Most people picture realtors helping people buy and sell homes, but a lot of real estate agents also work in rentals. Some help tenants find apartments or houses. Others help landlords market a property, screen applicants and sign a lease. And some brokerages run full property management departments. Whether it makes sense to use an agent, and who ends up paying for that help, depends heavily on where you live.
This guide explains how realtors work with renters and landlords, how leasing fees are usually structured, and how a leasing agent differs from a property manager.
Can you use a realtor to find a rental?
Yes, in many markets you can. A licensed agent can search rental listings in the MLS, where some landlords and brokerages post rentals, and can also tap their network for homes that are about to come available. Agents who handle rentals often schedule tours, help you prepare an application and explain lease terms.
That said, renter demand for agents varies a lot. In some dense cities, working with a broker has long been a normal part of renting. In many suburban and smaller markets, tenants find rentals on their own through listing sites, property management company websites or signs in the yard, and rarely involve an agent. Large apartment communities usually have their own on-site leasing staff, so a tenant agent may add little there unless the community pays agents for referrals.
When a tenant agent can be worth it
- You are relocating and cannot tour in person easily.
- You want a single-family home or condo, which are often listed by individual owners or small brokerages.
- Your market moves fast and good rentals disappear within days.
- You have a complicated situation, such as pets, limited credit history or a short-term need.
- You want someone to review lease terms and point out unusual clauses.
How realtors make money on rentals
Agents who help with leases are usually paid a leasing fee, sometimes called a rental commission or broker fee. There is no single standard amount. Fees are set by agreement between the agent's brokerage and whoever hires them, and they vary by city, property type and how tight the rental market is.
| Common fee structure | How it works | Who typically pays |
|---|---|---|
| A portion of one month's rent | The fee equals some fraction of a month's rent, from a partial month up to a full month or more in some markets | Usually the landlord, though tenants pay in some places where local rules allow it |
| A percentage of the annual lease value | The fee is a percentage of the total rent over the lease term | Usually whoever hired the broker; varies by market |
| Flat fee | A set dollar amount for placing a tenant or finding a rental | Landlord or tenant, depending on the agreement |
| Split between agents | A landlord's agent shares part of the fee with the tenant's agent | Landlord, through the listing agent |
| Bundled with management | A leasing fee is charged when a manager fills a vacancy, separate from ongoing management fees | Landlord |
These are general patterns, not price quotes. Always ask for the fee in writing before you agree to anything, and ask whether it is due at lease signing, at move-in or in installments.
Who pays the leasing fee?
This is the question that causes the most confusion, because the answer has changed in some places and differs across the country.
Landlord pays
In much of the United States, the landlord pays leasing fees. The landlord hires an agent to fill the vacancy, and that agent may share the fee with an agent who brings the tenant. From the tenant's point of view, the help is free, although the cost is part of the landlord's expenses.
Tenant pays
In some high-demand markets, tenants have historically paid broker fees, sometimes even when the broker was working for the landlord. That practice has drawn scrutiny. New York City's FARE Act, which took effect in 2025, generally prevents landlords' brokers from charging those fees to tenants, so the party that hires the broker pays. Other cities and states have considered or adopted rules on rental fees and junk fees, so check current local law.
Both, or neither
Sometimes a tenant hires an agent directly for a search and agrees to pay a fee only if the listing does not cover it. Other times, no agent is involved at all. The key is that the agreement, not custom, determines who owes what.
Before you pay any rental fee, ask three questions. Who does this agent represent? Is the fee allowed under local law? Is it refundable if the lease falls through?
Leasing agents vs property managers
Landlords often blur these roles, but they are different services with different price structures.
Leasing agent, also called tenant placement
A leasing agent's job ends when the lease is signed. They typically price the rental, market it, show it, take applications, coordinate screening within fair housing rules and help prepare the lease. After move-in, the landlord handles rent collection, repairs and renewals.
