{"id":99498,"date":"2026-06-04T10:13:51","date_gmt":"2026-06-04T08:13:51","guid":{"rendered":"https:\/\/ru.law\/?p=99498"},"modified":"2026-06-03T10:55:17","modified_gmt":"2026-06-03T08:55:17","slug":"maklerprovision-zurueckfordern","status":"publish","type":"post","link":"https:\/\/ru.law\/en\/maklerprovision-zurueckfordern\/","title":{"rendered":"Claiming back real estate agent commission \u2013 When buyers get their money back"},"content":{"rendered":"

Three legal avenues by which property buyers can reclaim an unjustly paid real estate agent commission<\/strong><\/h2>\n\n\n\n

Many buyers of condominiums or single-family homes pay a real estate agent's commission that they don't owe at all, or not in full. Since the reform of real estate agent law at the end of 2020, wrongly paid commissions can be reclaimed via three clearly defined avenues. Rogert & Ulbrich reviews your real estate agent contract and enforces legitimate claims for reimbursement both in and out of court.<\/p>\n\n\n\n

Why checking the real estate agent's commission is almost always worthwhile for buyers<\/strong><\/h2>\n\n\n\n

When buying a property, the real estate agent's commission can quickly add up to a five-figure sum. For a purchase price of \u20ac500,000, the buyer's share is often between \u20ac8,000 and \u20ac18,000, depending on the region. In many cases, this amount can be fully or partially reclaimed because strict legal regulations have been in place since December 23, 2020, and not every real estate agent complies with them.<\/p>\n\n\n\n

The law protects buyers of condominiums and single-family homes who are acting as consumers. Special regulations apply to them regarding the form of the brokerage contract, the division of costs between buyer and seller, and the right of withdrawal. If the broker violates even one of these regulations, the commission paid can be reclaimed in part or in full.<\/p>\n\n\n\n

Time is of the essence: claims for reimbursement generally expire after three years. Anyone who has paid a commission in recent years should therefore have their contract reviewed promptly before the claim is lost.<\/p>\n\n\n\n

Did you pay a real estate agent's commission when buying a property? Have it checked whether the payment was justified before the statute of limitations takes effect.<\/p>\n\n\n\n

An overview of the three recovery methods<\/strong><\/h2>\n\n\n\n

There are three independent grounds for reclaiming a real estate agent's commission. Each grounds stand on its own. If one applies, there is a claim for repayment \u2013 sometimes the full commission, sometimes the difference paid in excess of half. In practice, we examine all three grounds simultaneously and pursue the one with the best prospects first.<\/p>\n\n\n\n

Option 1: The brokerage agreement was not concluded in written form.<\/strong><\/h3>\n\n\n\n

When a consumer purchases an apartment or a single-family home, the brokerage agreement must be in written form (\u00a7 656a BGB). Written form means a legible, permanent declaration that identifies the person making the declaration, for example, by email, fax, or letter. A contract concluded only orally or through implied conduct is invalid. Simply requesting a property brochure, attending a viewing, or expressing interest by telephone does not constitute a legally valid brokerage agreement.<\/p>\n\n\n\n

If the written form is lacking, no commission claim exists from the outset. Any commission paid nonetheless can be reclaimed in full. This is often the most effective approach because it invalidates the entire claim for remuneration. In our article on the written form of brokerage agreements, we explain which communication methods are sufficient and which are not.<\/p>\n\n\n\n

Option 2: Violation of the statutory commission sharing<\/strong><\/h3>\n\n\n\n

Since the reform, buyers and sellers generally share the broker's commission. If the broker acts for both parties (dual agency), they may only charge each party the same commission (\u00a7 656c BGB). An agreement that places a greater burden on the buyer is invalid. If only the seller has commissioned the broker and the buyer is to share the costs, the buyer may only pay a maximum of half, and the claim against them only becomes due once the seller has paid their share and provided proof of payment (\u00a7 656d BGB).<\/p>\n\n\n\n

