Quick answer: After 6 months renting you have security of tenure. From March 2026, landlords need 90–224 days' notice to end a tenancy (depending on duration) and can only do so for specific legal reasons. Rent increases are capped at the lower of 2% or CPI per year. Tenants must give written notice scaled to tenancy length — 28 days (under 6 months) up to 112 days (8+ years), or 7 days if the landlord's behaviour creates imminent danger.
The Residential Tenancies Board (RTB) regulates the private rental sector in Ireland. Both landlords and tenants have legal rights and obligations under the Residential Tenancies Act.
Security of Tenure
After 6 months of continuous renting, tenants gain security of tenure — meaning a landlord can only terminate the tenancy for specific valid reasons (see notice periods below).
For tenancies created from 1 March 2026, tenancies run in 6-year minimum duration cycles. At the end of a cycle, the grounds on which a landlord can end the tenancy depend on whether they have 1–3 tenancies (small landlord) or 4 or more (large landlord). There is no reset to a "probationary" period.
Changes from 1 March 2026
The Residential Tenancies (Miscellaneous Provisions) Act 2026 brought significant changes effective 1 March 2026:
- Tenancies of minimum duration (TMD): All new tenancies created from 1 March 2026 run for a minimum of 6 years, then renew in 6-year cycles.
- Landlord type matters: The grounds on which a landlord can end a tenancy, and when, now depend on whether they are a small landlord (1–3 tenancies) or a large landlord (4+ tenancies or a company). A registered company is always classified as a large landlord regardless of tenancy count.
- National rent control: RPZs are abolished. A single national rent control system now applies to all private tenancies (see Rent Reviews below).
- Existing tenancies: The TMD rules apply to new tenancies from 1 March 2026. Existing tenancies continue under the rules that applied when they were created, though the new national rent system applies to all.
For full details, see the RTB's guide to the March 2026 changes.
Notice Periods
The notice period required to terminate a tenancy depends on how long you have been renting:
| Duration of Tenancy | Landlord Notice to Tenant |
|---|---|
| Less than 6 months | 90 days |
| 6 months to 1 year | 152 days |
| 1–7 years | 180 days |
| 7–8 years | 196 days |
| More than 8 years | 224 days |
Tenant notice (from 1 March 2026): A tenant's own notice to leave is scaled to how long they have rented — 28 days (under 6 months), 35 days (6 months–1 year), 42 days (1–2 years), 56 days (2–4 years), 84 days (4–8 years) and 112 days (8 years or more). Where a landlord's behaviour has made the property unsafe or creates imminent danger, a tenant may give 7 days' notice instead. (Tenant and landlord notice periods use different duration bands.)
Notices must be in writing. Landlords can only terminate for specific legal reasons (e.g. sale of property, landlord requires for own use, significant renovation, non-payment of rent).
Deposits
- Maximum deposit: one month's rent.
- The landlord must return the deposit within a reasonable time after the tenancy ends, subject to lawful deductions.
- Deductions can only be made for: rent arrears, damage beyond normal wear and tear, or other specific breaches of the tenancy agreement.
- Disputes about deposit retention can be referred to the RTB.
Rent Reviews (from 1 March 2026)
From 1 March 2026, Rent Pressure Zones (RPZs) have been abolished and replaced by a single national rent control system that covers all private tenancies in Ireland.
Under the new rules: - Rent can only be reviewed once per year. - Increases are capped at 2% or the rate of CPI inflation, whichever is lower. - Exception: newly built apartments where construction commenced after 10 June 2025 can increase by CPI inflation with no 2% cap. - The landlord must send the rent review notice to both the tenant and the RTB on the same day — failing to notify the RTB makes the notice invalid. - Landlords must give the required written notice before a rent increase takes effect; check the RTB's current rent review rules for the applicable notice period.
The RTB Rent Register shows registered rents for any address and is a useful benchmarking tool.
New-Tenancy Rent Setting
The 2%-or-CPI cap governs increases within an existing ongoing tenancy. When a new tenancy begins, the ability to reset to a higher market-level starting rent is now the exception rather than the rule — by default the new tenancy must start at the same registered rent as the one that ended, unless one of the specific circumstances below applies.
Critical restriction — no-fault evictions: If a landlord ends a tenancy without fault on the tenant's part (e.g. for sale, own use, or renovation), the landlord is barred from resetting to market rent for the next tenancy at that property. The new tenancy must start at the same registered rent as the one that was ended.
A landlord may set a new market-level starting rent only in specific circumstances, including where: - The previous tenant left voluntarily, or the tenancy ended because the tenant breached their obligations (e.g. non-payment of rent, anti-social behaviour) - The property no longer suited the tenant's accommodation needs - It is the property's first-ever tenancy - The property was out of the rental market for at least two years (one year if it is a protected structure) - The property was substantially changed (e.g. significant structural renovation) and the previous tenant was offered it back - A 6-year Tenancy of Minimum Duration cycle ends — for tenancies created from 1 March 2026, a landlord may re-set to market rent once every 6 years
Landlord Obligations
Your landlord must: - Provide the property in a habitable condition (heat, light, ventilation, structural soundness). - Register the tenancy with the RTB within one month of commencement. - Give the tenant reasonable prior notice before entering the property (commonly 24 hours), except in an emergency. - Carry out necessary repairs within a reasonable time. - Provide a rent book or written receipts.
Tenant Obligations
Tenants must: - Pay rent on time. - Keep the property in good condition (fair wear and tear excepted). - Not sub-let without landlord consent. - Allow the landlord access on reasonable notice for inspections or repairs. - Vacate on valid termination of the tenancy.
Disputes
If a dispute arises (deposit, rent review, notice, repairs), tenants can refer it to the RTB's dispute resolution service. This is free to use and legally binding. RTB dispute deadlines vary depending on the type of dispute — check the RTB's current time limits as soon as an issue arises.
Key Points
- You do not need a lease to have rights — a verbal tenancy agreement is legally valid.
- A fixed-term lease generally binds both parties for its term, unless the lease includes a break clause or a valid legal ground for termination applies.
- Rent increases above the national rent cap are illegal — report them to the RTB.
- The RTB Rent Register shows the registered rent for any address — useful for benchmarking.
Common Questions
Q: Can a landlord increase my rent by more than 2% in Ireland? Not legally. From 1 March 2026, all private tenancies are subject to national rent control — increases are capped at 2% or CPI inflation, whichever is lower, and can only happen once per year. If your landlord exceeds this, you can dispute it through the RTB's free dispute resolution service.
Q: How much notice does my landlord have to give me? It depends on your tenancy duration. Under 6 months: 90 days. 6 months to 1 year: 152 days. 1–7 years: 180 days. 7–8 years: 196 days. Over 8 years: 224 days. The landlord can only end the tenancy for specific legal reasons (e.g. sale of property, own use, significant renovation).
Q: What can my landlord deduct from my deposit? Only three things: rent arrears, damage beyond fair wear and tear, and other specific breaches of the tenancy agreement. Normal wear and tear (minor scuffs, faded paint) cannot be deducted. Maximum deposit is one month's rent.