{"id":737,"date":"2026-03-29T22:53:08","date_gmt":"2026-03-29T22:53:08","guid":{"rendered":"https:\/\/atlaw.kr\/en-blog\/?p=737"},"modified":"2026-05-03T08:32:28","modified_gmt":"2026-05-03T08:32:28","slug":"simultaneous-performance-judgment-south-korea-deposit-tender-eviction","status":"publish","type":"post","link":"https:\/\/atlaw.kr\/en-blog\/simultaneous-performance-judgment-south-korea-deposit-tender-eviction\/","title":{"rendered":"Tenant Won&#8217;t Leave After Court Judgment in South Korea?"},"content":{"rendered":"<p><!-- ATLAS_HREFLANG_START --><link rel=\"alternate\" hreflang=\"ko\" href=\"https:\/\/atlaw.kr\/kr-blog\/%eb%8f%99%ec%8b%9c%ec%9d%b4%ed%96%89%ed%8c%90%ea%b2%b0-%eb%b3%80%ec%a0%9c%ea%b3%b5%ed%83%81-%eb%aa%85%eb%8f%84-%ea%b0%95%ec%a0%9c%ec%a7%91%ed%96%89\/\" \/><link rel=\"alternate\" hreflang=\"en\" href=\"https:\/\/atlaw.kr\/en-blog\/simultaneous-performance-judgment-south-korea-deposit-tender-eviction\/\" \/><link rel=\"alternate\" hreflang=\"x-default\" href=\"https:\/\/atlaw.kr\/kr-blog\/%eb%8f%99%ec%8b%9c%ec%9d%b4%ed%96%89%ed%8c%90%ea%b2%b0-%eb%b3%80%ec%a0%9c%ea%b3%b5%ed%83%81-%eb%aa%85%eb%8f%84-%ea%b0%95%ec%a0%9c%ec%a7%91%ed%96%89\/\" \/><!-- ATLAS_HREFLANG_END --><br \/>\n<!-- ===== Schema Markup Start ===== --><\/p>\n<p><!-- Article Schema --><br \/>\n<script type=\"application\/ld+json\">{\"@context\": \"https:\/\/schema.org\", \"@type\": \"Article\", \"headline\": \"What to Do When a Tenant Refuses to Vacate After a Simultaneous Performance Judgment in South Korea: Deposit Tender and Enforcement Explained\", \"description\": \"If your tenant refuses to accept the deposit refund and vacate the property after a simultaneous performance judgment in South Korea, you must make a conditional deposit tender and file for compulsory eviction. Learn the legal requirements and risks if you fail to act.\", \"author\": {\"@type\": \"Person\", \"name\": \"Soyoung Park\", \"jobTitle\": \"Attorney at Law\", \"worksFor\": {\"@type\": \"LegalService\", \"name\": \"Atlas Legal\", \"url\": \"https:\/\/atlaw.kr\", \"address\": {\"@type\": \"PostalAddress\", \"addressLocality\": \"Incheon\", \"addressRegion\": \"Songdo\"}}, \"@id\": \"https:\/\/atlaw.kr\/en\/soyoung-park-en\/#person\"}, \"publisher\": {\"@type\": \"Organization\", \"name\": \"Atlas Legal\", \"url\": \"https:\/\/atlaw.kr\", \"@id\": \"https:\/\/atlaw.kr\/#legalservice\"}, \"datePublished\": \"2026-03-29\", \"dateModified\": \"2026-03-29\", \"mainEntityOfPage\": {\"@type\": \"WebPage\"}, \"@id\": \"https:\/\/atlaw.kr\/en-blog\/simultaneous-performance-judgment-south-korea-deposit-tender-eviction#article\"}<\/script><\/p>\n<p><!-- FAQ Schema --><br \/>\n<script type=\"application\/ld+json\">{\"@context\": \"https:\/\/schema.org\", \"@type\": \"FAQPage\", \"mainEntity\": [{\"@type\": \"Question\", \"name\": \"What is a simultaneous performance judgment in South Korea's lease disputes?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"A simultaneous performance judgment is a court ruling that orders both parties to perform their obligations at the same time \u2014 typically, the landlord returns the deposit while the tenant surrenders the property. Under Article 536 of the Civil Act of South Korea, each party may refuse to perform until the other performs as well. For enforcement purposes, the landlord (as the executing creditor) must prove that they have performed or offered to perform their own obligation before compulsory execution can begin (Article 41(1) of the Civil Execution Act).\"}}, {\"@type\": \"Question\", \"name\": \"Can a landlord in South Korea make a valid deposit tender with a counter-performance condition?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"Yes. Under South Korean case law, a deposit tender conditioned on the tenant's counter-performance obligation \u2014 which stands in a simultaneous performance relationship with the deposit refund \u2014 is valid. The Supreme Court of South Korea has consistently held this position (Supreme Court Decision 92Da8712, December 22, 1992, and related cases). Once such a tender is validly made, the landlord's deposit refund obligation is extinguished as of the date of tender, regardless of whether the tenant actually withdraws the deposited amount.