A Mietmakler is a rental agent in Germany who connects tenants with landlords. Under the Bestellerprinzip law, whoever orders the service pays—usually 1–2 months’ rent plus VAT. They handle property searches, viewings, and contracts in competitive housing markets.
What a Mietmakler Actually Does
A Mietmakler works as a middleman between property owners and people looking for apartments. Their job includes advertising vacant properties, organizing viewings, screening potential tenants, and preparing rental contracts.
They don’t own the properties they show. Instead, they earn commission by successfully matching tenants with landlords. This differs from a Kaufmakler, who handles property sales rather than rentals.
Most Mietmakler maintain databases of available apartments and waiting lists of prospective tenants. In cities where housing demand exceeds supply, they often have access to properties never listed publicly. Landlords use them to avoid dealing with dozens of applications and inquiries.
The real question is whether you need their services or if you’re better off searching independently.
The Bestellerprinzip: Who Pays for What
Germany introduced the Bestellerprinzip in 2015 to protect tenants from excessive brokerage fees. The law is simple: whoever orders the Mietmakler’s services must pay for them.
If a landlord hires a Mietmakler to find tenants, the landlord covers the commission. You won’t see a fee in your rental contract. If you hire a Mietmakler to help you find an apartment, you pay.
The reform eliminated a practice where landlords routinely passed brokerage costs to tenants who had no say in hiring the agent. Now, you can’t be forced to pay for a service you didn’t request.
Despite this law, confusion persists. Some tenants still believe Mietmakler fees are unavoidable. They’re not. You only pay if you voluntarily engage an agent to work on your behalf.
Real Costs Across German Cities
Mietmakler fees typically equal one to two months’ cold rent (Kaltmiete) plus 19% VAT. The exact amount varies by city and market conditions.
| City | Typical Fee Structure | Example Cost (€800/month rent) |
|---|---|---|
| Berlin | 1–1.5 months + VAT | €952–€1,428 |
| Munich | 1.5–2 months + VAT | €1,428–€1,904 |
| Hamburg | 1–2 months + VAT | €952–€1,904 |
| Frankfurt | 1.5–2 months + VAT | €1,428–€1,904 |
These numbers apply when you hire the Mietmakler yourself. If the landlord hired them, you pay nothing.
Hidden costs rarely appear, but watch for administrative fees or charges for services like credit checks. Legitimate Mietmakler include everything in their commission percentage.
When a Mietmakler Makes Sense
Hiring a Mietmakler can be worth the cost in specific situations:
- Tight housing markets: Berlin and Munich have vacancy rates below 1%. Thousands of people compete for each apartment. Mietmakler provide access to unlisted properties and can give you an edge over other applicants.
2. Time constraints: If you’re relocating for work and need housing within weeks, a Mietmakler speeds up the process. They handle the legwork while you focus on your job or move.
3. Language barriers: Non-German speakers struggle with rental contracts and tenant screenings. A Mietmakler explains requirements, translates documents, and ensures you understand your obligations.
4. Specific needs: Finding pet-friendly apartments, wheelchair-accessible buildings, or family-sized homes with nearby schools takes time. Mietmakler filter options based on your criteria.
5. When NOT to bother: If you have months to search, speak German fluently, and live in a city with reasonable vacancy rates (like Leipzig or Dresden), a Mietmakler adds little value. Online platforms give you access to most available properties.
Red Flags and Warning Signs
Not all Mietmakler operate ethically. Watch for these warning signs:
- Upfront payment demands: Legitimate agents only charge after you sign a rental contract. Anyone asking for money before showing properties is likely a scam.
- No written contract: German law requires Mietmakler to provide written agreements stating their services and fees. Verbal promises mean nothing.
- Pressure tactics: Being rushed to sign contracts or told “many others want this apartment” signals dishonesty. Take time to review everything.
- Unclear fee structures: Your contract should specify exactly how much you’ll pay and when. Vague language about “market rates” or “standard fees” is a red flag.
- Unlicensed operators: Check if the Mietmakler belongs to professional associations like IVD (Immobilienverband Deutschland). Membership isn’t mandatory but indicates credibility.
- Properties that don’t exist: Some scammers show fake listings to collect fees. Verify addresses and ask to see the property in person before signing anything.
How to Choose a Reliable Mietmakler
Start by asking friends, colleagues, or expat groups for recommendations. Personal referrals often lead to trustworthy agents.
Check online reviews on platforms like Google, Trustpilot, or local real estate forums. Look for patterns in complaints—one negative review may be an outlier, but multiple similar issues indicate problems.
When interviewing potential Mietmakler, ask these questions:
- How long have you operated in this city?
- What specific areas do you cover?
- How many properties do you currently have available?
- What’s your success rate in placing tenants?
- Can you provide references from recent clients?
Verify their credentials. Legitimate Mietmakler should show you proof of registration and professional liability insurance.
Review the contract carefully before signing. It must include your agent’s full name and contact information, exact commission amount, services covered, and payment terms. If anything is missing or unclear, ask for clarification or walk away.
Better Alternatives to Consider
You don’t need a Mietmakler if you’re willing to invest time in your search. Several platforms connect tenants directly with landlords:
- ImmoScout24: Germany’s largest property portal. Most landlords list here first. Premium membership (€20–30/month) gives you priority contact for new listings.
2. Immowelt: Similar to ImmoScout24 with slightly different inventory. Worth checking both since not all landlords post on both platforms.
3. WG-Gesucht: Best for shared housing (Wohngemeinschaften) and short-term rentals. Popular with students and young professionals.
4. eBay Kleinanzeigen: Local classifieds where individuals and small landlords post directly. More informal but often includes hidden gems.
5. Housing cooperatives: Organizations like Berliner Baugenossenschaft offer affordable, long-term rentals. Membership fees are low, and you gain access to their properties.
6. Direct contact: Walk through neighborhoods you like and look for “Zu vermieten” (for rent) signs. Contact property management companies directly to ask about vacancies.
The DIY approach works best when you have time, speak German, and aren’t competing in extremely tight markets. Expect to spend 4–8 weeks searching independently versus 2–4 weeks with a Mietmakler.
Your Rights and Legal Protections
German rental law protects tenants from predatory practices. Know your rights when dealing with Mietmakler:
You cannot be charged for services you didn’t request. If a landlord hired the Mietmakler and tries to pass the cost to you, refuse to pay. Report violations to your local rental association (Mieterschutzbund).
All agreements must be in writing. Verbal promises about reducing fees or waiving charges hold no legal weight. Get everything documented.
You have the right to see the property before signing any contract. Never agree to terms based solely on photos or descriptions.
If a Mietmakler violates the Bestellerprinzip or charges excessive fees, you can file a complaint with the local real estate association or chamber of commerce. In serious cases, consider legal action. Many rental associations offer free or low-cost legal advice to members.
Keep copies of all documents: the Mietmakler contract, correspondence, payment receipts, and the rental agreement. These protect you if disputes arise later.
Making Your Decision
Mietmakler fill a genuine need in Germany’s competitive rental markets. They save time, provide access to unlisted properties, and handle complex paperwork. For expats, people under time pressure, or anyone searching in Berlin or Munich, their services often justify the cost.
But they’re not essential for everyone. If you have time, language skills, and patience, independent searching through online platforms costs nothing and gives you control over the process.
Evaluate your situation honestly. Consider your timeline, language abilities, and the local market conditions. Then decide whether paying 1–2 months’ rent for professional help makes sense or if you’re better off handling the search yourself.
Whatever you choose, understand your rights under the Bestellerprinzip and watch for red flags. A good Mietmakler should make your life easier, not add stress or unexpected costs.
