Rental Agency Commissions in Uruguay: What You Pay, Who Sets It, and When It's Charged
INGAR · · Rentals
No law sets the rental commission
This is the single most important correction in this guide: the agency commission on a rental is not fixed by any national law. The Cámara Inmobiliaria Uruguaya (CIU, Uruguay's national real-estate chamber) publishes a fee schedule for its member agents, but that document is a trade-association benchmark. Whether an agency can actually bill a specific person depends on the service delivered, what was disclosed, and what that person agreed to.
Almost everything else follows from that. When a fee is presented as "what everyone charges" without explaining what work each side is buying, when the fee is earned, and what happens if the lease is renewed, the number stops being connected to the service. That's exactly where the arguments start.
Ask for this in writing before you put money down — including from us. The fee with VAT, what service it covers, the moment it becomes payable, and whether there will be a new charge at renewal. Any agency should be able to send you that in a five-line email; if you only get it at signing, it's too late to compare. Browse our listings or reach us on WhatsApp.
What's verifiable and what's analysis
To keep a market opinion from getting confused with a legal rule, it helps to separate the facts. Everything in this table has been checked against the CIU fee schedule and against the statutory texts on IMPO (Uruguay's official online law database).
| Claim | What's verified |
|---|---|
| The CIU uses one month's rent plus VAT as its benchmark | Yes. Its schedule sets one month from each side for freely negotiated leases with a minimum one-year term, and article 12 adds VAT at the prevailing rate. |
| Every agency is bound by that rate | No. The document itself says violations "will be sanctioned by the Ethics Committee of the Cámara Inmobiliaria Uruguaya." That's an internal trade rule, not a price law. |
| Landlord and tenant always pay exactly the same | No. The schedule allows a discount of up to 50% for the landlord, and the parties can agree to different terms. |
| A renewal automatically triggers another month's fee | No. The schedule does contemplate renewal fees, but whether a given client owes one depends on what was agreed, what service was performed, and how it was disclosed. |
| The tenant is never the agency's client | No. A tenant can hire or accept a search, viewing, negotiation, or administrative service. The question is whether that service and its price were disclosed and accepted. |
| Ley 20.380 created a public registry of agents | Yes, but as of this writing the implementing regulations and the public lookup tool were still being developed by the MEC (Uruguay's Ministry of Education and Culture). |
What the CIU schedule actually says
The document is titled Arancel Oficial (Official Fee Schedule), is dated September 2007, and is still posted on the chamber's website. For leases, article 6 provides:
"For leases exempt from Ley Nº 14.219 (freely negotiated), with minimum terms of one year, the equivalent of one month's rent shall be charged to each party, with a discount of up to 50% available to the landlord. For shorter terms, the fee shall be charged pro rata."
For seasonal rentals, the same article sets "8% (eight percent) of the contract amount to each party, (includes fees for drafting the contract)" on rentals of up to five months. Article 12 clarifies that VAT is added on top of the fee.
And here's what most people miss. The schedule describes itself as a "minimum fee schedule," states that it takes effect "once approved by the CIU Assembly," and provides that "violations for failure to comply with this schedule will be sanctioned by the Ethics Committee of the Cámara Inmobiliaria Uruguaya."
In other words: the word "official" in the title means official for the chamber. Compliance is policed inside the trade body, and non-compliance is penalized there. It is not a tax, and it is not a state-mandated price.
An agency may use that benchmark, charge a different fee, or negotiate a discount. What it shouldn't do is present the number as legally required. The same logic applies to sales: the 3% plus VAT that shows up in purchase closing costs is also a trade-association benchmark, not a government rate.
So who actually pays the rental commission?
It can be the landlord, the tenant, or both, depending on which services were contracted and which terms were disclosed and accepted.
In Uruguayan practice, agencies commonly charge both sides. That doesn't mean they provided the same service to each.
For the landlord, the work can include valuation and pricing, inspection and listing preparation, photography and publication, handling and screening inquiries, coordinating viewings, evaluating applicants and their guarantees, negotiation, the lease itself, inventory and handover, and ongoing property management if contracted separately.