\"}}, {\"@type\": \"Question\", \"name\": \"What makes a conditional deposit tender invalid in South Korea?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"A deposit tender is invalid if it imposes a prior-performance condition on the tenant rather than a simultaneous one. Specifically, if the landlord conditions the deposit tender on the tenant first submitting a certificate confirming that the property has already been vacated, this effectively demands that the tenant perform first \u2014 making the tender invalid as a matter of law (Supreme Court Decision 91Da27594, December 10, 1991).\"}}, {\"@type\": \"Question\", \"name\": \"When does the landlord's deposit refund obligation extinguish after a valid tender in South Korea?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"The obligation extinguishes at the moment the deposit is tendered, not when the tenant withdraws it. Under South Korean case law, once a deposit tender is validly made, the discharge effect arises at the time of tender regardless of whether the creditor has made a withdrawal claim (Supreme Court Decision 2001Da2846, December 6, 2002, and related cases). This means that even if the tenant refuses to withdraw the deposit, the landlord's obligation is already discharged.\"}}, {\"@type\": \"Question\", \"name\": \"What are the procedural requirements for compulsory eviction in South Korea after a simultaneous performance judgment?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"Under Article 41(1) of the Civil Execution Act of South Korea, compulsory execution based on a title requiring simultaneous performance can only commence if the creditor (landlord) proves that they have performed or offered to perform their own obligation. In practice, the landlord must attach the deposit tender certificate to the enforcement application to demonstrate compliance with this requirement.\"}}, {\"@type\": \"Question\", \"name\": \"Can a tenant in South Korea apply for compulsory auction of a leased property without first vacating?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"Yes, for residential leases. Article 3-2(1) of the Housing Lease Protection Act of South Korea provides a special exception: when a tenant applies for auction of a leased residential property based on a final judgment or equivalent title for deposit refund, the tenant is not required to prove that they have performed or offered to perform their counter-obligation (i.e., vacating the property). This means a tenant can initiate forced auction of the landlord's property without first vacating.\"}}, {\"@type\": \"Question\", \"name\": \"What practical risks does a landlord in South Korea face if they delay making a deposit tender after a simultaneous performance judgment?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"If the landlord delays making a deposit tender, the tenant may apply for compulsory auction of the residential property without vacating first (Housing Lease Protection Act, Article 3-2(1)). The tenant may also register a lease right preservation order (\uc784\ucc28\uad8c\ub4f1\uae30\uba85\ub839) on the property. The landlord would then need to file an objection to execution (\uccad\uad6c\uc774\uc758\uc758 \uc18c) and obtain a stay of execution \u2014 a time-consuming and costly process that can also impair the landlord's ability to dispose of the property.\"}}], \"@id\": \"https:\/\/atlaw.kr\/en-blog\/simultaneous-performance-judgment-south-korea-deposit-tender-eviction#faq\"}<\/script><\/p>\n<p><!-- LocalBusiness Schema --><br \/>\n<script type=\"application\/ld+json\">\n{\n    \"@context\": \"https:\/\/schema.org\",\n    \"@type\": \"LocalBusiness\",\n    \"name\": \"Atlas Legal\",\n    \"image\": \"https:\/\/atlaw.kr\/logo.png\",\n    \"url\": \"https:\/\/atlaw.kr\",\n    \"telephone\": \"+82-32-864-8300\",\n    \"address\": {\n        \"@type\": \"PostalAddress\",\n        \"streetAddress\": \"323 Incheon Tower-daero, Tower B, Suite 2901, Songdo-dong, Yeonsu-gu\",\n        \"addressLocality\": \"Incheon\",\n        \"addressRegion\": \"Incheon Metropolitan City\",\n        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--><\/p>\n<div class=\"content-container\">\n<p>    <!