a lease over monthly rent. He reflects, “I was a fool when I moved in as a renter.” The government has now stopped supporting deposit loans, telling young people to start with monthly rent, then transition to a lease, and eventually buy their own home. This step-by-step approach seemed to align with life cycles, but he was simply following it without realizing it. Unbeknownst to him, the landlord changed, and the money was...

They say that they cut off contact, saying there's nothing left. I went to the victim counseling center, but I was frustrated once again. I wanted to hear some advice on practical relief measures, but there, a legal advisor said to me, The whole jeonse system itself has many problems, so why did you even go in? At that moment, I felt completely shattered. It was such a miserable time for me. I really wondered if I was just foolish for getting into this situation, or if I was truly careless. I even thought, Should I just die? It was a fleeting moment of despair. It was the first time I had such thoughts. I wondered if my death would make a difference. Eventually, So-hyun decided to move. She found herself in a situation where she had to pay monthly rent again without receiving her deposit back. On the day of her departure, it was hard for her to take that first step. She felt a bit reluctant to just let go, as she had lived there.

This is a place filled with memories, and I came here to live well, but I ended up leaving to survive. I have so many memories and good feelings in this house, but now I really can't stay here anymore. Living in this house feels like hell; it's truly unbearable. I can't save any money, and it feels like I'm just throwing it all away. But the reason I keep going despite knowing this is simply to survive.

To prevent more unfortunate victims, we need to examine the structure of the jeonse (lease) system. The so-called villa king or construction king — how could they own 50, 100, or even over 2,000 houses? The current jeonse system theoretically allows for unlimited zero-capital gap speculation. For example, if there is a villa worth 100 million won, and if you can receive a jeonse of 100 million won, you could buy the house without investing any of your own capital.

Then, the landlord uses the 100 million won received from the tenant as a deposit to buy another house. They rent that house out again and receive the deposit. In this way, they can increase their properties from two to three, and ultimately purchase hundreds or thousands of houses without spending any of their own money. Can such a precariously built sandcastle truly be safe? The system of zero-capital speculation in the rental market is a complex issue. Nevertheless, I want to take a closer look at it. It has been two years since rental scams became a public issue; what changes have occurred in the rental market? Hello, I visited a real estate office in a villa-dense area of Seoul. When you set up here, there are at least 30 listings available. But now, only five have come up, and out of those five, there are only two houses that I'm interested in. Good properties are not easy to come by; they don't come up often.

Renting apartments has become a significant issue. Two years ago, the ratio of monthly rent to jeonse was about 50-50, but now, in the case of villas, the proportion of monthly rent has surpassed 70%. The villa market is practically becoming completely transformed. Friends who are getting married have chosen not to rent villas at all, as the impact of jeonse scams has created what is called villa phobia. This has led to a ripple effect in the rental market. 

The depth of the rental market, particularly in jeonse, has resulted in a strong demand for jeonse in the apartment market. This strong demand for jeonse has led to a rise in sales prices, and there has been an increase in transactions of small apartments, which seems to have been a powerful trend in the environment of 2024. 

Last month, a special law was passed to address jeonse scams. Will it be able to help the victims? First, there is a plan to participate in LH auctions to purchase the affected properties and then provide support for rent payments. Additionally, illegal construction and trust fraud housing, which have been in a blind spot until now, are also being addressed.

지원의 틀 안에 들어오게 되었고, 전세 보증금 7억원까지 피해자 인정 범위도 넓혔습니다. 기존의 특별법보다 한 발 나아갔지만, 여전히 한 가지 문제가 존재합니다. 바로 피피 법의 차이가 너무 크다는 점입니다. 어떤 사람은 보증금을 대부분 경매 차익으로 받아 나갈 수 있고, 어떤 분들은 그냥 10년 동안 공공임대 주택을 제공받는 것만 이제 받을 수 있는 상황이어서 그 형평성에 문제가 있습니다. 두 번째는 수만 명에 달하는 피해자들에게 적절한 주거를 매칭해 주고, 또 LH가 낙찰을 받는 과정에서 많은 이슈가 생길 거고, 적용하다 보면 그 상황에 맞지 않는 정해가 많은 일들을 초래할 것이라고 생각합니다. 지난 6월, 90억원대 전세 사기가 발생한 신촌 지역에서 깡통 전세가 아닌지 분명히 하기 위해 지씨는 계약 준비를 정말 꼼꼼하게 했습니다.

