1. Your Credit History and Banking Record

Before anything else, lenders examine your credit history and recent banking behaviour. They assess your repayment track record, your overall financial conduct and whether you consistently meet your obligations. If you are unsure about your credit profile, you can request your credit report from the Central Credit Register free of charge. It is always better to know where you stand before approaching a bank.

2. Overdraft Usage

An approved overdraft is not automatically a problem. However, regularly operating at or near the limit can raise concerns. Avoid relying on your overdraft as part of your monthly income, clear it fully and keep it clear for several months before applying, and avoid missed direct debits or referral charges. Banks are looking for stability and control.

3. Gambling Transactions

Online gambling transactions showing on bank or credit card statements can seriously affect an application. Even occasional gambling activity can lead to additional scrutiny. If you are preparing for a mortgage application, it is wise to eliminate this activity well in advance.

4. Credit Card Habits

Using a credit card responsibly is fine. However regularly carrying balances, exceeding limits, taking cash advances or making only minimum payments can suggest financial pressure. Ideally, clear your balance in full each month. At a minimum, ensure payments are always on time.

5. Undocumented Rent Payments

If you are renting and paying in cash, this can be an issue. Lenders want to see proof of consistent rent payments through your bank account. This demonstrates repayment ability.

6. Existing Loans

Car loans, personal contract plans, credit union loans and personal loans all impact borrowing capacity. It is not necessarily the total balance that matters most, but the monthly repayment amount. Arrears are a major red flag. In some cases, consolidating multiple loans into one structured repayment can improve clarity and affordability.

7. Irregular Savings Patterns

Banks like consistency. Saving a fixed amount every month is stronger than saving large amounts sporadically. Set up a dedicated savings account, transfer a fixed amount monthly and avoid dipping into it.

Employment Status Matters

Permanent employees often have a more straightforward path, but all applications are assessed individually. Self employed applicants should ensure accounts are up to date and all tax returns are filed. Contract workers should provide recent contracts, tax balancing statements and a current CV. There are increasing options for borrowers later in life, so age alone should not discourage anyone from seeking advice.

Final Thoughts from Colbert & Co

Habits can be changed. Most mortgage rejections are not about income alone. They are about preparation.

The difference between approval and refusal often comes down to the six to twelve months before you apply.

If you are thinking of buying in Cork this year, start preparing now. Speak to a broker early. Get guidance before submitting an application rather than after a refusal.

In this market, being mortgage ready is essential.

The post Why Your Mortgage Application Might Be Rejected – And How to Avoid It appeared first on Colbert & Co..

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.

The post New Rental Law Changes Effective 1 March 2026 appeared first on Colbert & Co..

Cork Sales Market Update

What the Mortgage Market is Saying

The latest report from the Banking & Payments Federation Ireland (BPFI) shows:

• 3,034 mortgages approved nationally in January 2026
• 59.3% were First-Time Buyers (1,800 approvals)
• 18.6% were mover purchasers (565 approvals)
• Mortgage volumes down 13.4% month-on-month
• Down 10.6% year-on-year
• Total value approved: €954 million
• First-Time Buyers accounted for €576 million
• Re-mortgage/switching activity down in volume but up slightly in value

January is traditionally one of the quieter months for approvals, sitting between December and February, so the slowdown is not unexpected. Importantly, the mortgage pipeline remains strong, suggesting demand is very much alive.

Nationally, housing starts remaining a concern, with just over 17,000 commencements in the twelve months to January 2026 — roughly half the level seen two years ago. This highlights the continued supply challenge feeding into the Cork market.

What We’re Seeing in Cork

• Nowhere to Go – Many Cork homeowners would like to sell, but there is very little suitable stock available for them to move to. Unless someone is trading down, listing their home means stepping into an extremely competitive buying market with limited options.
• The Weather Factor – We have effectively had no dry day so far in 2026. Prolonged poor weather impacts property presentation, garden appeal, photography quality and overall motivation.
• Larger Homes Waiting for Spring – Vendors with family homes, particularly those with gardens, are deliberately waiting until March at the earliest. Homes show better and photograph better once gardens begin to bloom.
• The Trading-Up Dilemma – While many homeowners would achieve strong prices in today’s market, unless they are downsizing, they will also pay more for their next property. The widening price gap is making vendors cautious.