-- Table of Contents --><\/p>\n<div class=\"toc\" style=\"padding: 15px; border-radius: 0; margin-bottom: 20px; background-color: #f5f5f5;\">\n<h2 style=\"font-size: 20px; margin-top: 0; margin-bottom: 10px;\">Table of Contents<\/h2>\n<ul style=\"list-style-type: none; padding-left: 0; margin: 0;\">\n<li><a href=\"#section1\">1. What Is a Simultaneous Performance Judgment in South Korea, and What Does It Mean for Landlords?<\/a><\/li>\n<li><a href=\"#section2\">2. What Types of Deposit Tender Are Valid \u2014 and Which Are Not?<\/a><\/li>\n<li><a href=\"#section3\">3. How Should a Conditional Deposit Tender Be Structured to Be Valid in South Korea?<\/a><\/li>\n<li><a href=\"#section4\">4. How Does a Landlord Proceed with Compulsory Eviction in South Korea After Tendering the Deposit?<\/a><\/li>\n<li><a href=\"#section5\">5. What Happens If the Landlord Fails to Tender the Deposit After a Simultaneous Performance Judgment?<\/a><\/li>\n<li><a href=\"#section6\">6. FAQ<\/a><\/li>\n<\/ul><\/div>\n<p>    <!-- Story Hook (50\u201380 words) --><\/p>\n<div class=\"story-hook\" style=\"padding: 15px 20px; margin-bottom: 15px; border-radius: 0; background-color: #f5f5f5;\">\n<p><strong>Hypothetical scenario:<\/strong> Landlord X obtained a simultaneous performance judgment in South Korea ordering the tenant Y to vacate in exchange for the deposit refund. Relieved by the court victory, X waited without taking any further steps. Then came the notice: Y had applied for compulsory auction of the very property X had worked so hard to reclaim. How could this happen after a court win?<\/p>\n<\/p><\/div>\n<p>    <!-- Direct Answer (40\u201360 words) --><\/p>\n<div class=\"direct-answer\" style=\"padding: 15px; border-radius: 0; margin-bottom: 20px; font-weight: 500; background-color: #f5f5f5;\">\n        <strong>Direct Answer:<\/strong> After a simultaneous performance judgment in South Korea, if the tenant refuses to accept the deposit refund and vacate, the landlord must make a conditional deposit tender (\ubc18\ub300\uae09\ubd80\uc870\uac74\ubd80 \ubcc0\uc81c\uacf5\ud0c1) requiring the tenant&#8217;s counter-performance, then file for compulsory eviction. Failing to tender the deposit exposes the landlord to forced auction proceedings initiated by the tenant under Article 3-2(1) of the Housing Lease Protection Act.\n    <\/div>\n<p>    <!-- Story Detail (100\u2013150 words) --><\/p>\n<div class=\"story-detail\" style=\"padding: 20px; border-radius: 0; margin: 20px 0; background-color: #f5f5f5;\">\n<h3>A Judgment Is Only Half the Battle<\/h3>\n<p class=\"disclaimer\">\u203b The above scenario is hypothetical and is presented solely for illustrative purposes. It does not represent any specific client matter handled by this firm.<\/p>\n<p>Winning a simultaneous performance judgment in a South Korean lease dispute is a significant step \u2014 but it does not automatically put the keys back in the landlord&#8217;s hands. South Korean procedural law places an important obligation on the landlord before compulsory execution can even begin: the landlord must prove that they have performed or offered to perform their own obligation \u2014 namely, returning the deposit (Article 41(1) of the Civil Execution Act). Until that proof is provided, no enforcement officer will proceed. Meanwhile, the tenant is not standing still. South Korean housing law gives tenants a powerful tool to apply for forced auction of the property without first vacating. Understanding this procedural landscape \u2014 and acting quickly \u2014 is what separates a landlord who recovers their property efficiently from one who ends up in protracted and costly collateral litigation.<\/p>\n<\/p><\/div>\n<p>    <!-- Section 1 --><br \/>\n    <\/p>\n<h2 id=\"section1\">1. What Is a Simultaneous Performance Judgment in South Korea, and What Does It Mean for Landlords?<\/h2>\n<p>In South Korean lease disputes, when a tenancy ends and the parties cannot agree on the handover, the landlord typically files a suit for surrender of the property (\uac74\ubb3c\uba85\ub3c4). Courts regularly resolve such cases by issuing a simultaneous performance judgment \u2014 a ruling that orders the landlord to refund the deposit at the same time as the tenant surrenders the property.