LH and SH Korean Public Apartment Self-Interior Rules: What You Can and Can't Renovate in 2026

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Last updated: April 2026

About 14% of all Korean households — roughly 3 million units — live in public-rental housing through LH (한국토지주택공사) or SH (서울주택도시공사), per the Korea Statistical Information Service 2025 housing report. That's a much larger share than American public housing. And unlike American assumptions about "the projects," Korean public-rental apartments include genuinely nice mid-rise and high-rise complexes in good neighborhoods — many designed by major Korean architecture firms, with units occupied by middle-income families paying jeonse-style deposits in the ₩50M–₩200M range (~$36,955–$147,820). The catch: they all come with strict interior modification rules that determine whether you get your deposit back. This guide translates those rules from current LH/SH guidelines and the 2025 Korean residential restoration cost tables.

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What LH and SH Actually Are

For readers new to Korean housing, here's the structure. LH (한국토지주택공사, Korea Land & Housing Corporation) is the national public housing authority. It builds, owns, and manages approximately 1.4 million public-rental units across all of Korea except Seoul, per LH's 2025 annual report. SH (서울주택도시공사, Seoul Housing & Communities Corporation) is the city-level equivalent that handles roughly 250,000 units within Seoul Metropolitan Government boundaries. Both run identical lease structures and largely identical renovation rules — small differences come up at move-out cost calculation, and we'll flag those.

Korean public-rental tenants generally fall into three lease types:

• 영구임대 (Yeonggu Imdae, Permanent Rental): Lowest-income tenants, lifetime tenancy, lowest rents (~₩40,000–₩120,000/month, ~$30–$89). Strictest renovation rules.
• 국민임대 (Gukmin Imdae, National Rental): Lower-middle income, 30-year max tenancy, moderate rents. The largest category.
• 공공분양 임대 (Public Sale Rental) / 분양전환 (Conversion-to-Sale): 5-year and 10-year lease-then-buy programs. Most renovation flexibility, especially after year 5.

The renovation rules below apply across all three categories with stricter enforcement on Permanent Rental and looser enforcement on Conversion-to-Sale units past their fifth year.

What You Can Change Without LH/SH Approval

The default LH/SH lease (the standard 5-year template current as of January 2026) allows tenants to make any reversible, non-structural change without prior approval. The operative test is whether the change can be returned to original condition with no permanent damage. Specifically:

Reversible Wall and Surface Changes

• Peel-and-stick wallpaper (도배 풀스틱): Allowed everywhere except over LH-supplied original wallpaper that's still under its replacement schedule. Standard 도배 풀스틱 from brands like 모던하우스 (Modern House) or LG hi-Macs runs ₩8,000–₩25,000 per roll (~$5.91–$18.48). Removable when the lease ends.
• Contact paper (접착 시트지) for cabinets, doors, and small surfaces: Always allowed. Korean tenants commonly use pattern contact paper (마블 시트지, 우드 시트지) to refresh tired LH-issue kitchen cabinets without replacing them. Cost ₩4,000–₩15,000/m² (~$2.96–$11.09).
• Removable hooks (3M Command-strip equivalent): Always allowed. The Korean version 3M 코맨드 후크 sells in 30-piece packs for ₩12,000–₩18,000 (~$8.87–$13.31).
• Wall decals and decorative tape: Allowed if removable without leaving residue.

Furniture, Lighting, and Soft Goods

• All freestanding furniture: Allowed without approval. This includes wardrobes, bookshelves, dining sets, and even large items like Korean modular sofas as long as they don't require wall mounting.
• Plug-in lighting: Always allowed. Standing lamps, plug-in sconces with adhesive mounts, table lamps, plug-in pendant lights with cord-and-hook installation. Hardwired fixture changes require approval.
• Curtains and blinds on tension rods: Allowed. Tension rods (압축봉) install without drilling and remove cleanly.
• Area rugs of any size: Allowed.

Small Kitchen and Bath Changes

• Faucet aerators and showerhead swaps: Allowed if the original is preserved and reinstalled at move-out. Many Korean LH tenants swap to high-pressure showerheads from brands like 클로엔 or 보보 (₩28,000–₩65,000, ~$20.70–$48.04) for the duration of their lease.
• Toilet seat replacement: Allowed if the original seat is stored and reinstalled.
• Cabinet hardware (knob/pull) swaps: Allowed if originals are kept and reinstalled.
• Removable kitchen backsplash sheets (주방 시트): Allowed.