This results in two typical scenarios for claiming a refund: If the buyer has paid more than half or the full commission, they can reclaim the difference. If they paid before the seller has demonstrably settled their share, the payment was premature. You can read more about the division of brokerage fees and the seller's burden of proof in our in-depth article on commission sharing.<\/p>\n\n\n\n

Option 3: Revocation of the brokerage agreement<\/strong><\/h3>\n\n\n\n

If a brokerage agreement with a consumer is concluded remotely (e.g., by telephone, email, or via an internet platform) or outside the broker's business premises, the buyer has a right of withdrawal of 14 days (\u00a7\u00a7 312g, 355 German Civil Code). If the broker has not properly informed the buyer of this right, the period is extended to up to twelve months and 14 days (\u00a7 356 German Civil Code).<\/p>\n\n\n\n

If the contract is effectively revoked, the commission claim lapses and any commission already paid must be refunded. In practice, the information regarding the right of revocation is often flawed or entirely missing, meaning the extended revocation period applies. We address the key aspects of the information provided, the start of the revocation period, and potential compensation for services rendered in a separate article on revoking a brokerage contract.<\/p>\n\n\n\n

Are you unsure which course of action applies in your case? Have your brokerage contract reviewed instead of paying a claim without having it checked.<\/p>\n\n\n\n

The correct check sequence: Step by step to recovery<\/strong><\/h2>\n\n\n\n

Which of the three paths leads to the goal only becomes clear after a thorough examination. The following sequence has proven effective because it begins with the most powerful lever and doesn't overlook any deadlines:<\/p>\n\n\n\n

    \n
  1. Secure the following documents: compile the brokerage agreement, all email correspondence, property details, commission invoice, purchase agreement and proof of payment.<\/li>\n\n\n\n
  2. Check the form (Way 1): Was a brokerage agreement actually concluded in written form? If the written form is missing, the commission can often be reclaimed in full.<\/li>\n\n\n\n
  3. Check commission sharing (option 2): Who commissioned the real estate agent? Did the seller pay and prove their share? Was the buyer charged more than half?<\/li>\n\n\n\n
  4. Check the cancellation (Method 3): How was the contract concluded (online, by phone, at the doorstep)? Was the right of cancellation correctly explained?<\/li>\n\n\n\n
  5. Note the statute of limitations: The claim regularly expires after three years, calculated from the end of the year in which payment was made (\u00a7\u00a7 195, 199 BGB).<\/li>\n\n\n\n
  6. Enforce your claim: first, send an out-of-court request for repayment; if refused, file a lawsuit for repayment.<\/li>\n<\/ol>\n\n\n\n

    The form is deliberately placed first: if it is correct, the commission claim is entirely forfeited, and the other questions become irrelevant. Only then is it worthwhile to consider commission sharing and revocation, which can each lead to a partial or full refund.<\/p>\n\n\n\n

    Unsure where your case falls within this review process? We'll place your contract within this sequence of steps and identify the most promising course of action.<\/p>\n\n\n\n

    Which purchases and which buyers are protected<\/strong><\/h2>\n\n\n\n

    The strict rules regarding form, commission sharing, and cancellation do not apply to every real estate purchase. Only buyers acting as consumers (\u00a7 13 BGB) are protected, and only when acquiring certain types of properties. The decisive factor is the combination of property type and buyer status.<\/p>\n\n\n\n

      \n
    • Condominium: <\/strong>The purchase of an apartment by a consumer falls entirely under the reform rules.<\/li>\n\n\n\n
    • Single-family house: <\/strong>The purchase of a single-family home by a consumer is also covered, including a subordinate granny flat.<\/li>\n<\/ul>\n\n\n\n

      Typically not covered are the purchases of apartment buildings, commercial properties, and undeveloped land, as well as purchases by companies or commercial investors. In these cases, the formal and division rules do not apply. However, a claim for reimbursement may be considered for other reasons, such as if the real estate agent did not broker or facilitate the conclusion of the contract, or if they are too closely tied to the seller financially.<\/p>\n\n\n\n