<\/p>\n<h3>The Legal Basis and Its Practical Constraints<\/h3>\n<p>The legal foundation for this type of judgment is Article 536 of the Civil Act of South Korea, which codifies the defense of simultaneous performance: a party to a bilateral contract may refuse to perform their own obligation until the counterparty performs theirs. The landlord&#8217;s obligation to refund the deposit and the tenant&#8217;s obligation to surrender the property are a classic pair of simultaneous obligations in the South Korean lease context.<\/p>\n<p>However, the landlord faces a critical procedural constraint at the enforcement stage. Article 41(1) of the Civil Execution Act provides: &#8220;Execution based on a title for execution requiring performance simultaneously with the counter-obligation of the creditor may only be commenced when the creditor proves that their counter-obligation has been performed or offered.&#8221; In plain terms, before the enforcement officer proceeds with compulsory eviction, the landlord must demonstrate that they have refunded or offered to refund the deposit.<\/p>\n<p>It is also worth noting that, under South Korean case law, if the tenant fails to raise a simultaneous performance defense before the close of argument at trial, the court cannot issue a simultaneous performance judgment of its own motion \u2014 and its failure to do so will not constitute a reversible error (Supreme Court Decision 91Da27594, December 10, 1991).<\/p>\n<table>\n<tr>\n<th>Element<\/th>\n<th>Content<\/th>\n<th>Legal Basis<\/th>\n<\/tr>\n<tr>\n<td>Simultaneous performance relationship<\/td>\n<td>Landlord&#8217;s deposit refund obligation \u2194 Tenant&#8217;s duty to surrender property<\/td>\n<td>Article 536, Civil Act<\/td>\n<\/tr>\n<tr>\n<td>Prerequisite for enforcement<\/td>\n<td>Landlord must prove performance or offer of performance of the deposit refund obligation<\/td>\n<td>Article 41(1), Civil Execution Act<\/td>\n<\/tr>\n<tr>\n<td>Method of proving offer of performance<\/td>\n<td>Conditional deposit tender (\ubc18\ub300\uae09\ubd80\uc870\uac74\ubd80 \ubcc0\uc81c\uacf5\ud0c1)<\/td>\n<td>Supreme Court Decision 92Da8712 (Dec. 22, 1992) et al.<\/td>\n<\/tr>\n<\/table>\n<p>    <!-- Section 2 --><br \/>\n    <\/p>\n<h2 id=\"section2\">2. What Types of Deposit Tender Are Valid \u2014 and Which Are Not?<\/h2>\n<p>Under South Korean law, not all deposit tenders are created equal. Whether a conditional deposit tender is valid depends critically on the nature of the condition attached \u2014 specifically, whether it imposes a simultaneous obligation or improperly demands the tenant perform first.<\/p>\n<h3>Valid Tender: Conditioning on Simultaneous Counter-Performance<\/h3>\n<p>The Supreme Court of South Korea has consistently held that a deposit tender conditioned on the tenant&#8217;s simultaneous counter-performance obligation is valid. This principle has been affirmed across a long line of decisions (Supreme Court Decision 92Da8712, December 22, 1992; Decision 70Da1061, September 22, 1970; Decision 71Da2569, February 22, 1972; Decision 73Da1607, February 12, 1974; Decision 84Da77, April 10, 1984, among others).<\/p>\n<p>The same principle applies beyond real estate: where a promissory note has been issued to secure performance of an obligation, that obligation and the return of the note stand in a simultaneous performance relationship \u2014 and a deposit tender conditioned on return of the note is therefore valid (Supreme Court Decision 92Da8712, December 22, 1992; Decision 64Da1030, December 15, 1964, among others).<\/p>\n<h3>Invalid Tender: Demanding Prior Performance Through a Certificate<\/h3>\n<p>A deposit tender becomes invalid when it in effect requires the tenant to perform first. The Supreme Court has specifically addressed this scenario: if a landlord making a deposit tender requires the tenant to attach a certificate confirming that the property <strong>has already been vacated<\/strong> as a condition for releasing the deposited funds, this is treated as conditioning the tender on the tenant&#8217;s prior performance \u2014 not simultaneous performance. Such a tender carries no discharge effect (Supreme Court Decision 91Da27594, December 10, 1991).