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What Requires Prior LH/SH Approval

The next category includes changes that aren't outright forbidden but require written approval (서면 동의) from the LH or SH local management office before work begins. The standard template approval form is available at any LH branch and turns around in 7–14 days for routine requests. Examples of what falls into this category:

Major Surface Changes

• Permanent wallpaper replacement (도배 교체): Allowed with approval. Critical detail — at move-out, LH will check whether your replacement wallpaper meets their grade specification. If you upgraded to silk wallpaper (실크 벽지) but the original was vinyl (합지), you generally don't need to restore the lower grade. If you went the other direction, expect a restoration fee.
• Flooring replacement (마루/장판 교체): Allowed with approval. The original floor must be either preserved or reinstalled with equivalent materials, OR an upgrade can be approved as "tenant improvement that adds value" per the 2024 LH restoration guidelines update. The reverse (downgrading floor) gets a restoration fee.
• Painting interior walls: Allowed with approval. Original-color repaint is the default at move-out; LH provides their original paint code on request. Upgraded paint (better brand, better coverage) can stay if approved.

Fixed Fixtures and Mechanical Changes

• Hardwired lighting changes: Allowed with approval. Replacement fixtures must meet the same KS C 7610 lighting safety standard. Original fixtures must be returned at move-out OR the upgrade explicitly approved as permanent improvement.
• Kitchen sink, faucet, or counter replacement: Allowed with approval. Most LH tenants don't bother because the LH-issue equipment is already adequate; SH urban units in older buildings sometimes get tenant-funded upgrades that LH/SH then keeps as part of unit improvement.
• Bathroom faucet, showerhead, or sink replacement (permanent): Allowed with approval. Same rules as kitchen.
• Air conditioner unit changes: Allowed with approval. AC unit installation in LH/SH apartments is governed by separate building-level rules because of condenser placement on shared walls.

Wall Modifications

• Drilling for shelf installation: Allowed in non-structural walls with approval, but heavy fees apply at move-out. The 2025 LH standard restoration cost table charges ₩2,500–₩4,000 per drill-hole repair (~$1.85–$2.96). Drill holes count individually; a single floating shelf with four anchors generates four billable holes.
• TV wall mount installation: Same rule as shelf installation. Approval and per-hole fees apply.
• Built-in furniture (붙박이장): Generally allowed with approval, but at move-out the tenant either removes it (paying restoration on any wall damage) or leaves it for LH to assess. LH may keep useful built-ins; they may also charge for removal if they consider it a non-improvement.

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What Is Strictly Forbidden in LH/SH Apartments

The LH/SH lease prohibits several categories of work outright. These can result in immediate lease termination, full restoration costs billed against deposit, and (rarely) civil penalties in cases involving safety violations.

Structural Changes

• Removing, modifying, or adding interior walls: Forbidden. Korean apartment buildings are typically wall-bearing concrete construction (벽식 구조), which means most interior walls are structural and removal is unsafe.
• Modifying or extending the unit footprint: Forbidden. Includes enclosing balconies (베란다 확장) — this is allowed in private apartments with permits but not in LH/SH rentals.
• Drilling into structural concrete (외벽, 슬래브): Forbidden. Tenants have been billed for unauthorized cuts in the past.

Mechanical and Safety Modifications

• Modifying gas lines or installing additional gas appliances: Forbidden. Gas line changes require Korea Gas Safety Corporation (한국가스안전공사) certification regardless of who owns the unit; LH/SH won't authorize these even with tenant willingness to pay.
• Replacing the front door (현관문): Forbidden. The front door is part of the building's fire-code envelope and uniformity requirement.
• Installing a fixed bathtub in a unit not designed for one: Forbidden in most LH/SH units because the floor waterproofing wasn't specified for tub use. Drop-in tubs with separate frames may be approved on case-by-case basis in newer SH units.

Aesthetic Changes That Affect the Building Exterior

• Changing balcony/window glazing: Forbidden. The exterior visual uniformity is part of the building permit.
• Installing exterior signage or lighting visible from outside: Forbidden.
• Modifying the exterior color of any door, window frame, or façade element: Forbidden.

