Ireland’s Three Tier Private Rental Market Begins as New Tenancies Law Takes Effect
What landlords and tenants need to know as sweeping reforms reshape the private rental system from March 2026
1 March 2026 | editor@ipropertyradio.com
The Residential Tenancies (Miscellaneous Provisions) Act 2026 was signed into law earlier this week by President Catherine Connolly. The Act takes effect from today – Sunday, 1 March 2026. From that date, new private residential tenancies are subject to a revised framework governing duration, rent setting and termination. Existing tenancies remain governed by the legislative regime in place at the time they commenced.
The Minister for Housing has described the legislation as balancing enhanced tenant protections with measures aimed at retaining existing landlords and attracting new investment.
Opposition parties have strongly criticised the reforms. Critics argue that the market rent reset mechanism could – and likely will – lead to higher rents in the short term and disproportionately affect renters in a market already experiencing sustained rent growth. Concerns have been raised regarding the potential impact on affordability and on tenants who frequently move.
As of 1 March 2026, three separate private residential tenancy type operate in Ireland, determined by the tenancy commencement date. Here is how each tenancy type functions and what landlords and tenants need to know under the updated legal framework:
1. PRIVATE TENANCIES COMMENCED ON OR BEFORE 10 JUNE 2022
(Legacy Part 4 / Further Part 4 Tenancies)
Nature and Duration
After six months’ continuous occupation, tenants acquired Part 4 rights. These operated in statutory cycles (typically six years per cycle). The tenancy continues unless validly terminated on statutory grounds.
Rent Setting and Reviews
– Rent reviews remain governed by the pre-March 2026 rules
– If the dwelling is in a Rent Pressure Zone (RPZ), rent increases remain subject to the applicable RPZ cap (generally 2% per annum pro-rata unless exempt)
– Rent must not exceed market rent
– Proper written notice of rent review is required and statutory notice periods apply.
Market Rent Reset
The 2026 “market reset” provisions do not apply to these tenancies.
Termination
A landlord may terminate only on statutory grounds, including:
– Tenant breach (e.g. rent arrears, anti-social behaviour).
– Sale of the dwelling
– Substantial refurbishment
– Change of use
– Own or family occupation
– The dwelling no longer being suitable to the tenant’s needs
Notice of termination must:
– Be in writing
– State the reason (where required)
– Specify the termination date
– Provide the correct statutory notice period
– Comply with RTB content requirements
*The small/large landlord distinction does not apply to this cohort.
Compliance
– Landlords must register the tenancy with the RTB and comply with minimum standards regulations
– Disputes are referred to the RTB for mediation or adjudication
2. PRIVATE TENANCIES COMMENCED BETWEEN 11 JUNE 2022 AND 29 FEBRUARY 2026
(Tenancies of Unlimited Duration)
Nature and Duration
After six months’ continuous occupation, the tenancy became one of unlimited duration. It does not expire after a fixed cycle and continues indefinitely unless lawfully terminated.
Rent Setting and Reviews
– RPZ rules (where applicable) continue to apply
– Rent must not exceed market rent
– Increases are subject to statutory caps and notice requirements
– The 2026 rent reset mechanism does not apply to these tenancies
Termination
Termination is permitted only on statutory grounds, broadly similar to the legacy regime:
– Tenant breach
– Sale
– Substantial refurbishment
– Change of use
– Own or family occupation
– Unsuitability of dwelling
Procedural Compliance
– Valid written notice is mandatory and must meet statutory form and notice period requirements.
– Electronic service of notices is now expressly permitted, subject to statutory conditions.
Registration and dispute resolution remain under the RTB.
3. PRIVATE TENANCIES CREATED ON OR AFTER 1 MARCH 2026
(Six-Year Minimum Duration Tenancies)
Nature and Duration
All new private residential tenancies created from 1 March 2026 are tenancies of minimum duration lasting six years. They continue beyond six years unless terminated in accordance with statutory grounds.
Landlord Classification
– A small landlord holds three or fewer tenancies (not properties – this is an important distinction)
– A large landlord holds four or more tenancies
This distinction materially affects termination rights.
Rent Setting at Commencement
At the start of a new tenancy, rent may be set at market rent. andlords must use the Rent Price Register to assess comparable properties. Most importantly, rent must not exceed market rent.
Annual Rent Reviews During the Six-Year Term
Rent increases are capped at the lower of:
– 2% per annum (pro-rata), or
– Consumer Price Index (CPI)
*Certain newly built units are exempt from the 2% cap but remain CPI-linked and subject to market rent limits.
Rent Reset
Rent may be reset to market rent:
– At the end of each six-year minimum term
– Between tenancies, where lawful
The reset must be supported by evidence drawn from the Rent Price Register and must not exceed market rent.
Termination During the Six-Year Term
Large landlords may terminate only where:
– The tenant breaches obligations
– The dwelling is no longer suitable for the tenant’s needs
They cannot terminate on a no-fault basis (e.g. sale, refurbishment, own occupation).
Small landlords may terminate during the six-year term only where:
– The tenant breaches obligations
– The dwelling is unsuitable
– The landlord meets defined financial hardship criteria requiring sale
– The landlord or a narrowly defined immediate family member requires occupation
Termination After the Six-Year Term
Small landlords regain broader grounds, including:
– Intention to sell
– Substantial refurbishment
– Change of use
– Own or extended family occupation (broader family definition)
Large landlords remain restricted and do not regain broad no-fault termination rights.
Notice Requirements
– Termination notices must comply strictly with statutory form, content and notice periods.
– Incorrect notices may be invalid
– Tenants may refer disputes to the RTB within prescribed time limits
Other Key Obligations
Registration:
All tenancies must be registered with the RTB within statutory timelines.
Minimum Standards:
Landlords must comply with housing standards regulations, including safety, ventilation, sanitation and BER disclosure.
Deposits:
Deposits must be returned at the end of the tenancy unless lawful deductions apply. Disputes are determined by the RTB.
Access:
Tenants must allow reasonable access for repairs and, under the new legislation, for viewings when the property is being sold.
Electronic Communication:
Electronic service of notices is permitted where statutory conditions are met.
Dispute Resolution:
The RTB provides mediation, adjudication and tribunal processes. Determination orders are legally binding and enforceable.