<\/p>\n<p>The distinction is subtle but decisive. Conditioning the tender on the tenant&#8217;s future surrender of the property (simultaneous) is valid. Requiring proof of a surrender that has already occurred (prior performance) is not.<\/p>\n<p>    <!-- Section 3 --><br \/>\n    <\/p>\n<h2 id=\"section3\">3. How Should a Conditional Deposit Tender Be Structured to Be Valid in South Korea?<\/h2>\n<p>A valid conditional deposit tender under South Korean law requires that the condition attached reflect an obligation that genuinely stands in a simultaneous performance relationship with the deposit refund, and that the condition not operate as a demand for prior performance by the tenant.<\/p>\n<h3>A Judicial Example: Incheon District Court Decision<\/h3>\n<p>The Incheon District Court decision of December 17, 2020 (Case No. 2019Gadan272304) provides a concrete example of how these principles operate. In that case, landlord X and tenant Y had reached a court-mediated settlement providing that X&#8217;s obligation to refund the deposit and Y&#8217;s obligations to surrender the property and cancel the registered lease right (\uc784\ucc28\uad8c\ub4f1\uae30) were to be performed simultaneously. X subsequently made a deposit tender conditioned on Y&#8217;s surrender of the property and cancellation of the registered lease right.<\/p>\n<p>Y challenged the validity of the tender, arguing that X had conditioned it on the surrender and cancellation \u2014 obligations Y had not yet performed \u2014 and that X had refused to accept return of the keys. The court rejected this argument. Because X&#8217;s conditions precisely mirrored the simultaneous obligations established by the settlement, the tender was valid. The court explicitly distinguished this from an invalid tender, citing the principle that conditioning a tender on simultaneous counter-performance is valid, while conditioning it on prior performance (such as requiring a certificate of completed surrender) is not (citing Supreme Court Decision 91Da27594, December 10, 1991; Decision 92Da8712, December 22, 1992).<\/p>\n<h3>When Does the Discharge Take Effect?<\/h3>\n<p>Under South Korean case law, the discharge of the landlord&#8217;s deposit refund obligation takes effect at the moment of tender \u2014 not when the tenant withdraws the deposited amount. The Supreme Court has held that once a deposit tender is validly made, the discharge arises regardless of whether the creditor has submitted a withdrawal claim (Supreme Court Decision 2001Da2846, December 6, 2002, among others). In the Incheon District Court case, this meant that even though Y had not actually withdrawn the deposit, X&#8217;s refund obligation was extinguished as of the date of tender, and Y&#8217;s attempt to enforce the settlement through forced auction was held impermissible.<\/p>\n<p>    <!-- Section 4 --><br \/>\n    <\/p>\n<h2 id=\"section4\">4. How Does a Landlord Proceed with Compulsory Eviction in South Korea After Tendering the Deposit?<\/h2>\n<p>Once a valid deposit tender has been made and the landlord&#8217;s refund obligation has been extinguished, the landlord may proceed with compulsory eviction based on the simultaneous performance judgment. The following steps outline the standard enforcement procedure under South Korean law.<\/p>\n<h3>Step-by-Step Enforcement Procedure<\/h3>\n<ol>\n<li><strong>Obtain an enforcement clause (\uc9d1\ud589\ubb38 \ubd80\uc5ec):<\/strong> The landlord must obtain an enforcement clause (\uc9d1\ud589\ubb38) from the court that issued the judgment or approved the settlement. This endorses the title for execution purposes.<\/li>\n<li><strong>Prove offer of performance:<\/strong> Under Article 41(1) of the Civil Execution Act, the landlord must submit documentary proof that they have performed or offered to perform the deposit refund obligation. The deposit tender certificate (\uacf5\ud0c1\uc99d\uc11c) serves this purpose.