The 원상복구 (Move-Out Restoration) System Explained

The single most important concept for any LH/SH tenant is 원상복구 (wonsangbokgu), which translates as "return to original state." Every Korean lease — public or private — includes a 원상복구 clause requiring the tenant to restore the unit to its initial condition at move-out, with three categories of exception. Translated from the 2025 LH residential restoration standards (LH 임대주택 원상복구 기준):

What LH/SH Pays For (Tenant Not Charged)

• Pinholes from picture hangers (small-gauge nails or push pins) — up to a "reasonable count" per wall, typically meaning 5–10 holes per room
• Natural sun discoloration on wallpaper and flooring
• Watermarks or mold from building-source leaks (not tenant-caused condensation)
• Discoloration from refrigerator, washer, or other approved appliance contact
• Small dents from approved furniture placement
• Wear-related fading on wallpaper after 4+ years of occupancy

What the Tenant Pays For (Billed Against Deposit)

• Tears, stains, or graffiti on wallpaper
• Floor scratches from furniture moves
• Wall damage from pets (chewing, urine staining, scratches)
• Mold from tenant-caused water issues (not running the AC drain, leaving wet laundry on the floor, condensation from heating mismanagement)
• Excessive nailing or drilling beyond the "reasonable count" threshold
• Burns from cooking, smoking, or candle damage
• Modifications that weren't approved in advance

The 2025 LH Standard Restoration Cost Schedule

LH publishes standard restoration unit costs that local offices apply when calculating tenant deductions. Translated from the 2025 schedule (which sets the baseline for 2026 calculations):

Restoration item	LH unit cost	USD approximation
Wallpaper repair (per m²)	₩18,000–₩32,000	$13.31–$23.66
Wallpaper full-room redo	₩280,000–₩620,000	$207–$458
Vinyl floor (장판) repair (per m²)	₩22,000–₩38,000	$16.27–$28.10
Vinyl floor full-room redo	₩220,000–₩520,000	$163–$385
Engineered floor (마루) repair	₩45,000–₩80,000/m²	$33.27–$59.13
Drill hole repair (each)	₩2,500–₩4,000	$1.85–$2.96
Pet damage cleanup (per room)	₩60,000–₩220,000	$44.34–$162.63
Smoke residue cleaning	₩180,000–₩480,000	$133.04–$354.78

These numbers come straight from the LH 임대주택 원상복구 기준 published in 2025. SH applies a similar schedule with 5–15% variation. For more on Korean rental damage rules generally, see our Korean Rental Interior: How to Decorate Without Losing Your Deposit guide.

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Renovation Strategy by LH/SH Lease Type

Different LH/SH lease structures allow different levels of investment. Here's how to think about the math.

영구임대 (Permanent Rental) Strategy

Permanent Rental tenants stay for life. The economic logic of investing ₩1M+ (~$739) in tenant-funded improvements actually makes sense because the amortization period is decades. But LH applies the strictest restoration rules to Permanent Rental units because turnover (when it happens) typically goes to another low-income tenant, and LH wants to maintain unit standardization. Strategy: stick to fully reversible improvements (peel-and-stick everything, freestanding furniture, plug-in lighting). Don't drill. Don't paint. Save investment for items that move with you (a great sofa, a Korean modular wardrobe).

국민임대 (National Rental) Strategy

National Rental tenants typically stay 5–15 years. This is the lease type where invested-improvement math gets interesting. A ₩2M ($1,478) wallpaper-and-floor upgrade amortizes to about ₩135,000/year ($100) over a 15-year tenancy — cheaper than the visual upgrade is worth in daily quality of life. Strategy: get LH approval for one or two meaningful improvements (wallpaper upgrade, floor upgrade), keep originals or accept the upgrade-stays default. Do everything else with reversible methods.

공공분양 임대 (Conversion-to-Sale) Strategy

Conversion-to-Sale leases convert to ownership after 5 or 10 years. After conversion, you own the unit and can renovate freely. Strategy depends on how soon conversion happens. If you're in year 1–2 of a 10-year conversion lease, treat it like National Rental and stay reversible. If you're in year 8–9, treat it like a property you're about to own and start staging meaningful renovations that you'll finish post-conversion.

