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South Korea has dramatically tightened regulations on short-term rentals like Airbnb, making most studio apartments and officetels illegal for such use from October 2025.
Building bylaws now play a crucial role in determining whether properties can legally operate as Airbnbs, with most residential complexes implementing strict restrictions or outright bans on short-term rental activities.
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South Korean national laws now severely restrict Airbnb operations, particularly banning most studios and officetels from October 2025.
Building bylaws vary significantly by property type, with residential buildings potentially allowing short-term rentals under strict conditions while commercial buildings face broader prohibitions.
| Property Type | Bylaw Status | Typical Restrictions |
|---|---|---|
| Studio Apartments | Mostly Prohibited | National ban from October 2025 |
| Officetels | Mostly Prohibited | National ban from October 2025 |
| Regular Apartments | Varies by Building | Requires licensing and building approval |
| Detached Houses | Often Allowed | Must comply with licensing requirements |
| Villas | Often Allowed | Must comply with licensing requirements |
What do South Korean national laws currently say about short-term rentals like Airbnb?
South Korean national laws now severely restrict short-term rentals like Airbnb, with major changes taking effect from October 2025.
The government has implemented a comprehensive licensing system that requires all short-term rental hosts to register their property and display an official accommodation license. Airbnb will automatically remove non-compliant listings from their platform by the end of 2025.
Most significantly, the new regulations classify studio apartments and officetels as commercial properties rather than residential ones, making them largely ineligible for short-term rental operations. This classification affects the majority of properties that were previously popular with Airbnb hosts.
Only specific residential property types—including detached houses, villas, and some regular apartments—can potentially qualify for short-term rental licensing, and even these must meet strict building bylaw and management approval requirements.
As of September 2025, only about 5% of existing Airbnb listings in South Korea have the required registered short-term rental licenses, indicating the scale of non-compliance that will need to be addressed.
Are there specific building bylaws in South Korea that directly prohibit or allow Airbnb operations?
Yes, many South Korean buildings have specific bylaws that directly address short-term rental operations, with most implementing prohibitions rather than permissions.
Building management associations and apartment complexes commonly include clauses in their bylaws that explicitly forbid subletting or short-term rental activities without prior written approval. These restrictions are legally binding for all residents and property owners.
In Seoul's major apartment complexes, bylaws typically contain detailed provisions against commercial activities within residential units, which extends to Airbnb operations. Some buildings go further by specifying that any rental arrangement shorter than 30 days is prohibited.
For buildings that do allow short-term rentals, the bylaws usually require hosts to obtain formal consent from both the building management committee and individual landlords before listing their property on platforms like Airbnb.
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How do bylaws differ between residential, mixed-use, and commercial buildings in South Korea?
| Building Type | Typical Bylaw Approach | Short-term Rental Status |
|---|---|---|
| Pure Residential Buildings | May allow with approval | Possible under strict licensing |
| Mixed-Use Buildings | Usually restrictive | Often prohibited in residential sections |
| Commercial Buildings (Officetels) | Generally prohibited | National ban from October 2025 |
| Detached House Areas | More flexible | Often allowed with proper licensing |
| Villa Complexes | Varies by management | Depends on individual building rules |
Do apartment complexes or officetels in Seoul have different bylaws compared to other cities?
Seoul's apartment complexes and officetels generally have stricter bylaws regarding short-term rentals compared to other major South Korean cities.
In Seoul, large apartment complexes managed by major companies like Samsung or LG typically implement comprehensive bylaws that explicitly prohibit all forms of short-term rental activities. These bylaws are often more detailed and strictly enforced than in smaller cities.
Officetel buildings in Seoul's business districts such as Gangnam, Jung-gu, and Yeouido have particularly restrictive bylaws, with many buildings banning any residential use that involves frequent guest turnover or commercial subletting activities.
Other major cities like Busan, Incheon, and Daegu tend to follow Seoul's lead but may have slightly more flexible interpretations in their building bylaws. However, the national law changes from October 2025 will standardize restrictions across all cities.
