Can I Avoid Broker Fees in NYC? Here’s How to Rent Without Paying Upfront

Living in New York City is expensive. Rent alone can eat up half your paycheck. Then there’s the broker fee-often one month’s rent-tacked on top of your first month’s deposit and security deposit. It’s not just annoying. For many, it’s a dealbreaker. But here’s the truth: you don’t have to pay it. Not every rental requires a broker. And even when one is involved, there are ways to skip the fee entirely.

Why Do Broker Fees Exist in NYC?

Broker fees in New York aren’t required by law. They’re a market practice. Landlords hire agents to find tenants because it’s faster and less stressful than handling applications themselves. The agent then charges the tenant-usually 12% to 15% of the annual rent. That’s $18,000 on a $1,500/month apartment. It sounds insane, but it’s been normal for decades.

Here’s the twist: the fee isn’t paid to the landlord. It goes straight to the broker. That means the landlord doesn’t benefit from it. So why do they allow it? Because it works. Brokers bring in ready tenants. Landlords get their units filled quickly. The cost? Passed on to you.

What Changed in 2025?

In January 2025, New York City passed a new rule that flipped the script. Landlords can no longer require tenants to pay broker fees. The law says: if a broker is involved, the landlord pays. Not the renter. This was a big win for renters. But it didn’t erase broker fees overnight.

Some landlords still list through brokers. And some brokers still ask tenants to pay. Why? Because not everyone knows the law. Or because the listing says “broker fee applies” without explaining it’s now illegal to charge you. You need to know your rights.

Under the new law, any listing that says “tenant pays broker fee” is violating city code. You can report it. And if you’ve already paid, you can demand a refund. The NYC Department of Consumer and Worker Protection handles these complaints. They’ve already issued over 1,200 refunds since the law took effect.

How to Find No-Fee Apartments

The easiest way to avoid fees is to skip brokers entirely. Here’s how:

1. Search directly on landlord websites. Many building management companies list units on their own sites. Look for “rentals” or “available units” on the property’s official page. Examples: Tishman Speyer, Related Companies, and Extell all have online portals.
2. Use no-fee rental platforms. Sites like StreetEasy, Zillow, and Apartments.com now filter for “no fee.” Turn that filter on. But don’t trust every listing-some still say “broker fee” even if it’s illegal. Double-check.
3. Check community boards. Local coffee shops, laundromats, and libraries in Brooklyn, Queens, and the Bronx often have handwritten rental postings. These are usually direct from landlords or property managers.
4. Join neighborhood Facebook groups. Groups like “Brooklyn Rentals (No Brokers)” or “Manhattan Apartment Swap” are full of people subletting or renting directly. Many are moving out and need someone to take over their lease.
5. Call management offices. If you see a building you like, call the front desk. Ask if they have any vacancies. Many buildings don’t use brokers for their own units. They’ll send you an application form right away.

Pro tip: Don’t wait for the perfect apartment. The no-fee ones go fast. If you see one that fits your budget and location, apply immediately. You’ll need your pay stubs, credit report, and ID ready to go.

What If a Broker Still Asks for a Fee?

Let’s say you find a listing through a broker. The agent says, “It’s standard to pay one month’s rent.” That’s not true anymore. Here’s what to say:

• “I’m aware of the 2025 NYC law. Landlords are required to pay broker fees. I won’t pay anything.”
• “If you’re representing the landlord, their fee is their cost-not mine.”
• “I’ll only sign a lease if the fee is removed from the agreement.”

If they push back, ask for their license number. Then call the NYC Department of Consumer and Worker Protection at 311. They’ll send a warning letter to the broker. Most will back down.

And if you’ve already paid? Save your receipt. File a complaint online at nyc.gov/dca. You’re entitled to a full refund plus interest.

Who Pays the Broker Now?

Since 2025, the landlord pays. That means:

• Brokers still work-they’re just paid by the owner, not the renter.
• Some brokers now charge landlords more to cover their costs, which can lead to slightly higher rents. But that’s still cheaper than paying a fee on top.
• Some landlords now list directly to avoid paying brokers at all. That’s why you’re seeing more no-fee listings.

Bottom line: You’re not paying. The system shifted. You just need to know where to look.

Red Flags That Mean You’re Being Scammed

Not everyone follows the rules. Watch out for:

• “Pay now to hold the unit.” That’s never legal. No deposit should be required before signing a lease.
• “I’m a broker but I’m also the landlord.” That’s a red flag. Brokers can’t be landlords unless they own the building. Verify ownership on the NYC Department of Buildings website.
• “I need your bank login to process your application.” Never give out login info. Legit landlords use third-party screening services like TransUnion or RentSpree.
• “This is a private listing, no paperwork.” If there’s no lease, no background check, no move-in inspection-walk away.

Scammers know people are desperate. They use fake listings with photos from Zillow. They ask for wire transfers. They vanish after the payment. Always sign a lease. Always get a receipt. Always meet the landlord or property manager in person.

What About Sublets and Roommates?

Sublets are your secret weapon. Many tenants who move for a job or travel want someone to take over their lease for 6-12 months. These are almost always no-fee. You’re paying the original tenant, not a broker. And since they’re not trying to profit, the rent is often lower.

Roommates are another option. Sites like Roomies.com or Craigslist’s “housing wanted” section connect people looking to split rent. You pay your roommate directly. No broker. No fee. Just shared bills and shared space.

Just make sure the lease allows subletting. Some buildings require landlord approval. Get it in writing.

Final Tip: Timing Matters

The best time to find no-fee rentals is between January and March. That’s when leases end, people move out, and landlords are eager to fill units. You’ll find more options, less competition, and fewer people willing to pay fees.

Summer is the worst. Everyone’s moving. Prices spike. Brokers flood the market. Avoid renting between May and August if you can.

Winter is your advantage. Use it.

What to Do Next

Start today. Go to StreetEasy. Filter for “no fee.” Look at 10 listings. Call three management offices. Join one neighborhood Facebook group. Send two messages to people offering sublets.

You don’t need to pay a broker. You don’t need to spend extra money just to live in NYC. The system changed. Now it’s your turn to use it.