Demand remains robust — particularly from First-Time Buyers — but supply is tight, and that imbalance continues to define the Cork market. When listings increase in the spring, we expect competition to intensify again.

Cork Lettings Market Update

Daft Rental Report – Cork

According to the latest Daft.ie Rental Report, Cork continues to experience:

• Extremely low rental supply
• Strong upward pressure on rents
• High enquiry levels per property

Available rental stock in Cork city remains significantly below historical averages, reflecting ongoing structural supply issues.

The Cork lettings market has started the year exactly where it left off in 2025 — undersupplied and highly competitive. Each new rental listing generates significant enquiry volume within hours. Well-presented, energy-efficient properties command particular interest.

Landlords remain cautious due to regulatory changes, Rent Pressure Zone constraints and ongoing compliance requirements. However, demand from professionals, students and relocating workers remains extremely strong across Cork city and suburban locations.

Cork Property Sales Data Snapshot

The latest MyHome.ie Property Report indicates continued price resilience in Cork, strong buyer demand despite affordability pressures, and limited second-hand stock coming to market.

Cork remains one of the most supply-constrained markets in the country, supporting pricing stability despite national fluctuations in mortgage approvals.

Final Thoughts – A Slow Start, But Not a Weak One

While 2026 has begun slowly in terms of listings, this should not be mistaken for weak demand.

Mortgage approvals remain strong.
Buyer appetite remains strong.
Rental demand remains exceptionally strong.

The missing piece right now is supply — and much of that is seasonal, psychological and weather-driven.

As we move into spring, we expect renewed activity once vendors feel more confident about both presentation and onward purchase options.

If you’re considering selling or letting in Cork this year, now is the time to plan — even if you’re not ready to list just yet.

The post Start of the Year Property Market Update – Cork 2026 appeared first on Colbert & Co..

Property management isn’t just about collecting rent. It’s about protecting your investment, your time and your peace of mind.

Self-Managing vs Using an Agent

When you manage a property yourself, everything sits with you. Day-to-day communication, maintenance coordination, inspections, paperwork and compliance — all on top of work, family and life in general.

For some landlords this becomes manageable only until something goes wrong, or until the volume of regulation and administration increases. A professional managing agent removes that burden while still keeping you informed and in control of key decisions.

Qualified Trades and Out-of-Hours Response

One of the biggest practical advantages of using a managing agent is access to trusted, qualified tradespeople, particularly when issues arise outside normal working hours.

Plumbing leaks, heating failures or electrical faults rarely happen at convenient times. When landlords manage properties themselves, this often means late-night calls, difficulty sourcing reliable contractors and uncertainty around costs or qualifications.

At Colbert & Co, we work with vetted local contractors who are fully insured, experienced in rental properties and available when emergencies occur. Issues are dealt with quickly, safely and correctly, protecting both the tenant and the property — without the landlord having to step in.

Navigating RTB Rules, Updates and Disputes

Rental legislation in Ireland continues to evolve, with regular updates from the RTB around notice periods, rent reviews, registration requirements and dispute processes.

For self-managing landlords, keeping up with these changes can be challenging, and small errors can lead to delays, disputes or costly outcomes.

A professional managing agent stays up to date with current RTB rules and ensures:

• Tenancies are registered correctly and on time
• Rent reviews and notices are served in line with current legislation
• Records are maintained should a dispute arise
• RTB correspondence and cases are handled professionally

Having an experienced agent act as the first point of contact can significantly reduce risk and stress, particularly if an issue escalates to RTB involvement.

Time, Distance and Headspace

Many landlords live away from their rental property, travel frequently or simply don’t want the constant interruption of day-to-day management.

A managing agent becomes a buffer — handling tenant communication, inspections, maintenance and administration — allowing landlords to own the investment without it impacting their personal or professional life.

