You found an apartment, the agent who showed it is friendly, and now there is talk of a fee that costs as much as a whole extra month of rent. The question underneath your worry is simple: do you actually have to pay this, and how much. The honest answer is that a rental broker fee is owed far less automatically than agents imply. It hangs on a short checklist of conditions, and a 2017 law shifts a large slice of these fees off tenants entirely. This page sorts out when the fee is legal, when it is not, what it costs in plain shekels, and how a no-broker deal compares, so you walk into the signing knowing exactly what you owe and what you do not.
The short version: a fee is owed only when all three conditions hold
Under the Real Estate Brokers Law of 1996, a broker earns a fee only if every one of these is true together. They are cumulative, not a menu.
- You signed a written brokerage order. In Hebrew this is the hazmana bichtav. It must carry set details: the names, addresses, and ID numbers of both the broker and you; the type of deal stated as a rental specifically; a description of the property; the approximate deal price; and the agreed fee or fee rate, including whether VAT is inside that number or added on top. A WhatsApp chat does not count as this order.
- The broker was the efficient cause of the deal. Hebrew: hagorem hayaeil. The broker has to be the genuine reason the binding rental came about, not someone who merely sent you a link to a flat you would have found anyway.
- The broker is licensed. An unlicensed person showing apartments has no right to a fee at all.
The headline that follows from condition one: no signed written order means no fee, full stop. If nobody put a brokerage order in front of you and you signed nothing, an agent cannot bill you later, however many viewings they ran.
What the customary fee actually is
The market norm for a residential rental is one month’s rent plus VAT. VAT in Israel is 18% since 1 January 2025, so the all-in figure is your monthly rent multiplied by 1.18. On a 6,000 NIS rent that is 6,000 plus 1,080 of VAT, which comes to 7,080 NIS.
Read this part carefully, because agents blur it: one month plus VAT is a habit, not a legal maximum. No statute fixes the amount. It is whatever you agree to in the written order, which means it is negotiable. Some agents take half a month for a rental, some take more in tight markets. The number is not handed down from a law, so treat it as an opening position, not a fact.
The fee in shekels, and the no-broker deal beside it
Here is the same formula run across real Israeli rents, with a direct (no-broker) deal in the last column so you can see what the fee buys and what avoiding it saves. The rents are the Central Bureau of Statistics averages for early 2026.
| Where | Monthly rent | Broker fee (rent + 18% VAT) | Direct deal, no broker |
|---|---|---|---|
| National average | 5,027 NIS | ~5,932 NIS | 0 NIS |
| Tel Aviv (all sizes) | 7,351 NIS | ~8,674 NIS | 0 NIS |
| Jerusalem | 5,280 NIS | ~6,230 NIS | 0 NIS |
| Haifa | 3,384 NIS | ~3,993 NIS | 0 NIS |
| Beer Sheva | 3,131 NIS | ~3,695 NIS | 0 NIS |
| Round example | 6,000 NIS | ~7,080 NIS (1,080 is VAT) | 0 NIS |
The basis is plain arithmetic: each broker fee is the monthly rent times 1.18. National 5,027 x 1.18 = 5,932. Tel Aviv 7,351 x 1.18 = 8,674. Jerusalem 5,280 x 1.18 = 6,230. Haifa 3,384 x 1.18 = 3,993. Beer Sheva 3,131 x 1.18 = 3,695. These are figures I computed from the published average rents, not official quotes, and your own fee tracks your own rent. The takeaway is blunt: the broker fee is close to a full thirteenth month of rent in year one, and a direct landlord deal removes it entirely.
When the fee is illegal: the landlord’s broker is the landlord’s bill
This is the protection most tenants do not know they have. Section 25tet of the Rental and Loan Law (the Fair Rent amendment of 2017) says a landlord may not require the tenant to pay the broker fee for a broker the landlord engaged. If the landlord brought in the agent, the landlord pays that agent. The tenant owes nothing for that broker.
The shield only covers homes inside this scope, and all of these must hold:
- It is a residential lease, for living in.
- The term is at least 3 months and no more than 10 years.
- The monthly rent is 20,000 NIS or less.
Hotels and short-stay lets, student and worker dormitories, assisted-living and protected housing, and protected-tenancy units sit outside this and are not covered.
There are clear exceptions where the tenant does owe, even inside the scope above:
- You hired the broker yourself, independently.
- You answered the broker’s own advertisement for the flat.
- You signed a written order committing yourself to pay.
- You and the landlord are family.
So the practical test is who reached for the agent. If the agent works for the owner and you simply turned up to a viewing, section 25tet says that fee is not yours. If you went out and engaged an agent to find you a place, it is. For the wider set of tenant rights that this same 2017 law creates, see the page on fair rent law protections.
