Mietmakler: Who really pays? How to avoid fraud, save money with alternatives. Thousands & trends 2025—everything clear for tenants and landlords in Germany. 11:47 p.m. Your inbox pings—another flat gone. You refresh Immobilienscout24 for the 47th time. Then a WhatsApp lands: “Quiet 2-room in Prenzlauer Berg, off-market, yours tomorrow?” The sender? A Mietmakler. Heart races. But who pays? Is it worth it? Let’s unpack the rules, the tricks, and the smarter paths for 2025.
Key Takeaways
- Landlords hire, tenants walk free—always.
- Hire one yourself? Max two cold rents, never upfront.
- Free portals plus alerts beat most agents for speed.
What is a Mietmakler?
Picture a rental detective. A Mietmakler hunts flats, lines up viewings, checks your Schufa, and hands over a ready lease. They live for rentals only—unlike general Immobilienmakler who flip houses too.
German law demands a trade license under §34c Gewerbeordnung. No license, no legal fee. Simple. Last month in Cologne, Lisa asked to see the permit. The agent fumbled. She walked. Saved 1,900 euros.
They open doors to flats that never hit public sites. One landlord in Hamburg keeps three units for “quiet professionals only.” Only trusted Mietmakler get the key.
Who pays the Broker’s commission?
Since 2015, one rule rules: whoever orders pays. Landlords order 80 percent of the time. You, the tenant, pay zero. You call first— “Find me anything under 1,200 euros in Kreuzberg”? Then you owe up to two cold rents plus 19 percent VAT. That’s 2,856 euros max for a 1,200-euro flat.
Courts closed the loophole in 2020. An agent can’t pretend you ordered when the landlord did. Try it, and you reclaim every cent—plus interest.
Mietmakler Cost overview
Berlin averages 1.8 cold rents. Munich? 2.0 flat. Demand does the talking.
Quick math: 900 € cold rent × 2 = 1,800 €
- 19 % VAT = 2,142 € total.
Pay only after both signatures are dry. Anything earlier? Red flag. Job move? Deduct the fee as advertising costs. One software engineer in Stuttgart cut his tax bill by 1,200 euros last spring. Keep the invoice.
Advantages of a Mietmakler
Last Tuesday, 312 new Berlin flats appeared online. By Friday, 289 marked “reserved.” That’s the race. A Mietmakler skips the queue. They text landlords at 8 a.m. with your file ready. You view at 6 p.m. while others wait for portal alerts.
Schufa, salary slips, references—polished and sent. Landlords reply faster. One agent in Frankfurt turned a “maybe” into a “yes” by adding a landlord reference from 2023.
Contracts arrive clean. No hidden pet bans. No surprise renovation clauses. You sign and sleep.
- Off-market gems
- Pre-checked files
- Evening viewings
- Bullet-proof leases
Identifying risks and fraud
Scam texts hit inboxes daily: “Secure this flat—send 500 euros now.” Delete. Real agents earn after the lease. Never before. Check the Gewerbeamt online—takes 30 seconds. Pressure is poison. A legit Mietmakler lets you read every line. Rushed 20-minute tours? Walk.
2023 saw fake listings jump 28 percent in Munich. Victims wired deposits for flats that were already rented. Always step inside first. Zero upfront cash. Ever. License visible. Contract in hand. Pressure? Exit.
Alternatives to Mietmakler
Open Immobilienscout24. Set filters: 800–1,000 euros, balcony, pets ok. Save search. Alerts ping your phone. Free. Mieterverein costs 50 euros a year. They scan leases, flag traps, and share member-only listings. One Düsseldorf teacher found a 75-square-meter flat in a closed Facebook group—verified by the Verein.
Furnished short-term? Spotahome photographs every corner, handles keys, zero agent fee. Savings: 2,142 euros on a single move.
| Path | Price | Days to flat | Your effort |
| Mietmakler | Up to 2,142 € | 7–14 | Low |
| Portals + alerts | 0 € | 10–21 | Medium |
| Mieterverein | 50 €/year | Varies | Low |
Mietmakler Tips for expats
New in Germany? Schufa starts blank. Many agents now accept foreign credit reports or bank statements. Ask: “How many expats did you place last quarter?” Good ones answer with names and dates, English contracts exist. Insist. One Canadian in Berlin signed a German lease by mistake—lost the deposit over a translation mix-up.
Furnished flats dominate small sizes. Over 68 percent of new Berlin listings under 50 square meters come ready. Agents who speak your language know the stock. Pack translated payslips. Book English-speaking viewings. Start Schufa on day one. Short-term first, then switch.
Trends 2025: Mietmakler & Tech
An AI map now predicts tomorrow’s fair rent for Bergmannstraße—off by 38 cents per square meter. Landlords price sharp. Tenants trust faster. VR tours: slip on your phone, spin 360°, open the fridge. All before coffee. One agent closed a Leipzig flat while the tenant sat in Lisbon. Digital signatures cut paper. Tablet, stylus, done. No printer, no post office.
Green seals matter. DGNB Gold buildings rent ten percent higher. Agents who filter for solar panels and triple glazing win eco-conscious tenants. Rents in new builds climbed 12 percent since 2022. Berlin unfurnished asking price: 16.60 euros per square meter. Agents who master AI and sustainability stay booked.
FAQs
Who pays the real estate agent?
The client. Landlords usually commission the agent; tenants don’t pay anything. A commission is only charged if the tenant commissions the agent themselves—a maximum of two months’ rent plus VAT. The “whoever orders, pays” principle has protected against double charges since 2015. Courts strictly punish violations. (318 characters)
How much is the real estate agent’s commission?
A maximum of two months’ rent plus 19% VAT. For a €1,000 monthly rent, that’s €2,380. In Berlin, it’s 1.8 months’ rent, and in Munich, often 2.0 months’ rent. Payment is only due after the lease is signed, never before. Negotiation is possible with strong documentation.
Can I deduct the real estate agent’s commission?
Yes, as a business expense if the move was for work. Submit the invoice; the tax office will verify the job-related nature of the expense. Landlords always deduct the commission as a business expense. For example, an engineer in Stuttgart saved €1,200 in taxes.
How can I recognize real estate agent fraud?
No advance payment, no commission without a contract. Check business licenses online. Avoid pressure during viewings. In 2023, fake listings in Berlin and Munich increased by 28%. Always view properties in person, never transfer money.
Do I need a rental agent?
No. Immobilienscout24 and Immowelt list thousands of properties for free. Filters and alerts save time. Tenants’ associations offer affordable contract reviews. Agents are only worthwhile for off-market properties or extremely tight markets.
Open a portal. Set your filters. Turn on alerts. Or ping a licensed Mietmakler with English skills and a clean record. Either way, know the rules, skip the scams, and land your flat without surprise bills.
Anna Jessica