The Provision is gone — what that means for tenants
Who now pays the broker, how to read listings, and what to look for in the contract.
The "whoever hires the agent pays" rule (Bestellerprinzip) has changed the familiar arithmetic of renting in Vienna. Tenants no longer pay a commission for an apartment listed by the landlord. The only question is where that money has moved.
What has changed in practice
The commission is paid by whoever placed the order with the agent. If the apartment is listed by the landlord, it is the landlord's expense. A tenant pays only when they personally engage an agent to search for housing and sign a separate agreement with them. The label "provisionsfrei" in listings has become the norm, not a selling point.
Where the money went
Partly into the rental rate: a landlord who now pays the agent themselves builds that cost into the price. Partly into ancillary charges: Ablöse for a kitchen or furniture, a higher Kaution, a "one-time administrative fee." These are the items to read most carefully — they are not prohibited, but they must be justified and documented.
The commission has not disappeared — it has simply become invisible. The key skill for a tenant is therefore no longer negotiation, but reading.
What to check in the contract
Whether there is a fixed term (Befristung) and what the minimum duration is. Whether indexation (Wertsicherung) is specified and which index applies. Whether there is an Ablöse and whether you received a receipt listing the items. Whether the Kaution corresponds to three monthly payments — more than that is not generally standard practice.
If the contract contains a clause you do not understand, there is no reason to feel embarrassed: ask for a written explanation. One letter with a question before signing saves a year of living with an inconvenient provision.
We support renting, buying and financing homes in Vienna. This rubric works out the full cost of a deal — including the lines that never appear in the listing.