Civil Litigation

Real Estate Eviction Lawsuit Lawyer

Real Estate Eviction Lawsuit Lawyer | From unpaid rent to getting your property back

Summary

An eviction lawsuit (called "myeongdo sosong" in Korean practice) is a civil action a landlord files to force a tenant to vacate a property and, where relevant, pay outstanding rent. It becomes necessary when a lease has ended, has been lawfully terminated for unpaid rent, or the occupant has no legal right to remain. Because Korean law does not allow landlords to remove tenants or change locks on their own, the only lawful route to physical possession is a court judgment followed by enforcement through a court execution officer.

Civil · Real Estate Related law: 민법, 주택임대차보호법, 상가건물 임대차보호법 Lease Termination Enforcement

Real Estate Eviction Lawsuit | When can a landlord file for eviction?

A landlord cannot simply ask a tenant to leave and expect the court to grant possession. The lawsuit must be built on a specific legal ground showing the tenant's right to occupy has ended or never validly arose. The most common grounds in practice are set out below.

Most common

Non-payment of rent (unpaid rent for 2+ periods)
If a tenant falls behind by an amount equal to two months' rent (for residential leases) or three months' rent (for commercial leases), the landlord may terminate the lease unilaterally without waiting for the lease term to expire (민법 제640조, 상가건물 임대차보호법 제10조의8). This is the single most frequent basis for eviction suits filed by landlords in Korea. The termination notice and proof of the arrears calculation become central evidence.

Expiration of lease term without renewal
When a fixed-term lease ends and the landlord has given proper notice of non-renewal within the statutory window, or the tenant has exhausted renewal rights, continued occupancy after the term becomes unlawful possession. Residential tenants generally have a renewal-demand right for one additional term under certain conditions (주택임대차보호법 제6조의3), so the landlord's notice timing and grounds for refusal are carefully scrutinized.

Unauthorized subletting or use in breach of the lease
If a tenant sublets, transfers occupancy, or uses the premises for a purpose materially different from what was agreed without the landlord's consent, this can constitute grounds for termination and eviction (민법 제629조). Courts look closely at whether the landlord actually consented, even informally, before allowing this ground.

Occupancy with no legal title (squatting, holdover after auction)
Where a person occupies a property without ever having a valid lease, or continues occupying after a foreclosure auction extinguished any prior lease rights, the new owner or auction purchaser may sue for return of possession based on ownership itself (민법 제213조), independent of any lease dispute.

Damage to the property or violation of duty of care
Serious damage to the premises or repeated breach of the tenant's duty to preserve the property in good condition can also support termination, though this ground typically requires clearer documentation (photos, repair estimates, prior warnings) than nonpayment cases.

Exceptions and points that often complicate a case

Even where a ground technically exists, courts may deny eviction if the landlord's own conduct (such as refusing to accept rent payments, or failing to issue a proper termination notice) undermines the claim, or if statutory renewal protections under 주택임대차보호법 or 상가건물 임대차보호법 apply. Whether a commercial tenant has registered a business and can invoke opposing power (대항력) also frequently changes the strategy.

Real Estate Eviction Lawsuit | Why eviction lawsuits take longer than people expect

Clients are often surprised that even a straightforward nonpayment case can take several months from filing to actually regaining possession. Understanding where the time goes helps set realistic expectations.

Termination notice must precede filing

Before suing, the landlord generally must send a valid termination notice (often by certified mail with proof of delivery) stating the arrears amount and a demand to pay or vacate. Filing without this step, or with an unclear demand, risks the court finding the termination invalid and dismissing the claim.

Standard litigation track vs. summary payment order

For pure rent-collection claims, a payment order (지급명령) can be faster if uncontested, but eviction itself requires a full civil lawsuit because it seeks delivery of possession, not just money. If the tenant contests the claim, the case proceeds through pleadings, hearings, and possibly witness examination before judgment.

Judgment is not the end — enforcement is a separate step

Winning the lawsuit only produces a judgment ordering the tenant to vacate. Actually recovering the property requires a separate enforcement application and a court execution officer to carry out the eviction (민사집행법 제258조), which itself takes additional weeks to schedule and complete.

Real Estate Eviction Lawsuit | Protecting your position while the lawsuit is pending

A lawsuit can take months, during which a tenant may transfer occupancy to a third party, remove fixtures, or let the property fall into further disrepair. Provisional remedies exist to prevent the situation from getting worse before judgment.