Regional variations are becoming less significant as building management companies adopt standardized bylaw templates that comply with the new national regulations.
What percentage of residential buildings in major South Korean cities currently ban Airbnb in their bylaws?
While exact nationwide statistics aren't publicly available, industry data suggests that a high percentage of residential buildings in major South Korean cities now have bylaws restricting or banning Airbnb operations.
In Seoul, real estate professionals estimate that over 80% of large apartment complexes have implemented bylaws that either completely prohibit short-term rentals or require such stringent approval processes that they effectively block Airbnb hosting.
The situation is particularly severe for officetels, where nearly all buildings in major cities have bylaws that prohibit short-term rental activities, aligning with the upcoming national ban on these property types.
Smaller residential buildings and villa complexes show more variation, with approximately 60-70% having restrictive bylaws, though this percentage is rapidly increasing as building management associations update their rules to comply with new national regulations.
The low 5% rate of properly licensed Airbnb listings nationwide indicates that most properties operating as short-term rentals are likely violating either national law, building bylaws, or both.
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Are there minimum stay requirements set by bylaws that make Airbnb hosting impractical?
Yes, many building bylaws in South Korea set minimum stay requirements that effectively eliminate the viability of typical Airbnb hosting.
Common bylaw provisions require minimum rental periods of 30 days or longer, which moves properties into the monthly rental market rather than the short-term vacation rental sector that Airbnb typically serves.
Some apartment complexes in Seoul have implemented even longer minimum stay requirements of 60 or 90 days, particularly in buildings that want to maintain a stable residential atmosphere without the disruption of frequent guest turnover.
These minimum stay requirements are often combined with other restrictions, such as requiring all guests to register with building security or prohibiting more than a certain number of occupants per unit, making short-term rental management practically impossible.
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Do building bylaws typically require landlord or building association approval before listing on Airbnb?
Most building bylaws in South Korea require explicit approval from both landlords and building management associations before any property can be listed on Airbnb or similar platforms.
The approval process typically involves submitting a formal application to the building management committee, providing detailed information about intended short-term rental operations, and obtaining written consent from the property owner if the host is a tenant.
Many bylaws specify that this approval can be revoked at any time if the short-term rental activities cause disturbances, violate building rules, or if national regulations change—which has become particularly relevant with the 2025 law updates.
Some buildings require additional steps such as providing insurance documentation, agreeing to specific guest behavior standards, or paying additional fees to the building management fund for increased security and maintenance needs.
The approval requirements are so stringent in many buildings that they effectively serve as a de facto ban, as most building associations simply refuse to grant permission for any short-term rental activities.
Are there penalties or fines in building bylaws for tenants or owners who run Airbnbs without approval?
Building bylaws in South Korea typically include specific penalties for unauthorized short-term rental operations, with fines and legal consequences becoming increasingly severe.
Common penalties include monetary fines ranging from 100,000 to 1,000,000 won (approximately $75 to $750) per violation, with some buildings implementing escalating fine structures for repeat offenders.
Many bylaws allow building management associations to pursue legal action against violators, potentially leading to forced termination of lease agreements for tenants or legal disputes for property owners who breach their building's regulations.
Beyond building-level penalties, hosts now face removal from the Airbnb platform itself as the company implements stricter compliance measures, and municipal authorities can impose additional fines under national short-term rental regulations.
Some buildings have implemented internal enforcement mechanisms, such as requiring security deposits that can be forfeited if short-term rental violations occur, or restricting access to building amenities for units found operating unauthorized rentals.
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Do bylaws in South Korea allow Airbnb hosting if the host is living on-site versus renting the whole unit?
Some South Korean building bylaws make distinctions between on-site hosting and whole-unit rentals, with on-site arrangements sometimes receiving more lenient treatment.
Buildings that allow any form of short-term rental often have more flexible rules for situations where the property owner lives on-site and rents out individual rooms rather than the entire unit to guests.