Who pays when one agent works both sides
The rule is clean: each side pays only the fee it itself committed to in writing. An agent acting for both the landlord and the tenant collects the landlord’s portion from the landlord and the tenant’s portion from the tenant. The agent cannot quietly slide the landlord’s half onto your bill. If you never signed an order, you owe nothing regardless of what the landlord agreed separately.
There is a narrower sub-rule worth knowing. Where a tenant engages a broker for one specific apartment, and that broker was not already acting for the landlord on that flat, and there is no general tenant-broker engagement in place, the tenant bears only half the broker fee. On the national-average example that turns a 5,932 NIS fee into about 2,966 NIS. This is a specific carve-out, so confirm your situation matches before you rely on it.
Getting the fee in writing before you owe anything
The written order is not paperwork for its own sake. It is the legal switch that decides whether a fee exists. Because the order is the precondition, the order is also your leverage. Read it and pin down three things before your pen touches it:
- The fee or the fee rate, as an exact number or percentage, not a vague reference to custom.
- Whether VAT is included or added. One month plus VAT and one month including VAT are different bills; on a 6,000 NIS rent the gap is 1,080 NIS.
- That the deal is named as a rental. The order has to describe the transaction type, and a rental fee is not the same as a sale fee.
When you do pay, pay against a tax invoice or receipt (a kabala). Cash with no invoice is flagged as a criminal offense, and it leaves you with no proof of what you paid or why. If anything in the order is blank or fuzzy, that is the moment to fix it, because once the binding rental is signed and the broker was the cause, the signed order is enforceable.
What a lawyer costs to handle the lease
A lawyer is the other professional fee renters meet, and unlike the broker it is entirely optional and often money well spent on a contract you will live under for a year or more. Lawyer fees are unregulated and negotiable. As a 2026 guide, plus 18% VAT on each:
| What the lawyer does | Fee (before VAT) | All-in (x 1.18) |
|---|---|---|
| Review a lease the landlord drafted | 500 to 900 NIS | ~590 to 1,062 NIS |
| Draft a basic lease (up to 4 rooms) | 800 to 1,400 NIS | ~944 to 1,652 NIS |
| Draft a lease for a 5+ room home | 1,200 to 1,800 NIS | ~1,416 to 2,124 NIS |
| Draft plus negotiation guidance | 1,400 to 2,200 NIS | ~1,652 to 2,596 NIS |
For a tenant, a review is the common choice: the landlord usually supplies the contract, and you pay a lawyer a few hundred shekels to read it and flag the traps before you sign. The clauses a lawyer earns their fee on are the ones covered across this silo, including the early exit clause, the rent increase and renewal terms, and the repair responsibility split. For the full clause-by-clause read, see the lease contract checklist.
Broker plus lawyer as a share of your first-year rent
Here is the figure that puts both fees in perspective. First-year rent is monthly rent times 12. The combined professional cost is the broker fee (rent x 1.18) plus the lawyer fee (x 1.18), expressed as a percent of that year’s rent.
| Scenario | First-year rent | Broker + lawyer | % of first-year rent |
|---|---|---|---|
| National (5,027/mo) + lawyer review 700 | 60,324 NIS | 5,932 + 826 = 6,758 NIS | ~11.2% |
| Tel Aviv (7,351/mo) + lawyer review 700 | 88,212 NIS | 8,674 + 826 = 9,500 NIS | ~10.8% |
| 6,000/mo + lawyer draft 1,000 | 72,000 NIS | 7,080 + 1,180 = 8,260 NIS | ~11.5% |
| Direct deal, lawyer review only, no broker | 60,324 NIS | 0 + 826 = 826 NIS | ~1.4% |
The basis, step by step for the first row: first-year rent 5,027 x 12 = 60,324; broker 5,027 x 1.18 = 5,932; lawyer 700 x 1.18 = 826; combined 6,758; share 6,758 / 60,324 = 11.2%. The other rows follow the same method with their own rents and lawyer choice. These percentages are my own computation from the published rents and the guide lawyer fees, not an official figure. The contrast is the whole point: a deal with a broker costs roughly 11% of a year’s rent in fees, while a direct deal with only a lawyer to check the contract costs about 1.4%. Avoiding the broker, where you legally can, saves close to a tenth of your annual rent. The broker fee alone is about 9.8% of annual rent (1.18 divided by 12), which is the same as saying it is one month with VAT spread over twelve months of living there.
Hard terms, one line each
- Hazmana bichtav: the written brokerage order you sign; without it no fee is owed.
- Hagorem hayaeil: the efficient cause, meaning the broker was the real reason the deal happened.