      Unsure whether your purchase is covered by legal protection? A quick check of the type of property and your buyer status will clarify things.<\/p>\n\n\n\n

      Deadlines, evidence and typical mistakes in claiming refunds<\/strong><\/h2>\n\n\n\n

      In practice, a legitimate claim for reimbursement rarely fails due to legal reasons, but rather due to avoidable errors. The most important points:<\/p>\n\n\n\n

        \n
      • Keep the statute of limitations in mind: <\/strong>The right to a refund generally expires after three years. Anyone who waits too long loses the claim, even if the commission was clearly paid unlawfully.<\/li>\n\n\n\n
      • Secure proof of payment: <\/strong>The commission invoice, bank transfer receipt, and correspondence with the broker are the key pieces of evidence. Anyone who paid without a written contract should specifically document this gap.<\/li>\n\n\n\n
      • No premature recognition: <\/strong>A signed acknowledgment of debt or an unconditional payment can complicate enforcement. If in doubt, have it reviewed first.<\/li>\n\n\n\n
      • A paid invoice is not proof of the claim: <\/strong>The fact that a commission invoice has been issued and paid says nothing about whether the claim was legally valid in the first place.<\/li>\n<\/ul>\n\n\n\n

        Do not pay or sign anything until the brokerage agreement has been reviewed.<\/p>\n\n\n\n

        Have you already paid? The sooner the statute of limitations is stopped and the claim is asserted, the better the chances of a refund.<\/p>\n\n\n\n

        Rogert & Ulbrich \u2013 Your lawyers in real estate law<\/strong><\/h2>\n\n\n\n

        Rogert & Ulbrich represents consumers nationwide against real estate agents, banks, and companies. Attorneys Dr. Marco Rogert and Tobias Ulbrich and their team have handled over 40,000 cases and filed over 25,000 lawsuits. This experience benefits buyers who want to reclaim wrongly paid real estate agent commissions.<\/p>\n\n\n\n

        We will review your brokerage agreement using all three possible avenues for recovery, determine the most promising approach, and enforce your claim \u2013 initially out of court by demanding repayment, and if the broker refuses, through legal action. You will receive a clear assessment of your chances of success, deadlines, and further steps.<\/p>\n\n\n\n

        Did you pay a real estate agent's commission when buying an apartment or house and now have doubts about its legitimacy? Get in touch and secure your rights.<\/p>\n\n\n\n

        FAQs \u2013 Frequently Asked Questions about Reclaiming Broker's Commission<\/strong><\/h2>\n\n\n
        \t\t\t\n\t\t\t\t\t\t\t\t<\/path><\/svg>\n\t\t\t\t\t\t\t<\/span>\n\t\t\t\t\t\t\n\t\t\t\t\t\t\t\t<\/path><\/svg>\n\t\t\t\t\t\t\t<\/span>\n\t\t\tCan I, as the buyer, reclaim the real estate agent's commission?<\/span><\/div>

        Yes, in many cases this is possible. A refund is particularly likely if the brokerage agreement was not in writing, if the buyer paid more than half of the costs, or if the contract can be effectively revoked. Consumers are protected when buying an apartment or a single-family home. Whether a claim exists depends on an examination of the specific contract.<\/p><\/div><\/div>

        \t\t\t\n\t\t\t\t\t\t\t\t<\/path><\/svg>\n\t\t\t\t\t\t\t<\/span>\n\t\t\t\t\t\t\n\t\t\t\t\t\t\t\t<\/path><\/svg>\n\t\t\t\t\t\t\t<\/span>\n\t\t\tWhen is a brokerage contract invalid due to a lack of written form?<\/span><\/div>