<\/li>\n<li><strong>File for compulsory eviction:<\/strong> The landlord applies to the court enforcement officer&#8217;s office (\uc9d1\ud589\uad00 \uc0ac\ubb34\uc18c) for compulsory eviction (\uac74\ubb3c \uc778\ub3c4 \uc9d1\ud589).<\/li>\n<li><strong>Enforcement is carried out:<\/strong> The enforcement officer proceeds to the property, removes the tenant, and delivers vacant possession to the landlord.<\/li>\n<\/ol>\n<h3>Additional Steps Where a Registered Lease Right Exists<\/h3>\n<p>Where the tenant has obtained a registered lease right (\uc784\ucc28\uad8c\ub4f1\uae30) on the property, the landlord will need to pursue separate cancellation proceedings after the eviction is carried out. If the settlement or judgment has already established that cancellation of the registered lease right is a simultaneous obligation, the deposit tender should be structured to include cancellation as a counter-performance condition, so that the tenant must complete the cancellation formalities in order to withdraw the deposited funds.<\/p>\n<p>    <!-- Section 5 --><br \/>\n    <\/p>\n<h2 id=\"section5\">5. What Happens If the Landlord Fails to Tender the Deposit After a Simultaneous Performance Judgment?<\/h2>\n<p>For foreign-invested companies, expatriate landlords, and individual property owners in South Korea alike, the risk of inaction after a simultaneous performance judgment is substantial. South Korean housing law gives tenants an enforcement tool that operates independently of the landlord \u2014 and independently of whether the tenant has vacated.<\/p>\n<h3>The Tenant&#8217;s Right to Initiate Forced Auction Without Vacating<\/h3>\n<p>Article 3-2(1) of the Housing Lease Protection Act of South Korea creates a significant carve-out from the general rule in Article 41(1) of the Civil Execution Act. It provides:<\/p>\n<p>&#8220;Where a tenant applies for auction of a leased residential property based on a final and binding judgment or equivalent title for a claim for deposit refund, the requirement of proving performance or offer of performance of a counter-obligation under Article 41 of the Civil Execution Act shall not apply.&#8221;<\/p>\n<p>In plain terms: <strong>a tenant holding a final judgment for deposit refund may apply for forced auction of the landlord&#8217;s residential property without first vacating it.<\/strong> The procedural safeguard that would ordinarily protect the landlord \u2014 requiring the tenant to prove their own counter-performance before enforcing \u2014 is removed entirely for residential leases.<\/p>\n<h3>The Cascade of Risks<\/h3>\n<p>If the landlord delays making a deposit tender after a simultaneous performance judgment, the following sequence of events may unfold:<\/p>\n<ol>\n<li>The tenant applies for forced auction of the residential property under Article 3-2(1) of the Housing Lease Protection Act, without first vacating.<\/li>\n<li>The tenant applies for a lease right preservation order (\uc784\ucc28\uad8c\ub4f1\uae30\uba85\ub839) and registers a lease right on the property, which attaches to the property&#8217;s title and affects its marketability.<\/li>\n<li>Once the forced auction is commenced, the landlord must file an objection to execution (\uccad\uad6c\uc774\uc758\uc758 \uc18c) and simultaneously seek a stay of execution (\uac15\uc81c\uc9d1\ud589\uc815\uc9c0) \u2014 a time-consuming and costly process requiring immediate legal action.<\/li>\n<li>During this period, the property is encumbered by both the auction proceeding and the registered lease right, significantly restricting the landlord&#8217;s ability to sell or refinance.<\/li>\n<\/ol>\n<p>The Incheon District Court&#8217;s 2020 decision illustrates this exact scenario. Although the landlord ultimately prevailed \u2014 the court held the tender valid and granted the objection to execution \u2014 the landlord had to bear the procedural burden and cost of that litigation. Prompt action at the enforcement stage, supported by properly structured legal advice, is the only reliable way to avoid this outcome. Practitioners at our firm who have handled multiple disputes of this kind consistently find that early intervention at the post-judgment stage makes a decisive difference.