I checked the part where the landlord made a statement. After that, I filed a residence report, but I couldn't avoid the pitfalls of multi-family housing. In buildings treated as a single unit, like multi-family houses, it is difficult for tenants to know if there is already a loan on another unit. I want to say that tenants should never enter into a multi-family lease agreement. No matter how much you investigate, due to that loophole, it ultimately leads to deception. Tenants, in any case, need to ensure that there is a system in place where they can directly obtain documents to protect themselves. I believe that this is necessary to fundamentally solve the problem. However, with the current method, similar issues will arise again, and it seems impossible to prevent them. We need a way to remedy the victims while also preventing new victims from emerging. In the case of multi-family units, for example, units 1001, 102, 2001, 202, 3001, and 30 are treated as one.

The perception of housing is legally different from that of multi-family housing. Multi-family housing is categorized as individual housing units, and individual housing is distinct from multi-family houses. In our country, it has been found to be clean, which leads to trust in the information provided. Moreover, the agents who have received certification in that country speak in such a way that it is hard not to believe them. However, the legal aspects regarding ownership are currently unclear, and nothing is visible in this regard. Therefore, I believe this is the responsibility of the state. Experts point out that it is time to question the government. How could one person own over 2,700 units? How could so many buildings and villas exist without government oversight? The government has decided to increase the loan limit for each household to 80 million won and reduce the interest rate by 4%. Support limits for youth monthly rent loans and the housing loan program are also expected to be expanded. Since the 2010s, successive governments have consistently increased the limits on rental loans.

The rental rate reached 100% in 2017. This marked the beginning of an era of gap investing without any capital, where one could purchase a house using a lease without spending a single penny. It was not advisable to raise the guarantee limit so high. However, when it was raised, it ultimately led to significant issues, as people began to trust and take on larger loans. At that time, the government implemented policies to expand loan guarantees and rental loan policies, despite numerous concerns about this approach. The consequences of these actions have resulted in the widespread occurrence of rental fraud and the empty rental crisis, which we are witnessing now in 2023 and 2024. Therefore, we hold the government accountable. What will happen next year? The risk associated with empty rentals is expected to exceed 2 trillion won again. The rental market, which was merely considered a concern for the working class, is now under scrutiny.

However, before we knew it, this place had become a dangerous market where landlords could not return the security deposits. As you can see from the startup data from 2019, 2020, and 2021, there was an explosive increase in startups in the real estate rental business, and at that time, there was enormous gap investment. From that point on, jeonse (lease deposits) were no longer used for ordinary housing for the working class but were instead utilized as resources for gap investments in other apartments. Therefore, I believe there needs to be a re-examination of the nature of jeonse loans starting from that point, and I think the failure of the previous government to address this was the biggest mistake. A report released by the Board of Audit and Inspection last month revealed that the Ministry of Land, Infrastructure, and Transport ignored requests from the Housing and Urban Guarantee Corporation (HUG) 16 times. According to this report, both HUG and the Ministry of Land were aware that jeonse guarantees were being misused in jeonse fraud. However, they did not properly review this situation.

The fact that no improvements have been made has been pointed out. We requested an interview with the Ministry of Land, Infrastructure and Transport. First, regarding measures against jeonse fraud, they responded that they are lowering the jeonse rate from the existing 100% to 90% and strengthening the requirements for jeonse guarantee subscriptions compared to before. During this investigation, we confirmed once again that owning hundreds or thousands of houses through capital-free gap speculation does not face any regulations. Additionally, we came to realize the grim outlook that young people who are at risk of not being able to receive their deposits back will continue to emerge as the jeonse market operates on this kind of capital-free gap speculation. There are no restrictions on explosive gap investments. We believe that regulations and systems should set limits on what individuals can do if they want to engage in such activities. This was emphasized by the experts we met.

It is the role of the state to set limits on risky investments using debt. Therefore, it is also the state's responsibility to manage the rental market to prevent speculation. Jeonse loans, which were initiated for the common people, have increased to the point of creating a surplus of worthless jeonse properties, ultimately turning those in desperate need of rental homes into victims. It is now time to accurately assess this situation and improve the system. Is the current rental market truly operating for the benefit of the common people? For whom are the jeonse loans, and for whom is the rental system designed? If we do not want to become a country that caters to so-called villa kings, we must find answers to these questions. Are we driving nails into the new wounds of over 20,000 victims, both in their heads and hearts?

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