Provisional injunction against transfer of possession (점유이전금지가처분)

This order prevents the tenant from handing over occupancy to someone else while the case is pending. Without it, even a winning judgment against the original tenant may be unenforceable if a new occupant has since moved in, forcing the landlord to start over.

Provisional attachment for unpaid rent claims (가압류)

If the landlord is also pursuing unpaid rent as a money claim, a provisional attachment on the tenant's bank accounts or other assets can be filed early to prevent the tenant from becoming judgment-proof by the time the case concludes.

Security deposit (bond) requirements for these applications

Courts typically require the landlord to post a security bond before granting a provisional injunction or attachment, calculated based on the value at stake. This cost should be weighed against the risk of losing enforceability if no provisional measure is taken.

Real Estate Eviction Lawsuit | Commercial leases raise different issues than residential ones

Eviction of a business tenant involves additional statutory protections and practical complications that residential cases usually do not, particularly around goodwill compensation and registered business status.

Right to claim compensation for business goodwill (권리금)

Commercial tenants may have a statutory right to seek a new tenant and recover goodwill payment before vacating, and landlords who interfere with this without justification can face damages claims (상가건물 임대차보호법 제10조의4). This can complicate the eviction timeline even where nonpayment grounds clearly exist.

Opposing power from business registration

A commercial tenant who has registered their business at the premises may hold opposing power (대항력) against a new owner in some circumstances, meaning the eviction analysis can change depending on whether the landlord is the original lessor or a purchaser who acquired the property afterward.

Real Estate Eviction Lawsuit | From consultation to regaining possession

Case review and evidence collection
Review the lease agreement, payment records, and any prior notices to determine which termination ground applies and whether it has already been properly triggered.

Termination notice / demand to vacate
Send a formal notice demanding payment of arrears or vacation of the premises, generally by certified mail, establishing the factual basis for the lawsuit.

Provisional measures (if needed)
File for a provisional injunction against transfer of possession or provisional attachment where there is a risk the tenant will transfer occupancy or dissipate assets before judgment.

Filing and litigating the eviction lawsuit
File the complaint seeking delivery of possession (and unpaid rent, if applicable), then proceed through pleadings and hearings until judgment is issued.

Enforcement of the judgment
Apply for enforcement with the court and coordinate with a court execution officer to carry out the physical eviction if the tenant still does not vacate voluntarily after judgment.

Real Estate Eviction Lawsuit | How legal fees are typically structured

Retainer fee (착수금)
Usually set based on the complexity of the case, whether provisional measures are needed in addition to the main lawsuit, and whether the tenant is expected to contest the claim actively.

Success fee (성공보수)
Where a monetary claim for unpaid rent is combined with the eviction, a success fee may be calculated as a percentage of the amount actually recovered, separate from the eviction outcome itself.

Court costs and filing fees (인지액·송달료)
Filing fees are calculated based on the claimed value (property value and/or unpaid rent amount) under statutory fee schedules, and are paid to the court separately from legal fees.

Enforcement costs (집행비용)
Actually carrying out an eviction requires paying execution officer fees and, in some cases, moving/storage costs for the tenant's belongings, which are typically advanced by the landlord and later claimed back from the tenant where possible.

Provisional measure bond (가처분·가압류 보증금)
If a provisional injunction or attachment is used, the court will usually require a security bond, the amount of which depends on the value of the property or claim at stake.

※ Costs vary depending on case complexity and specific circumstances; exact fees will be provided during consultation. No specific outcome is guaranteed.

Real Estate Eviction Lawsuit | Self-Check Before You File

1️⃣ For landlords considering an eviction lawsuit

Have you sent a written termination notice with proof of delivery?
Do you have documentation of the exact rent arrears (2+ months for residential, 3+ months for commercial)?
Has the tenant's statutory renewal right, if any, already expired or been properly refused?
Is there a risk the tenant will transfer occupancy to someone else before judgment?

2️⃣ For landlords who purchased a property with an existing occupant

Did the previous lease survive the sale or auction, or was it extinguished?
Does the occupant have opposing power (대항력) against you as the new owner?
Have you reviewed the auction or sale records for any registered lease interests?