        A brokerage agreement for an apartment or single-family home with a consumer is invalid if it is not concluded in at least written form (\u00a7 656a BGB). Written form requires a legible, permanent declaration, such as by email, fax, or letter. A purely oral agreement or one formed through mere conduct is insufficient. If written form is lacking, there is no entitlement to commission, and any commission paid can be reclaimed in full.<\/p><\/div><\/div>

        \t\t\t\n\t\t\t\t\t\t\t\t<\/path><\/svg>\n\t\t\t\t\t\t\t<\/span>\n\t\t\t\t\t\t\n\t\t\t\t\t\t\t\t<\/path><\/svg>\n\t\t\t\t\t\t\t<\/span>\n\t\t\tDoes the buyer have to pay more than half of the real estate agent's commission?<\/span><\/div>

        No. If only the seller has commissioned the real estate agent, the buyer may pay a maximum of half the commission (\u00a7 656d BGB). If the agent acts for both parties, both parties must pay equal commissions (\u00a7 656c BGB). An agreement that places a greater burden on the buyer is invalid, and any amount paid in excess of half can be reclaimed.<\/p><\/div><\/div>

        \t\t\t\n\t\t\t\t\t\t\t\t<\/path><\/svg>\n\t\t\t\t\t\t\t<\/span>\n\t\t\t\t\t\t\n\t\t\t\t\t\t\t\t<\/path><\/svg>\n\t\t\t\t\t\t\t<\/span>\n\t\t\tWhat does the legally mandated commission sharing mean for me as a buyer?<\/span><\/div>

        The commission split ensures that the real estate agent's fees are divided between the buyer and seller. If only the seller has hired the agent, the buyer's claim against them only becomes due once the seller has paid their share and provided proof of payment. If you, as the buyer, pay before this proof is provided, the payment was premature and can be reclaimed, at least provisionally.<\/p><\/div><\/div>

        \t\t\t\n\t\t\t\t\t\t\t\t<\/path><\/svg>\n\t\t\t\t\t\t\t<\/span>\n\t\t\t\t\t\t\n\t\t\t\t\t\t\t\t<\/path><\/svg>\n\t\t\t\t\t\t\t<\/span>\n\t\t\tCan I revoke a brokerage agreement?<\/span><\/div>

        Yes, if the contract was concluded as a consumer via distance selling or outside the broker's business premises. In that case, a 14-day right of withdrawal applies (\u00a7\u00a7 312g, 355 BGB). If the consumer was not properly informed about their right of withdrawal, the period is extended to up to twelve months and 14 days. After a valid withdrawal, the commission claim is forfeited.<\/p><\/div><\/div>

        \t\t\t\n\t\t\t\t\t\t\t\t<\/path><\/svg>\n\t\t\t\t\t\t\t<\/span>\n\t\t\t\t\t\t\n\t\t\t\t\t\t\t\t<\/path><\/svg>\n\t\t\t\t\t\t\t<\/span>\n\t\t\tHow long do I have to reclaim the real estate agent's commission?<\/span><\/div>

        The right to reclaim a commission generally expires after three years (\u00a7 195 German Civil Code). The period begins at the end of the year in which the commission was paid and you became aware of the relevant circumstances (\u00a7 199 German Civil Code). Those who wait too long risk the claim becoming time-barred. Therefore, a timely review is advisable.<\/p><\/div><\/div>

        \t\t\t\n\t\t\t\t\t\t\t\t<\/path><\/svg>\n\t\t\t\t\t\t\t<\/span>\n\t\t\t\t\t\t\n\t\t\t\t\t\t\t\t<\/path><\/svg>\n\t\t\t\t\t\t\t<\/span>\n\t\t\tFor which properties do the protection rules apply?<\/span><\/div>

        The rules regarding written form and commission sharing apply to the purchase of condominiums and single-family homes by consumers. Multi-family homes, commercial properties, and undeveloped land are generally not covered, nor are purchases by companies. In such cases, however, a refund may be possible for other reasons, such as a lack of proof of the broker's services.<\/p><\/div><\/div>