However, even on-site hosting typically requires the same licensing and approval processes under national law, and many building bylaws still prohibit all forms of short-term guest accommodation regardless of the host's living situation.
The distinction becomes less relevant under the October 2025 national regulations, which focus primarily on property type and licensing rather than hosting arrangements, meaning that studios and officetels are banned regardless of whether the host lives on-site.
For properties that can legally operate as short-term rentals, on-site hosting may help with building management approval since it provides better oversight of guest behavior and building security concerns.
How strictly are building bylaw restrictions on Airbnb enforced by local authorities or building management?
Enforcement of building bylaw restrictions on Airbnb has become significantly stricter in South Korea, with both local authorities and building management taking more active roles.
Building management companies now regularly monitor online platforms for properties in their buildings and actively report violations to both local authorities and the platforms themselves, leading to listing removals and penalty enforcement.
Local municipal authorities have increased their inspection activities, particularly in areas with high concentrations of short-term rentals, and are coordinating with Airbnb to ensure compliance with licensing requirements.
As of September 2025, enforcement is becoming more systematic rather than complaint-driven, with authorities using data analysis to identify unlicensed properties and building management associations conducting regular compliance audits.
The upcoming October 2025 implementation of stricter national laws will further intensify enforcement, as Airbnb has committed to proactively removing non-compliant listings rather than waiting for official notices.
Have there been recent changes or trends in South Korean building bylaws toward tightening or relaxing Airbnb rules?
The trend in South Korean building bylaws has been decisively toward tightening restrictions on Airbnb operations, with virtually no movement toward relaxation.
Throughout 2024 and 2025, building management associations have been updating their bylaws to align with new national regulations, typically implementing stricter rules than previously existed.
Many buildings that previously had no specific short-term rental policies have introduced comprehensive restrictions, often influenced by resident complaints about noise, security concerns, and building wear-and-tear from frequent guest turnover.
The most significant recent change is the coordination between building bylaws and national law, with many management associations updating their rules specifically to reinforce the October 2025 ban on studio and officetel short-term rentals.
Industry experts expect this tightening trend to continue through 2026 as buildings adapt to the new regulatory environment and address any remaining loopholes that hosts might attempt to exploit.
What legal loopholes or exemptions, if any, exist in building bylaws that Airbnb hosts in South Korea currently use?
1. **Extended Stay Classifications**: Some hosts attempt to circumvent restrictions by marketing stays of 30 days or longer, claiming they fall under monthly rental rather than short-term accommodation rules.2. **Business License Workarounds**: A few hosts obtain general business licenses and argue their operations fall under commercial rather than residential regulations, though this approach is increasingly challenged.3. **Shared Living Arrangements**: Some properties market themselves as "co-living" spaces rather than vacation rentals, attempting to avoid short-term rental classifications.4. **Property Type Misrepresentation**: Hosts sometimes misclassify their property type on platforms, listing officetels as apartments or studios as regular residential units to avoid specific restrictions.5. **Management Company Gaps**: In buildings with less active management oversight, some hosts operate without seeking proper approval, hoping to avoid detection through minimal activity.However, it's something we develop in our South Korea property pack.
These loopholes are rapidly being closed through the new national regulations and increased enforcement. The October 2025 changes specifically target many of these workarounds, making them legally ineffective.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
South Korea's building bylaws have effectively ended the viability of most Airbnb operations, particularly in urban apartment complexes and commercial buildings.
Property investors should expect continued tightening of regulations and increased enforcement, making traditional long-term rentals a more practical investment strategy than short-term rental income.
Sources
- Ting Sam - Korea Bans Airbnb Studio Officetel Rentals in 2025
- Airbnb - Responsible Hosting in South Korea
- YouTube - South Korea Airbnb Regulations
- Airbtics - Airbnb Rules in Seoul South Korea
- Airbnb News - Compliance Updates
- Airbtics - Airbnb Rules in South Korea
- Reddit - Living in Korea Airbnb Discussion
- Airbnb News - Korea Home Sharing Petition