3️⃣ For commercial landlords

Has the tenant registered a business at the premises?
Is the tenant asserting a right to seek goodwill compensation (권리금) before leaving?
Have you allowed the tenant a reasonable opportunity to find a new tenant, if required by law?

4️⃣ For tenants who have received an eviction notice

Do you have proof of any rent payments the landlord claims are missing?
Did you receive proper written notice of termination before the lawsuit was filed?
Do you have a statutory renewal right that has not yet been exhausted?
Has a provisional injunction against transfer of possession been served on you, and do you understand what it restricts?

Frequently Asked Questions

Q. Can I just change the locks if the tenant hasn't paid rent in months?

A. No. Self-help eviction, including changing locks or removing belongings without a court order, is not permitted under Korean law and can expose the landlord to criminal liability for trespass or coercion. The lawful route is always a court judgment followed by enforcement through a court execution officer.

Q. How long does an eviction lawsuit take from start to finish?

A. It varies significantly depending on whether the tenant contests the claim and whether provisional measures are needed first. An uncontested case built on clear nonpayment evidence can resolve faster, while a contested case involving disputed facts or statutory renewal rights can take considerably longer, and enforcement itself adds further time after judgment.

Q. What is a provisional injunction against transfer of possession, and do I need one?

A. A provisional injunction against transfer of possession (점유이전금지가처분) freezes the current occupant's status so that even if they move out and let someone else move in during the lawsuit, the eventual judgment can still be enforced against whoever is occupying the property. It is commonly recommended whenever there is any risk of the tenant transferring occupancy before judgment.

Q. Can I combine a claim for unpaid rent with the eviction lawsuit?

A. Yes, landlords commonly file a single lawsuit seeking both delivery of possession and payment of the outstanding rent and any accrued interest. This avoids the cost and delay of separate proceedings, though the money portion can sometimes be pursued faster through a separate payment order (지급명령) if it is unlikely to be contested.

Q. Does the tenant have to move out immediately once I win the lawsuit?

A. No. A judgment orders the tenant to vacate, but if they still do not comply voluntarily, the landlord must separately apply for enforcement and have a court execution officer carry out the physical eviction (민사집행법 제258조). This enforcement step takes additional time to schedule.

Q. What happens if my commercial tenant demands goodwill payment (권리금) before leaving?

A. Commercial tenants may have a statutory opportunity to find a new tenant and recover goodwill payment, and landlords who obstruct this without a valid reason may face a separate damages claim (상가건물 임대차보호법 제10조의4). Whether this affects the eviction timeline depends on the specific ground for termination and how the landlord has handled the tenant's requests.

Q. I bought a property at auction and the previous tenant won't leave. What do I do?

A. Whether you can evict them depends on whether their lease had opposing power (대항력) that survived the auction or was extinguished by it. This requires reviewing the registration timeline and the auction records closely, since the analysis differs from an ordinary landlord-tenant dispute.

Q. Can a tenant refuse to leave by claiming they have nowhere else to go?

A. Financial or personal hardship on the tenant's part is generally not a legal defense once a valid termination ground and proper notice exist, though courts sometimes consider timing in scheduling enforcement. Speaking with an eviction lawyer early can clarify what defenses, if any, genuinely apply to a specific case.

Q. How much rent needs to be unpaid before I can terminate the lease?

A. For residential leases, arrears equal to two months' rent allow the landlord to terminate; for commercial leases under 상가건물 임대차보호법, the threshold is three months' rent (민법 제640조, 상가건물 임대차보호법 제10조의8). The calculation method for these arrears is often disputed, so keeping clear payment records matters.

Q. Do I need a real estate eviction lawsuit lawyer in Seoul, or can I handle this myself?

A. Some straightforward, uncontested cases can be handled without counsel, but eviction lawsuits often involve strict procedural requirements around notice, provisional measures, and enforcement timing where a mistake can force the landlord to restart the process. Consulting a real estate eviction lawsuit lawyer in Seoul before filing can help you avoid procedural pitfalls that delay recovery of the property.

Q. Can I be sued for damages if I evict a tenant improperly?

A. Yes. If a landlord uses self-help measures, an invalid termination notice, or otherwise evicts a tenant without following proper legal procedure, the tenant may have grounds to sue for damages or even pursue criminal complaints. Following the formal lawsuit-and-enforcement route protects the landlord from this exposure.

Official References

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