How to Submit an Approval Request to LH or SH

The LH/SH approval process for renovation work is genuinely straightforward but requires paper. Process:

1. Visit your local LH or SH branch office with your lease document and Korean residence card (외국인등록증 if applicable).
2. Request the standard renovation approval form (임대주택 시설 변경 승인 신청서).
3. Fill out the form: unit address, lease number, requested change description (specific — "wallpaper replacement, all rooms, vinyl to vinyl, color from beige to off-white"), proposed contractor and estimated cost, target dates.
4. Attach a contractor estimate (견적서) on the contractor's letterhead.
5. Submit and wait 7–14 business days for written approval (서면 승인) or denial.

Approvals are routine for non-structural improvements that don't deviate from LH/SH building specifications. Denials usually happen when a tenant requests something that affects building safety (gas line changes), exterior uniformity (window changes), or that LH considers an over-investment relative to the unit's age (e.g., installing imported Italian tile in a 25-year-old basic-grade unit).

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Real Cost Examples from 2025–2026 LH Tenant Cases

I translated three recent LH tenant case studies from Korean blogs documenting actual renovation experiences and move-out outcomes.

Case 1: Bundang National Rental, 24 pyeong (~853 sq ft)

Tenant invested ₩2.8M ($2,070) over a 7-year tenancy: peel-and-stick wallpaper for two rooms (₩340K), contact-paper kitchen cabinet refresh (₩180K), upgraded blinds (₩220K), freestanding wardrobe (₩680K), area rugs (₩340K), plug-in lighting (₩280K), removable backsplash sheets (₩140K), various small items (₩620K). At move-out: zero deductions because nothing was permanent. Wardrobe and rugs moved with the tenant. Estimated daily-life value gain over 7 years: substantial; estimated cost recovery: ~75% (furniture moved with tenant retained value).

Case 2: Suwon Permanent Rental, 18 pyeong (~640 sq ft)

Tenant invested ₩680K (~$503) over a 4-year tenancy on fully reversible items only: peel-and-stick wallpaper (₩180K), contact paper for cabinets and bathroom (₩140K), tension-rod blinds (₩120K), removable hooks and shelves (₩90K), plug-in lighting (₩150K). At move-out: zero deductions. Strategy worked perfectly for this lease type.

Case 3: SH Mapo National Rental, 30 pyeong (~1,066 sq ft) — with permanent improvement

Tenant got SH approval for full wallpaper replacement (₩1.4M, ~$1,035) and engineered-floor upgrade in living room (₩2.2M, ~$1,627), plus invested ₩900K in reversible items. At move-out (8 years later): zero deductions because both upgrades were classified as approved tenant improvements that SH retained. Tenant also drilled 11 holes for shelves without approval — billed ₩38,500 ($28.46) at the standard ₩3,500/hole rate. Net outcome: small fee, ₩3.6M of permanent improvements retained by SH.

What's New in 2026 LH and SH Renovation Policy

Both LH and SH updated their renovation policies in early 2026, and the changes are worth tracking for any current or prospective tenant.

LH's Tenant-Improvement Recognition Program

In January 2026, LH formally launched the Tenant Improvement Recognition Program (임차인 개선 인정 제도), which provides written recognition that approved tenant-funded improvements add to the unit's documented condition rather than triggering restoration costs. Under the program, tenants who upgrade flooring, wallpaper, or fixtures with LH approval receive a "Recognition Certificate" (인정 증명서) that protects them against future restoration claims at move-out for those specific improvements. The program responds to tenant complaints that previous LH policies penalized tenants who invested in their units even when LH benefited from the improved condition. As of April 2026, approximately 12,000 LH tenants have applied for Recognition Certificates per LH's quarterly report.

SH's Aging-In-Place Renovation Initiative

SH launched a complementary 2026 program targeting elderly tenants — the Aging-In-Place Renovation Support Program (고령자 거주환경 개선 지원사업). Eligible elderly tenants (65+ years, in SH housing for 5+ years) can apply for SH-funded renovation including bathroom safety upgrades (grab bars, anti-slip flooring), kitchen accessibility improvements, and lighting upgrades. The program provides up to ₩4M (~$2,956) per qualified unit at no tenant cost, with SH retaining the improvements for future occupants.