<\/p>\n<p>    <!-- FAQ Section --><br \/>\n    <\/p>\n<h2 id=\"section6\">6. FAQ<\/h2>\n<div class=\"faq-section\" style=\"padding: 20px; border-radius: 0; margin: 30px 0; background-color: #f5f5f5;\">\n<div class=\"faq-item\">\n<div class=\"faq-question\">Q1. What is a simultaneous performance judgment in South Korea&#8217;s lease disputes?<\/div>\n<div class=\"faq-answer\">A. A simultaneous performance judgment is a court ruling that orders both parties to perform their obligations at the same time \u2014 typically, the landlord returns the deposit while the tenant surrenders the property. Under Article 536 of the Civil Act of South Korea, each party may refuse to perform until the other performs as well. For enforcement purposes, the landlord must prove that they have performed or offered to perform their own obligation before compulsory execution can begin (Article 41(1) of the Civil Execution Act).<\/div>\n<\/p><\/div>\n<div class=\"faq-item\">\n<div class=\"faq-question\">Q2. Can a landlord in South Korea make a valid deposit tender with a counter-performance condition?<\/div>\n<div class=\"faq-answer\">A. Yes. Under South Korean case law, a deposit tender conditioned on the tenant&#8217;s counter-performance obligation \u2014 which stands in a simultaneous performance relationship with the deposit refund \u2014 is valid. The Supreme Court of South Korea has consistently held this position (Supreme Court Decision 92Da8712, December 22, 1992, and related cases). Once such a tender is validly made, the landlord&#8217;s deposit refund obligation is extinguished as of the date of tender, regardless of whether the tenant actually withdraws the deposited amount.<\/div>\n<\/p><\/div>\n<div class=\"faq-item\">\n<div class=\"faq-question\">Q3. What makes a conditional deposit tender invalid in South Korea?<\/div>\n<div class=\"faq-answer\">A. A deposit tender is invalid if it imposes a prior-performance condition on the tenant rather than a simultaneous one. Specifically, if the landlord conditions the deposit tender on the tenant first submitting a certificate confirming that the property has already been vacated, this effectively demands that the tenant perform first \u2014 making the tender invalid as a matter of law (Supreme Court Decision 91Da27594, December 10, 1991).<\/div>\n<\/p><\/div>\n<div class=\"faq-item\">\n<div class=\"faq-question\">Q4. When does the landlord&#8217;s deposit refund obligation extinguish after a valid tender in South Korea?<\/div>\n<div class=\"faq-answer\">A. The obligation extinguishes at the moment the deposit is tendered, not when the tenant withdraws it. Under South Korean case law, once a deposit tender is validly made, the discharge effect arises at the time of tender regardless of whether the creditor has made a withdrawal claim (Supreme Court Decision 2001Da2846, December 6, 2002, and related cases). Even if the tenant refuses to withdraw the deposit, the landlord&#8217;s obligation is already discharged.<\/div>\n<\/p><\/div>\n<div class=\"faq-item\">\n<div class=\"faq-question\">Q5. What are the procedural requirements for compulsory eviction in South Korea after a simultaneous performance judgment?<\/div>\n<div class=\"faq-answer\">A. Under Article 41(1) of the Civil Execution Act of South Korea, compulsory execution based on a title requiring simultaneous performance can only commence if the creditor (landlord) proves that they have performed or offered to perform their own obligation. In practice, the landlord must attach the deposit tender certificate to the enforcement application to demonstrate compliance with this requirement.<\/div>\n<\/p><\/div>\n<div class=\"faq-item\">\n<div class=\"faq-question\">Q6. Can a tenant in South Korea apply for compulsory auction of a leased property without first vacating?<\/div>\n<div class=\"faq-answer\">A. Yes, for residential leases. Article 3-2(1) of the Housing Lease Protection Act of South Korea provides a special exception: when a tenant applies for auction of a leased residential property based on a final judgment or equivalent title for deposit refund, the tenant is not required to prove that they have performed or offered to perform their counter-obligation (i.e., vacating the property). This means a tenant can initiate forced auction of the landlord&#8217;s property without first vacating.