Ireland’s New Rental Rules: What You Need to Know
27 January 2026 | đŸ“§Â editor@ipropertyradio.com
Changes arise from the Residential Tenancies (Miscellaneous Provisions) Bill 2026, approved by Government and due to apply from 1 March 2026.
When do the new rules start and who do they apply to?
The new rules apply only to tenancies created on or after 1 March 2026. Any tenancy already in place before that date continues under the existing Residential Tenancies Acts. There is no retrospective application.
If you are already renting
If you are currently in a tenancy, nothing changes. Your rent review rules, security of tenure and termination rights remain as they are today. Your landlord cannot apply the new six-year tenancy structure or reset your rent to market level while you remain in the same tenancy.
If you are starting a new tenancy from 1 March 2026
New tenancies will be subject to a Tenancy of Minimum Duration (TMD) of six years. This is a rolling tenancy designed to provide greater security. During the six-year period, tenants cannot be evicted unless specific legal grounds apply, such as breach of obligations or the property no longer being suitable for the household.
Different rules for small and large landlords
Landlords with three or fewer tenancies are treated differently from larger landlords and companies. Smaller landlords may end a tenancy during the six-year term in limited circumstances, including genuine financial hardship requiring sale of the property or where the landlord or a close family member needs to live in the dwelling. Larger landlords will face much stricter limits and, for new tenancies, will generally not be able to terminate for sale, refurbishment, occupation or change of use.
How rent is set at the start of a new tenancy
For new tenancies from 1 March 2026, landlords may set the initial rent at market level where the previous rent was below market and the former tenant left voluntarily or following a breach of obligations. This applies only at the start of a new tenancy.
How rent increases work after that
Once the initial rent is set, further rent increases are capped at the rate of inflation, measured by the Irish Consumer Price Index (CPI), or 2 per cent per year, whichever is lower. This cap applies nationally and replaces the Rent Pressure Zone system.
Resetting rent to market level
Rent can be reset to market level at the end of each six-year TMD. A reset may also occur between tenancies where a tenant leaves voluntarily or following a breach. The system is designed to prevent economic evictions by restricting when and how rent resets can occur.
New apartments and student accommodation
For newly built apartments completed after 10 June 2025, rent increases will be linked solely to CPI, with no 2 per cent cap, to provide certainty for long-term investment.
Student-specific accommodation will be allowed to reset rent to market level from March 2029 and every three years thereafter, reflecting higher tenant turnover, while still providing three-year periods of rent certainty for students.
Existing tenancies after 28 February 2026
Tenancies already in place on 28 February 2026 move to the new national rent control for increases only. Rent reviews will be capped at CPI or 2 per cent, whichever is lower, but the new six-year tenancy protections do not apply.
The new Rent Price Register
A national Rent Price Register will be introduced and maintained by the Residential Tenancies Board. It is intended to provide transparency on rents across local areas and property types. When setting or resetting rent, landlords must have regard to comparable properties of similar size, type, energy rating and location. The register relies on landlord self-assessment and may become a key reference point in disputes.
What landlords need to be aware of
Landlords setting rent at market level must be able to justify it using comparable data. Improper use of the rent register may expose landlords to investigation or sanctions. All existing rights to terminate for tenant breach or unsuitability of the dwelling remain in place.
What tenants should know
Tenants entering new tenancies gain longer minimum durations, fewer no-fault evictions and predictable rent increases linked to inflation. However, initial rents for new tenancies may be higher where properties are reset to market level.
Why the changes are being made
The Government states that the reforms aim to increase rental supply by retaining existing landlords and attracting new investment, while also providing the strongest tenant protections to date. Opposition parties have criticised the approach, arguing it may lead to higher rents for new tenants and increased complexity in enforcement.