Both Authorities Now Allow Smart Home Installation

Previously, LH and SH took conservative positions on smart-home device installation (smart locks, smart switches, smart thermostats). Updated 2026 policies explicitly allow installation of certified smart-home devices (KS C 7610 or KC mark required) provided they don't require structural modification. Smart switches that replace existing wall switches, smart thermostats that integrate with existing heating systems, and smart locks that retrofit onto existing front-door hardware are all now allowed without prior approval. This responds to the Korean smart-home market's rapid 2024–2026 growth and brings public housing in line with private-sector practice.

Rule Change for Wall-Mounted Air Conditioners

LH's 2026 updated guidelines specifically addressed wall-mounted AC unit installation, which had been a frequent friction point. Tenants can now install split-type air conditioners with prior approval and using designated installer lists; the previous requirement that AC installation use only LH-approved contractors has been relaxed to allow Korea Air Conditioning Refrigeration & Heating Engineers Association (대한설비공학회) certified contractors. Cost for split AC install in 2026: ₩1.4M–₩2.4M (~$1,035–$1,776) including unit, contractor, and electrical work.

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Frequently Asked Questions

Can foreign residents apply for LH or SH housing?

Yes — foreign residents with Korean Alien Registration Cards (외국인등록증) and qualifying income/asset profiles can apply for LH and SH public-rental housing. Income limits and asset thresholds match those for Korean citizens. The most common foreign-resident pathway is through 신혼부부 임대 (newlywed rental) or 청년임대 (young person's rental) categories, both of which apply identical interior modification rules to those covered above. Check the LH 청약플러스 (cheonyak plus) portal or your local SH housing office for current eligibility.

What happens if I make unauthorized changes and get caught?

Three things, in escalating order. First and most common: a warning notice with a deadline to either get retroactive approval or restore the original. Second: at move-out, the unauthorized work gets restored at your expense from your deposit, often with a 15–30% surcharge over the standard restoration cost schedule because LH/SH treats unapproved work as bad-faith modification. Third (rare, only for safety violations): lease termination. In practice, LH and SH inspectors visit units roughly once every 2–3 years for routine condition checks, so unauthorized minor work often goes undiscovered until move-out — but the move-out costs land hard.

Do LH/SH wallpaper and floor replacement schedules cover my unit during my tenancy?

Yes. LH and SH both run scheduled replacement programs that refresh wallpaper roughly every 6 years and flooring every 10–12 years at LH expense, regardless of whether the tenant requested it. If you're approaching a scheduled replacement window and don't like the LH default colors, you can submit a request to choose from the available LH approved palette (typically 4–6 wallpaper options and 3–4 floor color options per unit type). This is the cheapest legitimate way to upgrade your LH/SH unit's look — no money out of pocket.

Can I install a Korean smart-home doorbell or video lock on an LH/SH front door?

Generally no for fixed installations because the LH/SH front door is part of the building fire-code envelope and uniformity rules. Wireless and adhesive-mount video doorbells (ones that don't require door modification) are allowed. The Korean brand 어웨이지 (Aweisi) and Samsung's wireless 홈가드 line are both common renter-safe choices. For deeper coverage of Korean smart-home adoption in renters, see our Best Korean Smart Home DIY Installation Kits guide.

What's the deposit return timeline at LH/SH move-out?

LH and SH both target deposit return within 14 days of move-out inspection completion, with restoration cost deductions itemized in the inspection report. Disputes over restoration charges go to the LH/SH 분쟁조정위원회 (Dispute Mediation Committee), which resolves cases within roughly 30 days of submission. Tenants who pre-document unit condition at move-in (photos of every wall, floor, and fixture, dated and stored) consistently win disputes over disagreed-upon damage; tenants who didn't almost always lose.

Related Reading

• Korean Rental Interior: How to Decorate Without Losing Your Deposit
• Korean Apartment Rental Interior Guidelines
• Korean Apartment Move-Out Deposit Tips for Renters
• Korean Rental-Friendly DIY Projects That Won't Lose Deposits
• Korean Jeonse Apartment Interior Rules and Restrictions

Disclaimer: This guide translates Korean public-housing renovation regulations as published by LH (Korea Land & Housing Corporation) and SH (Seoul Housing & Communities Corporation) through April 2026. Local branch offices may apply additional rules; verify your specific unit's renovation policy with your local LH/SH housing office before beginning work. Korean costs converted at approximately ₩1,353 = $1 (April 2026 rate).

-- The selfinteriorguide.com Team