Management Fees Are Tax Deductible

It’s also worth noting that property management fees are tax deductible as a legitimate expense against rental income.

When this is taken into account at year-end, the actual cost of professional management is often far lower than expected, particularly when balanced against time saved, stress avoided and issues prevented.

A Smarter Way to Own Rental Property

Professional property management isn’t about giving up control — it’s about having experienced people and systems in place to protect your investment.

For many landlords, the value of management only becomes fully clear when a late-night emergency, regulatory issue or RTB query arises. At that point, having a professional agent involved makes all the difference.

At Colbert & Co, we manage property as if it were our own — calmly, compliantly and with long-term value in mind.

The post The Real Benefits of Professional Property Management appeared first on Colbert & Co..

Titanic Experience – Cobh

Located in the heart of Cobh, the Titanic Experience tells the story of the RMS Titanic and the passengers who boarded the ship at her final port of call. The experience brings personal stories to life and explores Cobh’s strong maritime and emigration heritage. It is a moving and informative attraction that offers a deeper understanding of one of history’s most famous voyages.

Spike Island

Spike Island is just a short ferry journey from Cobh and is one of Ireland’s most fascinating historic sites. Over the centuries, it has served as a monastery, military fortress and prison. Today, visitors can explore the island through guided tours that reveal its dramatic past, impressive fortifications and stunning views of Cork Harbour.

Fota Wildlife Park

Fota Wildlife Park is one of the most popular attractions in Ireland and is ideal for visitors of all ages. Spread across expansive parkland, animals roam in large, open habitats that closely resemble their natural environments. Species include giraffes, tigers, rhinos and lemurs. The park also offers cafés, picnic areas and educational exhibits, making it a perfect family day out.

Jameson Experience – Midleton

The Jameson Experience at the Old Midleton Distillery is a must-visit for whiskey lovers. The guided tour explains the history and craftsmanship behind Irish whiskey, from grain to glass. Visitors can explore historic buildings, see the world’s largest pot still, and enjoy a tasting at the end of the experience.

Kindred Spirits (Choctaw Feathers) – Midleton

The Kindred Spirits sculpture, also known as the Choctaw Feathers, is a powerful and meaningful landmark in Midleton. The nine stainless-steel feathers commemorate the donation made by the Choctaw Nation to Ireland during the Great Famine in 1847. The monument symbolises friendship, generosity and shared hardship and is an important place for reflection.

Youghal Clock Gate Tower and Wall Gardens

The historic seaside town of Youghal is home to the Clock Gate Tower, a landmark dating back over 700 years. Guided tours bring visitors through the building’s history, including its use as a prison, finishing with panoramic views of the town and coastline. Nearby, the Wall Gardens offer a peaceful space to walk along Youghal’s ancient town walls and enjoy well-maintained public gardens.

Food and Dining in East Cork

East Cork is renowned for its food culture, with an emphasis on local, seasonal produce.

Ballymaloe House – Shanagarry

Ballymaloe House is internationally recognised for its farm-to-table dining experience. Using ingredients sourced from its own gardens and local suppliers, it represents the heart of East Cork’s food heritage. A visit to Ballymaloe is a highlight for food lovers and offers an authentic taste of the region.

Other Food Stops

Midleton Farmers’ Market is a great place to sample fresh local produce, artisan breads and homemade treats. The coastal towns of Cobh and Youghal also offer a variety of cafés, pubs and seafood restaurants, many with views of the harbour or sea.

Conclusion

East Cork offers an exceptional variety of attractions, from historic sites and cultural experiences to wildlife adventures and outstanding food. Whether you are visiting for a weekend or a longer stay, this region provides a perfect blend of learning, relaxation and enjoyment.

The post Best Attractions in East Cork: A Visitor’s Guide appeared first on Colbert & Co..

Working on the ground across East Cork, we saw clear trends emerge in how properties sold, what buyers prioritised, and which locations consistently outperformed others.

Here are the key lessons 2025 taught us about market sales in East Cork.

Correct Pricing From Day One Matters More Than Ever

One of the strongest lessons from 2025 was the importance of accurate pricing from the outset.