For the prospective tenant, it can include information and a property viewing, presenting their application, help with the guarantee, negotiating terms, coordinating and documenting the signing, and the inventory and handover record.
The fact that this work exists doesn't justify any charge whatsoever. It's useful for framing the right question: what specific service am I being offered, and what does it cost?
There's a genuine asymmetry here. The landlord usually chooses which agency lists the property, while the tenant shows up because they want one particular apartment and has far less room to pick the intermediary. But it doesn't follow that a tenant never contracts for anything: they can expressly accept the terms, request services, or sign a reservation that identifies the fee.
The protection lies in that acceptance being informed — not discovered at the end.
Why two very different services can cost the same
This part isn't a legal rule; it's a reading of how the business's incentives work, and it points to where you should be looking.
Price doesn't measure quality
If the fee is calculated as a month's rent or as a share of the property's value, the number tracks the price, not the deliverables.
One listing might require an inspection, measurements, photographs, a review of the building fees, and several hours of coordination. Another might go up with incomplete information. If both close at the same price under the same fee, the system does nothing on its own to reward the agency that did the better job.
The fix isn't charging by the photo. It's defining a minimum standard and being able to measure it: complete information, response times, a traceable record of viewings and offers, documentation, hands-on support, and problem resolution.
Quality is hard to judge before you sign
Most clients find out once they're already committed: after handing over the property, after finding the apartment, or once they start arguing over a clause.
Reviews help, and so do track record, trade-body membership, and verifiable references. But none of them substitutes for a written agreement spelling out what the agency will do and by when.
There can be two clients in the same deal
When an agency charges both the landlord and the tenant, it needs to be able to explain what it does for each and how it handles the interests that don't line up.
The landlord wants to select a good tenant and protect the property. The tenant wants complete information, clear terms, and not to be saddled with obligations that aren't theirs. An intermediary can facilitate the deal, but it shouldn't hold itself out as the exclusive champion of both sides at once.
Transparency requires naming the role: mediator, landlord's representative, search agent hired by the tenant, or a clearly delimited combination of services. How those roles differ is covered in authorization, mediation, and mandate.
What Ley 20.380 requires — and what it doesn't let you claim
Ley 20.380 matters, but its articles have to be read together.
Article 5 gives licensed agents the right to obtain reliable authorization from their clients — without imposing any particular formality — and to charge fees. Article 6 requires that the rights and obligations with the principal be set out in a prospective mediation agreement "by document, email, or any other suitable form of communication," and subsection F requires agents to "provide accurate information to potential buyers regarding the products offered, in particular the price and the accepted forms and methods of payment."
Article 7, subsection D, prohibits "performing acts inherent to real-estate activity and claiming fees when the agent is not licensed or authorized by the client," with an exception carved out for people tied to an agent through a partnership agreement. Subsection A prohibits advertising "that may mislead as to the characteristics of the property […] or the terms of the offer or of the contract."
None of that means every commission charged to a tenant is illegal. Nor does it mean that responding to a listing is, by itself, enough to accept any fee. What's needed is the ability to show what service was offered, who requested or accepted it, what fee was disclosed, when it becomes payable, and what taxes and expenses are added on top.
The word "client" isn't reserved for the landlord: if the tenant contracts for or accepts a professional service, they can be a client with respect to that service.
Consumer protection law adds another layer
When someone receives a real-estate service as the end user from a professional provider, the rules of Ley 17.250 (Uruguay's consumer relations act) may apply. Four are particularly useful.
Article 14 provides that advertising information binds whoever publishes or uses it and becomes part of the contract with the consumer. Article 15 requires that the price, including taxes and any extra charges, be disclosed in advance.
Article 22, subsection D is the most forceful provision when a commission materializes out of nowhere. It classifies the following as an abusive practice:
"Sending or delivering to the consumer any product, or providing any service, that has not been previously requested. Services provided or products sent or delivered to the consumer under this scenario carry no obligation to pay or to return them, and are therefore treated as free samples."
