From 1 March 2026, significant changes to Ireland’s residential tenancy laws will come into effect. These changes represent one of the biggest reforms to the rental sector in recent years and will impact landlords, tenants, and anyone entering into a new tenancy after this date.
It’s important to note that these changes apply only to new tenancies starting on or after 1 March 2026. Existing tenancies in place before this date will continue under the current rules.
New Minimum Tenancy Duration
For new tenancies created from March 2026, a new structure called a Tenancy of Minimum Duration will apply.
Once a tenant has been in a property for six months and no valid notice of termination has been served, the tenancy effectively becomes a rolling six-year tenancy.
During this six-year period, the landlord’s ability to end the tenancy is significantly restricted, depending on the type of landlord.
Landlord Categories
The new system distinguishes between small and large landlords.
Small landlords are defined as those with three or fewer tenancies.
Large landlords are those with four or more tenancies or who operate through a registered company.
This distinction is important, as the rules around ending a tenancy differ between the two.
Ending a Tenancy – What Changes
For large landlords, so-called “no-fault” terminations will no longer be permitted during the six-year tenancy period. This means a tenancy generally cannot be ended simply to sell the property or change use.
A large landlord may only terminate a tenancy where the tenant has breached their obligations or where the property is no longer suitable for the tenant’s needs.
Small landlords have slightly more flexibility, but still face tighter restrictions than under the current system.
During the six-year tenancy term, a small landlord may be able to end a tenancy in limited circumstances, such as genuine financial hardship or where the landlord or an immediate family member needs to occupy the property.
At the end of the six-year term, small landlords will have a defined window where they may terminate the tenancy for reasons such as selling or major refurbishment.
Rent Setting and Rent Increases
For new tenancies starting from March 2026, the initial rent may be set at market level in certain circumstances, particularly where the previous tenant left voluntarily or due to a breach.
After the tenancy has started, rent increases will be capped annually at the lower of:
– The rate of inflation (CPI), or
– 2%
This applies nationally and replaces the current Rent Pressure Zone system.
At the end of each six-year tenancy cycle, there may be an opportunity to reset rent to market level, provided the tenancy was not ended through a prohibited termination.
What Does Not Change
Tenancies already in place before 1 March 2026 will not automatically move into the new six-year tenancy system.
Landlords will still be able to sell properties with tenants in situ.
All standard obligations around registration with the RTB, notice periods, and dispute resolution remain in place.
Final Thoughts
These changes are designed to provide greater security of tenure for tenants while creating a more structured and predictable system for landlords.
Given the complexity of the new rules, it is more important than ever for landlords to understand their obligations before serving notices or entering into new tenancy agreements.
At Colbert & Co, we advise landlords and tenants on how these changes affect their specific situation and help ensure compliance with RTB regulations.