- Metavech: a licensed real estate broker or agent.
- Section 25tet: the Fair Rent Law clause barring a landlord from charging the tenant for the landlord’s own broker.
- Kabala: the tax invoice or receipt you should always get when you pay a fee.
Before you sign or pay, run this check
- Did the broker actually find you this flat, or did you find it and the agent appeared after? If it is the landlord’s agent and you only attended a viewing, section 25tet likely means you owe nothing.
- Is the rent 20,000 NIS or less and the term between 3 months and 10 years? If yes, the Fair Rent protection applies.
- Has anyone put a written order in front of you? If you have signed nothing, no fee is due.
- If there is an order, does it state the exact fee, whether VAT is in or out, and the word rental? Fix any gap before signing.
- Is the agent licensed? An unlicensed person cannot charge a fee.
- Are you being asked to pay cash with no invoice? Refuse; insist on a kabala.
Questions renters ask
The agent showed me the flat but I never signed anything. Do I owe a fee?
No. A signed written brokerage order is a precondition to the fee under the 1996 law. No order, no fee, no matter how many viewings happened. A WhatsApp exchange is not an order.
The agent works for the landlord. Can the landlord still make me pay the agent?
Not if your lease is residential, the rent is 20,000 NIS a month or less, and the term is 3 months to 10 years. Section 25tet of the Fair Rent Law puts the landlord’s broker fee on the landlord. You would only owe if you engaged the broker yourself, answered the broker’s own ad, signed an order to pay, or are family with the landlord.
Is one month plus VAT the legal maximum I can be charged?
No. It is the common market figure, not a cap set by any law. The amount is whatever the signed order states, which makes it negotiable. You can try for half a month or less.
One agent is handling both me and the landlord. Do I pay the whole fee?
You pay only what you committed to in writing. The agent collects the landlord’s share from the landlord. In a specific case where you engaged the broker for one flat the agent was not already working for the landlord on, and you have no general tenant-broker agreement, you may owe only half the fee.
Do I really need a lawyer if I am paying a broker too?
They do different jobs. The broker finds the flat; the lawyer checks the contract you will be bound by. A review runs about 500 to 900 NIS plus VAT and is independent of any broker fee. Many renters skip the broker but keep the lawyer.
How much can I actually save by renting directly with no broker?
On the worked figures, a deal with a broker costs roughly 11% of your first-year rent in fees; a direct deal with only a contract review costs about 1.4%. At the national average that is a difference of around 5,900 NIS in year one.
Where this sits in your costs
The broker fee is a one-time move-in cost, not a monthly one, so fold it into your upfront budget rather than your running figure. To see the recurring side, work from your total monthly rental cost, which covers rent plus the bills you carry month to month. The other big upfront numbers sit on the rental security deposit page. Before you ever reach the fee conversation, pressure-test the listing against how to avoid rental scams and confirm the person letting the flat with how to verify a landlord. When you are ready to view and sign, the how to rent in Israel walkthrough and the questions to ask the landlord list keep you a step ahead, and you can browse current homes on the for-rent hub.
Your next step
Before you sign any brokerage order, settle two facts: who brought the agent to this flat, and what the order says about the fee and VAT. If the agent is the landlord’s and your rent is 20,000 NIS or less on a 3-month-to-10-year term, section 25tet likely means the fee is not yours to pay at all, so do not sign an order accepting it. If you did engage the broker, negotiate the number in writing before the lease is signed, and pay only against a kabala.
Sources
- Rental and Loan Law 5731-1971 (Nevo), including the Fair Rent chapter with section 25tet: https://www.nevo.co.il/law_html/law00/5149.htm
- Kol Zchut, ban on a landlord charging the tenant for the landlord’s broker (section 25tet): https://www.kolzchut.org.il/he/איסור_על_משכיר_דירה_לדרוש_משוכר_דירה_לשלם_דמי_תיווך_למתווך_שפעל_מטעם_משכיר_הדירה
- Real Estate Brokers Law 5756-1996 (Nevo), written-order and efficient-cause requirements: https://www.nevo.co.il/law_html/law00/72991.htm
- Pelleg Law, 2026 rental broker-fee guide: https://pelleg-law.co.il/גביית-דמי-תיווך-בשכירות/
- Container.org.il, lawyer fee guide for a rental contract: https://www.container.org.il/כמה-עולה-חוזה-שכירות-אצל-עורך-דין/
- Nefesh B’Nefesh, Renting in Israel guide: https://www.nbn.org.il/life-in-israel/community-and-housing/buying-and-renting/renting-in-israel/
- Central Bureau of Statistics Q1 2026 rents, reported via Ynetnews: https://www.ynetnews.com/real-estate/article/hjekp6kgzx