And in adhesion contracts, article 31 deems two highly relevant clauses abusive: those providing "that the consumer's silence shall be taken as acceptance of any modification, restriction, or expansion of what was agreed" (subsection H) and those setting deadlines ahead of automatic renewal by which the consumer must state that they do not wish to renew (subsection I).
These rules don't make it unnecessary to read the reservation, the receipt, or the contract. Quite the opposite: they show why the commission has to appear before signing, with its VAT and its justification. An email, a message, a reservation, or a signed document can all prove what was agreed; the agency doesn't have to be named inside the lease itself for a separate services relationship to exist.
Can they charge another commission at renewal?
Article 7 of the CIU schedule states that "for contract renewals, whatever their regime or purpose, the charge shall follow article 6, as applicable, with a discount of up to 50% available to each party."
That describes the trade body's benchmark. It does not, on its own, create an automatic debt for any given landlord or tenant.
To assess a renewal charge, check whether the commission was agreed in the original arrangement; whether it was disclosed as covering future renewals; who requested the agency's involvement; what new work the agency is actually doing; what the amount is with taxes; and when the service counts as complete.
A renewal can involve negotiating the term and the rent, reviewing guarantees, drafting documents, updating the inventory, or coordinating signatures. If that work was requested, disclosed, and accepted, a fee can be legitimate. If an invoice simply shows up with no advance notice, a trade association's fee schedule is no substitute for the client's consent.
Example with a $ 30.000 rent
If the accepted terms call for one month's rent plus VAT and the general 22% rate applies:
| Item | Calculation | Total |
|---|---|---|
| Fee | One month's rent | $ 30.000 |
| VAT | 22 % of $ 30.000 | $ 6.600 |
| Total for that party | $ 36.600 |
If the same amount were charged to both landlord and tenant, the combined cost would be $ 73.200. But that figure only holds if the terms applicable to each party call for the full month: the schedule allows a landlord discount of up to 50%, and the parties may have agreed to something else entirely.
The example is there to give you a sense of scale, not to establish that every renewal should be billed this way.
What a well-explained commission should include
| Question | What has to be clear |
|---|---|
| Who is charging me? | Legal name, RUT (Uruguayan tax ID number), and contact details |
| What service am I getting? | Tasks included and the agency's role |
| What does it cost? | Amount or percentage, VAT, and any other charges |
| When does it become payable? | Reservation, acceptance, signing, handover, or another milestone |
| What if the deal falls through? | Whether it's refunded, retained, or never charged at all |
| Is there a renewal fee? | Amount, service, and which party owes it |
| Who invoices? | The same person or company that provides and charges for the service |
Asking for the RUT and an invoice identifies the provider and documents the payment. On its own it doesn't prove the service was good or that it was authorized, but it does keep the charge from being reduced to a bank transfer with no stated purpose.
Depending on how involved it is, the agency should also be able to walk you through the rent and how it adjusts, the building fees and what they cover, which guarantees are accepted, the general condition of the property, the reservation procedure, who prepares the inventory, how keys are handed over and returned, and who handles problems before and after signing.
The water heater and the shutoff valves: when it's fair to ask
Knowing where the water heater, water shutoffs, breaker panel, and meters are is genuinely useful. But it isn't conclusive proof of an agent's quality.
On a first viewing, whoever shows the place may not yet know every fixture, especially if the property is occupied or if some systems are shared with the building. What matters is that they don't invent an answer and that they can go find it.
Before handover, though, that information should be nailed down. Add it to the inventory or the handover record: location and condition of the water heater, water shutoff valve, breaker panel and switches, meters, manuals, remotes and keys handed over, and an emergency contact.
The reasonable test isn't "if they don't know it during the viewing, they don't know the property." It's: if they don't know, will they check and get back to you?
How to evaluate an agency without relying on slogans
- The listing identifies the price, the expenses, and the essential terms.
- Whoever shows the property has inspected it, or acknowledges what information they need to confirm.
- Fees appear before the reservation, with VAT and a stated basis.
- The firm explains who it acts for and what service it provides to each party.
- Offers and agreements are put in writing.
- The inventory describes the actual condition, not a generic checklist.
- Payments are invoiced and carry an identifiable description.