Property manager
A property manager runs the rental on an ongoing basis. That usually includes collecting rent, handling maintenance requests, coordinating vendors, conducting inspections, managing security deposits under state law, handling renewals and, when necessary, managing the eviction process with an attorney. Management fees are commonly charged as a percentage of collected rent each month, and many managers add a separate leasing fee, renewal fees or markups on maintenance. Read the management agreement line by line.
| Task | Leasing agent | Property manager |
|---|---|---|
| Rental pricing and marketing | Yes | Yes |
| Showings and applications | Yes | Yes |
| Lease preparation | Usually | Yes |
| Rent collection | No | Yes |
| Repairs and vendor coordination | No | Yes |
| Move-out inspections and deposits | No | Yes |
| Typical pricing | One-time leasing fee | Ongoing monthly fee plus possible leasing and renewal fees |
In most states, people who lease or manage property for others for compensation must hold a real estate license or work under a licensed broker, with some exceptions such as certain on-site employees. Your state real estate commission can confirm the rules and let you verify a license.
What landlords should expect from a realtor
If you own a single rental, perhaps a former home you kept, hiring a realtor for tenant placement can save a lot of time. A good leasing agent should:
- Give you a rent recommendation based on comparable rentals, not just a hopeful number.
- Explain where the listing will appear, including the MLS if it accepts rentals locally.
- Apply the same written screening criteria to every applicant, consistent with the federal Fair Housing Act and any state or local protections.
- Explain local rules on application fees, security deposit limits and required disclosures.
- Use a lease form appropriate for your state, ideally one reviewed by a local attorney or provided by a state REALTOR association.
- Put the fee, the term of the agreement and what happens if a tenant breaks the lease early in writing.
Fair housing deserves emphasis. HUD enforces federal fair housing law, and many states and cities add protected classes, such as source of income. An experienced agent helps you avoid ad language or screening practices that could create legal risk.
Checklists for renters and landlords
Renter checklist
- Confirm the agent is licensed through your state's license lookup.
- Ask whether the agent represents you, the landlord or both.
- Get any fee in writing, including when it is due and whether it is refundable.
- Never wire money or pay a deposit for a property you have not toured or verified.
- Read the full lease, including renewal terms, fees, pet rules and maintenance responsibilities.
- Document the unit's condition with dated photos at move-in.
Landlord checklist
- Decide whether you need tenant placement only or full management.
- Compare at least two or three written proposals.
- Ask for sample monthly owner statements if considering a manager.
- Ask how maintenance is approved and whether vendor invoices include markups.
- Confirm how security deposits are held under your state's law.
- Understand how to end the agreement and who keeps the tenant relationship if you do.
Common questions about realtor rental commissions
People search phrases like "realtor commission on rentals" or "rental realtor commission" hoping for one number. The honest answer is that it depends on the market and the agreement. Some agents do not handle rentals at all because the fees are small compared with sales. Others build steady business through rentals, since today's tenant may be next year's buyer. If you are a tenant who expects to buy in the next few years, working with an agent who handles both can be a practical way to start a relationship.
For landlords, remember that the cheapest option is not always the least expensive. A vacancy that lasts an extra month, or a poor tenant placement, can cost more than the difference between two fee proposals. Ask how the agent prices rentals, how they screen and what their typical time to lease has been recently in your area.
Quick answers
Do I have to pay a realtor to find an apartment?
Often you do not. In many markets the landlord pays the leasing fee, and a tenant's agent is compensated from that fee. In some high-demand cities, tenants have historically paid broker fees, though rules such as New York City's FARE Act now limit that when the broker works for the landlord. Ask who pays before you start touring with an agent.
How much is a typical rental commission for a realtor?
There is no national standard. Leasing fees may be a portion of one month's rent, a full month or more, a percentage of the annual lease value or a flat fee. The amount depends on local custom, the property type and the agreement between the brokerage and the client. Always get the fee and its payment timing in writing.
Is a property manager the same as a leasing agent?
No. A leasing agent typically markets the rental, screens applicants and helps sign the lease, then steps away. A property manager handles the rental on an ongoing basis, including rent collection, repairs, inspections, deposits and renewals. Managers usually charge a monthly fee based on collected rent, often plus leasing and renewal fees. Compare written agreements carefully.
Does a person leasing my property need a real estate license?
In most states, someone who leases or manages property for another person in exchange for compensation must hold a real estate license or work under a licensed broker. Some states carve out exceptions, such as certain on-site employees of an owner. Rules differ, so check with your state real estate commission and verify any agent's license before signing.
This guide is general information, not legal, tax or financial advice. Rules differ by state; confirm details with a licensed professional or your state real estate commission.