Residential Tenancies Board Update
On 1 March 2026, significant changes to Irish rental law came into effect under the Residential Tenancies legislation. These reforms apply to tenancies created on or after this date. Existing agreements remain under the previous framework unless updated.
Below is a clear summary of what both tenants and landlords can now expect.
What Tenants Should Know
- Security of Tenure. Tenants now benefit from a rolling six year minimum tenancy once they have lived in the property for six continuous months and no valid Notice of Termination has been served. After six months a landlord can only end the tenancy for specific legal reasons.
- No No Fault Evictions for Larger Landlords. Landlords with four or more properties cannot end a tenancy without valid legal grounds after the first six months. Ending a tenancy must relate to a breach of obligations or other permitted circumstances.
- National Rent Control System. The previous Rent Pressure Zone system has been replaced with a national system of rent control applying to all private and student specific rentals.
- Annual Rent Increases Limited. Rent can only be increased once per year and increases are capped at 2 percent or the rate of inflation whichever is lower.
- Market Rent Reset Rules. For new tenancies created from 1 March 2026 landlords may reset rent to current market levels at the start of a new tenancy in certain circumstances and at the end of each six year cycle.
What Landlords Should Know
- Greater Documentation Requirements. Landlords must follow strict notice procedures when setting or reviewing rent and must provide supporting evidence.
- Use of RTB Rent Price Register. Market rent must be supported by comparable evidence from similar properties.
- Restrictions on Ending Tenancies. After the initial six month period tenancies can only be ended for legally defined reasons.
- Longer Minimum Tenancy Terms. New tenancies now operate on a six year cycle providing greater stability for tenants but reducing flexibility for landlords.
Conclusion
These reforms represent one of the most significant changes to Irish rental law in recent years. The intention is to provide greater security for tenants while introducing clearer structures for landlords. However, the rules are more detailed and require careful compliance.
The system is a lot more complicated now and the need for a managing agent is greater than it ever was. If you would like a free appraisal or quote on letting or managing your property, please contact us at either our Midleton or Carrigtwohill offices.