- The agency responds when a problem comes up, not just until it gets paid.
No single item guarantees a good experience. Together they let you compare something more useful than brand size or listing count.
If the commission shows up at the end
Don't argue about the percentage alone. Ask for the basis of the charge:
"Please confirm in writing what service I'm being charged for, where the fee was disclosed and accepted, what the final amount is including VAT, and what happens if the deal doesn't get signed."
Then: go back through the listing, the reservation, the emails, messages, and receipts; separate the initial commission from any renewal or management charge; request an invoice and the full terms; if it doesn't match what you were told, complain to the provider in writing first; if a consumer relationship exists and it isn't resolved, consider filing a claim with the Área de Defensa del Consumidor (Uruguay's consumer protection agency); and if money is already being held or there's a substantial dispute, get legal advice on your specific situation.
Refusing to pay without thinking it through can create a different problem if the commission genuinely was agreed. Paying without asking for an explanation doesn't fix a term that was never disclosed either. Reconstruct the evidence first.
Frequently asked questions
Is the rental commission set by law in Uruguay?
No. The CIU publishes a trade fee schedule that serves as a benchmark for its members and reflects market practice, but it isn't a government rate binding on every agency and every client. The document itself provides that non-compliance is sanctioned by the chamber's Ethics Committee.
How much does the CIU recommend charging on a rental?
For freely negotiated leases with a minimum one-year term, its schedule indicates one month's rent from each party plus VAT, with the option of a discount of up to 50% for the landlord. Shorter terms are charged pro rata, and seasonal rentals of up to five months are charged at 8% of the contract amount to each party.
Do the landlord and tenant always pay one month's rent plus VAT?
Not necessarily. It's a common practice and a CIU benchmark, but the applicable fee depends on what each party agreed to and on the corresponding service.
Is it illegal to charge the tenant a commission?
Not simply because they're the tenant. The agency has to be able to justify the service, disclose the price in advance, and show that it was requested or accepted.
Does responding to a listing mean I accepted whatever commission comes?
No. Making an inquiry isn't the same as accepting a price that was never disclosed. Under article 22, subsection D of Ley 17.250, a service that wasn't requested in advance creates no obligation to pay. The commission and its taxes should be on the table before you reserve.
Can they charge again when the contract is renewed?
A renewal fee can be legitimate if it was agreed and there's an actual service or involvement that was requested and accepted. The CIU schedule contemplates it in article 7, but that doesn't automatically create a debt owed by any particular person.
What do I do if the renewal fee was never disclosed to me?
Ask for the clause or communication in which you supposedly accepted it, a breakdown of the service, and the invoice. Don't settle for "the fee schedule allows it" as the only answer: the CIU schedule doesn't replace an agreement with the client.
Can I verify an agent's license?
Ley 20.380 created the Registro Nacional de Operadores Inmobiliarios (the national registry of real-estate agents), but as of this writing its implementing regulations and the public lookup tool were still being developed by the MEC. Check the current status before relying on a license number.
The bottom line
The problem isn't that a commission exists. Good intermediation saves time, cuts down on mistakes, keeps the negotiation orderly, and leaves you with useful documentation.
The problem shows up when a number is charged "because that's how it's always been" with no explanation of the service, the authorization, or the expected outcome. A commission isn't justified because it appears in a trade fee schedule: it's justified because it was disclosed, accepted, and matches identifiable work.
General information verified on July 27, 2026. It does not replace legal advice on a specific contract or charge.
Sources
- Cámara Inmobiliaria Uruguaya — Arancel Oficial, September 2007 (articles 1, 6, 7, 9, 10, and 12)
- Cámara Inmobiliaria Uruguaya — The leasing process
- Ley 20.380 — article 5, rights of real-estate agents (IMPO)
- Ley 20.380 — article 6, obligations (IMPO)
- Ley 20.380 — article 7, prohibitions (IMPO)
- Ley 17.250 — article 22, abusive practices and unrequested services (IMPO)
- Ley 17.250 — article 31, abusive clauses in adhesion contracts (IMPO)
- Ley 17.250 — articles 14 and 15, offers and price disclosure (IMPO)