Properties that were priced correctly, based on real comparable sales rather than optimistic expectations, generated strong interest early on. These homes often sold quicker and, in many cases, still achieved prices above asking through competitive bidding.

In contrast, overpriced properties tended to stall, requiring price adjustments later and often achieving weaker final results.

Quality Still Commands a Premium

Despite wider economic conversations around interest rates and cost of living, buyers continued to pay a premium for quality.

Well-presented homes, properties with strong BER ratings, and homes that required little immediate work consistently outperformed the wider market. Buyers showed a clear preference for turnkey properties where they could move in with minimal disruption.

Location Remains the Key Driver

2025 reinforced that location is still the single biggest factor in determining demand.

Areas with easy access to Cork City, strong transport links, good schools and amenities continued to see strong competition. Coastal and lifestyle locations also performed exceptionally well where supply was limited.

More remote areas, particularly those with weaker transport links, saw demand soften slightly, highlighting the growing importance of accessibility.

Lifestyle Is a Major Selling Point

Buyers in 2025 were not just buying houses — they were buying lifestyles.

Properties offering space, privacy, outdoor areas, sea views or proximity to walks and amenities attracted significant attention. Homes that could clearly communicate a lifestyle benefit consistently outperformed those that did not.

Presentation and Marketing Make a Real Difference

Strong presentation and professional marketing were critical in 2025.

Homes that were properly prepared, staged where appropriate, and professionally marketed online stood out immediately. First impressions mattered more than ever, with buyers making quick decisions based on how a property was presented.

Sellers who invested time and effort before going to market were rewarded.

Demand Is Still Strong, But Buyers Are More Selective

While demand remained strong across East Cork, buyers became more discerning.

They were quicker to rule out properties that lacked value, required excessive work, or were poorly located. This made expert advice at the beginning of the sales process increasingly important.

Final Thoughts

2025 showed us that East Cork remains a strong and resilient property market, but success depends on strategy.

Correct pricing, strong presentation, desirable locations and clear lifestyle appeal are what drive results. Sellers who understand this, and who work with experienced local agents, are best placed to achieve strong outcomes. At Colbert & Co, we work closely with sellers across East Cork to interpret market conditions and position properties correctly from the start. If you’re considering selling in 2026, understanding the lessons of 2025 is a great place to begin.

The post What 2025 Taught Us About the East Cork Property Market appeared first on Colbert & Co..

Below are our top five sales of the year at Colbert & Co, along with the key reasons why each property performed so well.

1. Capri Lodge, Midleton – Sold for €1,100,000

Capri Lodge was a standout sale due to its combination of location, scale and finish.

Situated in one of Midleton’s most desirable residential settings, the property offered generous accommodation, strong privacy and a sense of exclusivity, while still being close to town amenities, schools and transport links.

The presentation of the property played a major role, with buyers immediately recognising the quality of the home. Demand was strong from families seeking a long-term home in a prime Midleton location, which ultimately drove a strong final result.

2. Cuan Beag, Roches Point, Whitegate – Sold for €800,000

Cuan Beag benefited hugely from its coastal setting and lifestyle appeal.

Located in Roches Point, the property offered sea views, privacy and a unique coastal atmosphere that is increasingly sought after by buyers. Properties in this area are limited in supply, which adds to their desirability.

The combination of location, outlook and lifestyle potential attracted strong interest and helped achieve an excellent sale price.

3. Glenvilla, Killeagh – Sold for €875,000

Glenvilla appealed to buyers looking for space, countryside living and quality, without sacrificing access to nearby towns.

The property offered a well-balanced layout, generous site, and strong presentation. Buyers were particularly drawn to the sense of privacy and the flexibility the home offered for family living.

Its proximity to Midleton and access to road networks made it attractive to buyers looking for rural living with convenience, which helped drive competitive interest.

4. Coach House, Carrigtwohill – Sold for €800,000

Coach House stood out due to its character and location.

Situated in Carrigtwohill, the property benefited from close proximity to Cork City, major employment hubs and transport links. Carrigtwohill continues to be a very strong market due to its accessibility and growing infrastructure.