<\/div>\n<\/p><\/div>\n<div class=\"faq-item\">\n<div class=\"faq-question\">Q7. What practical risks does a landlord in South Korea face if they delay making a deposit tender after a simultaneous performance judgment?<\/div>\n<div class=\"faq-answer\">A. If the landlord delays, the tenant may apply for compulsory auction of the residential property without vacating first (Housing Lease Protection Act, Article 3-2(1)). The tenant may also register a lease right preservation order on the property. The landlord would then need to file an objection to execution and obtain a stay \u2014 a time-consuming and costly process that can also impair the landlord&#8217;s ability to dispose of the property.<\/div>\n<\/p><\/div>\n<\/p><\/div>\n<p>Atlas Legal, based in Incheon Songdo, South Korea, advises landlords, property investors, and foreign-invested companies on the full spectrum of lease disputes \u2014 from the initial claim through post-judgment enforcement. The post-judgment enforcement stage is often where disputes are truly resolved, and acting without delay is critical. Our team has handled multiple cases at this stage and consistently finds that early, structured legal intervention prevents the kind of procedural entanglement described in this article.<\/p>\n<p class=\"disclaimer\" style=\"margin: 20px 0;\">\u203b The information in this article is provided for general informational purposes only and does not constitute legal advice. The applicable law and outcome may vary depending on the specific facts of each case. Please consult a qualified attorney for advice on your particular situation.<\/p>\n<p>    <!-- Author Box: Soyoung Park --><\/p>\n<div class=\"author-box\" style=\"background-color: #f8f9fa; padding: 20px; border-radius: 0; margin-top: 30px; border-left: 2px solid #722f37;\">\n<h3>About the Author<\/h3>\n<div class=\"author-name\">Soyoung Park | Attorney at Law (Representative)<\/div>\n<div class=\"author-info\">Family Law, Inheritance, Construction &amp; Real Estate Disputes<\/div>\n<div class=\"author-info\">33rd Class, Judicial Research and Training Institute<\/div>\n<div class=\"author-info\">Korea University School of Law (LL.B.)<\/div>\n<div class=\"author-info\">Atlas Legal | Incheon Songdo, South Korea<\/div>\n<p>        <a href=\"https:\/\/atlaw.kr\" target=\"_blank\" rel=\"noopener noreferrer\">Visit Atlas Legal<\/a>\n    <\/div>\n<\/div>\n","protected":false},"excerpt":{"rendered":"<p>Table of Contents 1. What Is a Simultaneous Performance Judgment in South Korea, and What Does It Mean for Landlords? 2. What Types of Deposit Tender Are Valid \u2014 and Which Are Not? 3. How Should a Conditional Deposit Tender Be Structured to Be Valid in South Korea? 4. How Does a Landlord Proceed with&#8230;<\/p>\n","protected":false},"author":1,"featured_media":0,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_kadence_starter_templates_imported_post":false,"_kad_post_transparent":"default","_kad_post_title":"default","_kad_post_layout":"default","_kad_post_sidebar_id":"","_kad_post_content_style":"default","_kad_post_vertical_padding":"default","_kad_post_feature":"","_kad_post_feature_position":"","_kad_post_header":false,"_kad_post_footer":false,"_kad_post_classname":"","footnotes":""},"categories":[17],"tags":[616,615,618,617,614],"class_list":["post-737","post","type-post","status-publish","format-standard","hentry","category-civil","tag-compulsory-eviction-south-korea","tag-deposit-tender-south-korea","tag-housing-lease-protection-act","tag-simultaneous-performance-judgment","tag-south-korea-lease-dispute"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.6 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Tenant Won&#039;t Leave After Court Judgment in South Korea? | Atlas Legal<\/title>\n<meta name=\"description\" content=\"After a simultaneous performance judgment in South Korea, a tenant can force-auction your property if you delay. 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