        \t\t\t\n\t\t\t\t\t\t\t\t<\/path><\/svg>\n\t\t\t\t\t\t\t<\/span>\n\t\t\t\t\t\t\n\t\t\t\t\t\t\t\t<\/path><\/svg>\n\t\t\t\t\t\t\t<\/span>\n\t\t\tIs a viewing or a property description sufficient for a brokerage agreement?<\/span><\/div>

        No, simply attending a viewing or requesting a property brochure does not constitute a legally binding brokerage agreement. A written contract is required for consumers purchasing an apartment or house. Those who have merely expressed interest or received documents do not owe any commission without a legally valid contract.<\/p><\/div><\/div>

        \t\t\t\n\t\t\t\t\t\t\t\t<\/path><\/svg>\n\t\t\t\t\t\t\t<\/span>\n\t\t\t\t\t\t\n\t\t\t\t\t\t\t\t<\/path><\/svg>\n\t\t\t\t\t\t\t<\/span>\n\t\t\tWhen should I consult a lawyer?<\/span><\/div>

        Ideally, you should seek legal advice before settling any commission claim or signing an acknowledgment of debt, but at the latest as soon as you have any doubts about the legitimacy of the payment. Examining the three possible avenues for recovery and the applicable deadlines requires legal expertise, especially since even a single violation can lead to a repayment obligation. Existing legal expenses insurance often covers the costs; we will check your coverage and obtain confirmation of coverage if necessary. Rogert & Ulbrich reviews your brokerage agreement and enforces legitimate claims both in and out of court.<\/p><\/div><\/div><\/div>","protected":false},"excerpt":{"rendered":"

        Drei Rechtswege, mit denen Immobilienk\u00e4ufer eine zu Unrecht gezahlte Maklercourtage zur\u00fcckholen Viele K\u00e4ufer einer Eigentumswohnung oder eines Einfamilienhauses zahlen eine Maklerprovision, die sie gar nicht […]<\/p>\n","protected":false},"author":21,"featured_media":99499,"comment_status":"closed","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_uag_custom_page_level_css":"","site-sidebar-layout":"default","site-content-layout":"","ast-site-content-layout":"default","site-content-style":"default","site-sidebar-style":"default","ast-global-header-display":"","ast-banner-title-visibility":"","ast-main-header-display":"","ast-hfb-above-header-display":"","ast-hfb-below-header-display":"","ast-hfb-mobile-header-display":"","site-post-title":"","ast-breadcrumbs-content":"","ast-featured-img":"","footer-sml-layout":"","ast-disable-related-posts":"","theme-transparent-header-meta":"","adv-header-id-meta":"","stick-header-meta":"","header-above-stick-meta":"","header-main-stick-meta":"","header-below-stick-meta":"","astra-migrate-meta-layouts":"set","ast-page-background-enabled":"default","ast-page-background-meta":{"desktop":{"background-color":"","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""},"tablet":{"background-color":"","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""},"mobile":{"background-color":"","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""}},"ast-content-background-meta":{"desktop":{"background-color":"var(--ast-global-color-5)","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""},"tablet":{"background-color":"var(--ast-global-color-5)","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""},"mobile":{"background-color":"var(--ast-global-color-5)","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""}},"footnotes":""},"categories":[1218],"tags":[1366,1485,1266,1484],"class_list":["post-99498","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-immobilienrecht","tag-geld-zurueck","tag-immobilienrecht","tag-maklerprovision","tag-rueckforderungswege"],"yoast_head":"\nMaklerprovision zur\u00fcckfordern \u2013 Wann K\u00e4ufer ihr Geld zur\u00fcckbekommen - R&U<\/title>\n<meta name=\"description\" content=\"Zu Unrecht gezahlte Maklerprovision zur\u00fcckfordern: drei Rechtswege f\u00fcr K\u00e4ufer mit klarer Pr\u00fcf-Reihenfolge. 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