The unique nature of the property, combined with strong presentation and a clear marketing strategy, helped it attract serious buyers and achieve a strong result.

5. Sea View Stables, East Ferry – Sold for €1,100,000

Sea View Stables was a premium coastal property that captured immediate attention.

Its East Ferry location, sea views and sense of privacy made it highly desirable. Properties offering this level of lifestyle appeal, space and outlook are increasingly rare.

Buyers recognised the long-term value of the location, and strong demand resulted in a standout sale price.

What These Sales Have in Common

While each property was different, there were clear themes across all five sales:

– Strong locations with either proximity to Cork City or coastal appeal
– Quality presentation and clear marketing
– Properties that offered lifestyle as well as accommodation
– Limited supply in sought-after areas, creating competition among buyers

Final Thoughts

These sales reflect what we continue to see across East Cork – well-located, well-presented properties with a strong sense of lifestyle perform exceptionally well.

At Colbert & Co, we focus on accurate pricing, presentation advice and targeted marketing to ensure each property reaches its full potential. If you are considering selling, we would be delighted to discuss how we can help you achieve the best possible result.

The post Our Top 5 Sales of the Year – And Why They Sold So Well appeared first on Colbert & Co..

Below is a clear guide on how the grant works, what is required, and what to be aware of before applying.

What Is the Vacant Property Refurbishment Grant?

The Vacant Property Refurbishment Grant is a government initiative designed to encourage the renovation of vacant and derelict homes. The aim is to increase housing supply by bringing unused properties back into residential use.

The grant provides:
– Up to €50,000 for a vacant property
– Up to €70,000 for a derelict property

The grant is administered by local authorities and is subject to approval and conditions.

What Qualifies as a Vacant or Derelict Property?

To qualify, the property must:
– Have been vacant for at least two years immediately prior to application
– Be built on or before 2007
– Be intended for use as a principal private residence or for long-term rental

A derelict property is one that is structurally unsound or dangerous and requires significant works to make it habitable.

What Can the Grant Be Used For?

The grant can be used for refurbishment works required to bring the property up to a habitable standard, including:
– Structural repairs
– Roof replacement
– Windows and doors
– Electrical and plumbing works
– Insulation and heating upgrades
– Internal layout works

It does not cover:
– Decorative finishes
– Furniture or appliances
– Landscaping or external non-essential works

How to Apply for the Grant

Applications are made through the local authority where the property is located.

The general process involves:
– Completing the Vacant Property Refurbishment Grant application form
– Providing proof of ownership or a contract for purchase
– Supplying evidence that the property has been vacant for at least two years
– Submitting a detailed scope of works and cost estimates

Once submitted, the local authority will review the application and may arrange an inspection.

What Documentation Is Required?

Typically, applicants will need to provide:
– Proof of ownership or contract for sale
– Evidence of vacancy (such as utility bills, letters from service providers, or sworn declarations)
– Quotes or estimates for the proposed works
– Photographs of the property
– Tax clearance details

Each local authority may have slightly different documentation requirements.

When Is the Grant Paid?

The grant is paid after the approved works have been completed and inspected.

This means:
– You must fund the works upfront
– Receipts and proof of payment are required
– A final inspection by the local authority is carried out before payment is released

Important Conditions to Be Aware Of

There are several key conditions attached to the grant:
– The property must be occupied as a principal residence or rented out for a minimum period, usually 10 years
– If rented, it must be let under a registered tenancy
– The grant may need to be repaid if conditions are breached

Key Things to Consider Before Applying

The grant process takes time and approval is not automatic.
Planning permission may be required for some works.
Costs must be realistic and properly documented.
Not all properties will qualify, even if vacant.

Final Thoughts

The Vacant Property Refurbishment Grant can make a real difference when refurbishing a vacant or derelict home, but it is important to understand the requirements and process before committing. At Colbert & Co, we regularly advise buyers and homeowners on vacant properties, market values, and the practical considerations involved in refurbishments. If you are considering purchasing or renovating a vacant property, we would be happy to guide you through the process.

