Ireland Rental Law Changes 2026: What Landlords Need to Know

Landlord FAQs

Significant reforms to Irish residential tenancy law are scheduled to take effect in March 2026. These changes will reshape how new tenancies operate, placing a stronger emphasis on long-term security for tenants while introducing new obligations for landlords.

Below, we answer the most common questions landlords are asking about what’s changing, what’s not, and how to prepare.

1. When will the new rules apply?

The proposed commencement date is 1 March 2026.
Most of the new tenancy reforms will apply only to tenancies created on or after this date.

2. Impact on existing tenancies?

In general, no.
Tenancies that began before 1 March 2026 will continue to operate under the current legislative framework. The new regime applies primarily to new tenancies created from that date onward.

3. Tenancy of Minimum Duration (TMD)?

From 1 March 2026, most new residential tenancies will be classed as Tenancies of Minimum Duration (TMDs).

Key features include:

• A minimum six-year rolling tenancy
• The tenant may remain in the property for the full duration, provided they meet their tenancy obligations
• A valid notice of termination must be served within the first six months if the tenancy is to end early for permitted reasons

4. Can a landlord terminate a TMD early?

Early termination rules depend on the size of the landlord’s portfolio.

Small landlords (three or fewer tenancies)

May terminate during the six-year period in limited circumstances, such as:

• Genuine financial hardship (definition to be confirmed)
• An urgent need for the property by an immediate family member
• The property is no longer suitable for the tenant

Large landlords (four or more tenancies)

May terminate during the six-year period only where:

• The tenant has breached their obligations (e.g. rent arrears or anti-social behaviour)
• The property is no longer suitable for the tenant (e.g. insufficient size)

Important:
 Termination for reasons such as sale of the property, refurbishment, or change of use will not be permitted during the six-year TMD period. Small landlords may have additional flexibility at the end of the six-year term.

5. “End of no-fault” terminations

No.
The new framework largely removes “no-fault” terminations. Landlords will no longer be able to end a tenancy simply to regain possession. Termination must be based on specific, legally defined grounds.

6. How rent increases will be regulated from March 2026

Rent increases will be capped at the lower of:

• The Consumer Price Index (CPI), or
• 2% (where inflation is higher)

This cap will apply to both new and existing tenancies, with existing tenancies continuing under the interim national rent control regime.

Exception:
 Certain newly built apartments and some student-specific accommodation may be subject only to CPI-linked increases, without the 2% cap.

7. When rent may be reset to market level

Yes, but only in specific situations, including:

• Where a tenant leaves voluntarily
• Where a tenancy ends due to tenant’s breach
• At the end of each six-year TMD period

Landlords cannot reset rent by ending a tenancy through a no-fault termination.

8. Changes to eviction and termination notice requirements

Yes.
Under the new regime:

• All terminations must be based on tenant breach, property suitability, or defined exceptions (for small landlords)
• Terminations based solely on landlord preference are being phased out for most landlords

Further procedural detail will be confirmed once legislation and RTB guidance are finalised.

9. Will the role of the Residential Tenancies Board (RTB) change?

The RTB will continue to regulate residential tenancies, enforce rent controls, and manage disputes.
Enhanced enforcement powers and dispute resolution capacity are expected, though detailed provisions have yet to be published.

10. Steps landlords can take now to prepare

Landlords should begin preparing by:

• Reviewing tenancy agreements to ensure they can accommodate six-year TMD terms
• Understanding the new termination grounds, particularly the limits on early termination
• Familiarising themselves with rent control rules, including CPI and 2% caps
• Monitoring legislative updates as final statutes and RTB guidance are released

11. What remains uncertain?

Several areas still require clarification, including:

• The definition of “financial hardship” for small landlords
• Detailed procedures for serving termination notices
• Enforcement processes and appeal rights

These will be confirmed once the Residential Tenancies (Amendment) Bill is finalised and supporting regulations are issued.

Summary of Key Changes (From 1 March 2026)

Legal Disclaimer

This article is provided for general information purposes only and does not constitute legal or professional advice. It should not be relied upon as a substitute for official legislation or regulations. Landlords should seek independent legal advice or refer to government publications once final legislation is enacted.