What this calculator does
Boston renters used to pay a broker fee — often a full month's rent — on most apartments. Since August 1, 2025, Massachusetts law says a tenant pays a broker only if the tenant hired that broker. This calculator applies the rule and adds up move-in cash.
How to use it
- Enter the monthly rent.
- Say who hired the broker.
- Enter the fee.
- Enter the deposit (Massachusetts allows first month, last month, a security deposit up to one month and a lock-change fee).
The formula
Fee = rent × months (or rent × 12 × percentage). You pay it only if you hired the broker. Move-in cash = first month + deposit + your fee (add last month's rent in the deposit field if the landlord requires it).
Worked example
Using the default inputs shown in the calculator above:
| Item | Amount |
|---|---|
| Monthly rent | $3,100 |
| Broker fee (1 month(s) of rent) | $3,100 |
| Paid by you | $0 |
| Move-in cash | $6,200 |
Broker fee you would pay: $0. The landlord hired the broker, so the fee is the landlord's.
Who pays depends on who hired the broker, not on who showed the apartment. Because the landlord's broker listed the unit, you should not be charged a fee; landlords may build the cost into rent instead.
Broker fees and the Boston rental market
Boston's housing mixes triple-deckers, brownstones and newer towers. Neighborhoods include Back Bay, the South End, Jamaica Plain, Dorchester, East Boston, Charlestown and Roslindale. Many leases start September 1 because of the large student population. With the September 1 cycle, many tenants sign leases months ahead. The Attorney General's advisory explains the new rule and how to report violations.
Move-in cash at common Boston rents
This table shows the most cash a Boston landlord can require at lease signing under Massachusetts law (first month, last month and a security deposit of one month), with and without a one-month broker fee for cases where the tenant hired the broker.
| Monthly rent | First + last + deposit | With a one-month broker fee |
|---|---|---|
| $2,500 | $7,500 | $10,000 |
| $3,000 | $9,000 | $12,000 |
| $3,500 | $10,500 | $14,000 |
| $4,000 | $12,000 | $16,000 |
| $5,000 | $15,000 | $20,000 |
Landlords do not have to charge all three amounts, and many ask for less. Get every charge in writing before you pay, and ask for a receipt for the security deposit, which must be held in a separate account.
Common mistakes and tips
- Paying a fee to the landlord's broker.
- Signing a broker agreement you did not intend to.
- Paying an application fee — Massachusetts bans them for rentals.
- Forgetting last month's rent in move-in cash.
Frequently asked questions
Do Boston tenants still pay broker fees?
Only if they hire the broker. Since August 1, 2025, a landlord-hired broker must be paid by the landlord.
What can a Boston landlord charge up front?
First month's rent, last month's rent, a security deposit of up to one month and the cost of a new lock.
How much was a typical Boston broker fee?
Often one month's rent.
Where can I report a violation?
The Massachusetts Attorney General's Office.
Sources
Disclaimer
This calculator provides estimates for educational purposes only and is not financial, tax, legal, real estate, or insurance advice. Consult a licensed professional before making decisions.