The post How to Apply for the Vacant Property Refurbishment Grant in Ireland appeared first on Colbert & Co..

Below are some of the best areas to let in East Cork and why they continue to perform so well for landlords.

Midleton – Consistent Demand Across All Property Types

Midleton is one of the most reliable rental locations in East Cork.

It offers excellent amenities, including schools, shops, cafés, restaurants, sports facilities and rail links to Cork City. This makes it attractive to a wide range of tenants, from young professionals to families.

Average rents for a two-bedroom property in Midleton are now starting from approximately €1,500 per month, depending on condition, location and BER. Demand remains strong, particularly for well-presented homes close to schools and transport.

Carrigtwohill – Employment, Education and Access

Carrigtwohill continues to perform strongly as a rental location, largely due to its proximity to major employment and infrastructure.

The nearby IDA Business Park and surrounding industrial and pharmaceutical employers make the area particularly attractive to professionals. Carrigtwohill also benefits from excellent transport links, including road and rail access to Cork City.

In addition, the area has seen significant investment in education, with new schools such as Carrigtwohill Community College and Carrigtwohill Educate Together National School adding to its appeal for families.

These factors combine to create strong and consistent rental demand.

Glounthaune – High Rental Yields and Premium Location

Glounthaune has become one of the most sought-after rental locations in East Cork.

Its close proximity to Cork City, train station, harbour setting and established residential profile make it extremely attractive to tenants. As a result, Glounthaune typically achieves some of the highest rental yields in the region.

Four-bedroom semi-detached homes in Glounthaune are now achieving rents of up to €3,000 per month, reflecting the strength of demand and the premium nature of the location.

Detached homes in sought-after areas such as Glounthaune generally start from approximately €2,500 per month and can exceed this depending on size, finish and location.

Cobh – Strong Demand with International Influence

Cobh remains a very strong rental location, particularly due to its character, harbour views and transport links.

There is also a noticeable American influence in the town, with demand from overseas tenants, remote workers and those with connections to the US drawn to the area’s history, lifestyle and scenery.

Properties in Cobh, particularly on Great Island and in established residential areas, continue to attract strong interest when they come to market.

Youghal – Good Value Coastal Location

Youghal continues to attract steady rental demand and offers good value when compared with locations closer to Cork City.

Rental prices in Youghal are generally lower than in areas such as Midleton, Carrigtwohill or Glounthaune, making it a popular choice for tenants on tighter budgets who still want strong local amenities.

While Youghal does not have a train service, it benefits from a regular bus connection and offers schools, shops, cafés and coastal amenities. The development of the Greenway has also added to the town’s appeal, particularly for tenants seeking outdoor lifestyle options.

Youghal appeals to a broad tenant base including families, retirees and those prioritising space and value over proximity to the city.

Rental Levels and What We Are Seeing on the Ground

Rental levels in East Cork vary significantly depending on location, transport access and amenities.

Two-bedroom properties in towns such as Midleton typically start from around €1,500 per month.
Four-bedroom semi-detached homes in premium locations like Glounthaune can reach €3,000 per month.
Detached homes in sought-after areas generally start from €2,500 per month, with higher rents achieved in locations close to Cork City or with strong transport links.

A Word of Caution – Location Matters More Than Ever

While demand remains strong overall, we are beginning to see properties in more remote or poorly connected areas soften slightly.

Homes without easy access to trains, buses or major road networks can take longer to let and may not achieve the same rental levels as before.

Properties close to Cork City, with strong transport links and an abundance of amenities, continue to outperform the wider market and are likely to remain the strongest long-term rental investments.

Final Thoughts

For landlords, choosing the right location is critical. Areas with strong employment, schools, transport and lifestyle appeal consistently deliver better rental performance.

At Colbert & Co, we manage and let properties across East Cork and provide practical, evidence-based advice to landlords on pricing, presentation and compliance. If you are considering letting a property or reviewing your rental strategy, we would be happy to advise.

The post Best Areas to Let in East Cork appeared first on Colbert & Co..

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.

The post RTB Changes from March 2026 – Explained appeared first on Colbert & Co..