1. When do the new rules take effect?
Proposed commencement:
1 March 2026 for most new tenancy reforms applying to tenancies created on or after that date. (gov.ie)
2. Will existing tenancies be affected?
No – existing tenancies in place before 1 March 2026 generally remain under current law. Only new tenancies from that date fall under the new regime. (gov.ie)
3. What is a Tenancy of Minimum Duration (TMD)?
From 1 March 2026, most new tenancies will be “Tenancies of Minimum Duration”
Minimum six-year rolling term
Tenant can stay if they comply with the tenancy obligations and no valid notice to terminate has been served within the first six-month period. (gov.ie)
4. Can a landlord terminate a TMD early?
Termination rules differ by landlord size:
Small landlords (≤ 3 tenancies):
May terminate during TMD in limited cases such as:
- genuine financial hardship (to be defined)
- urgent need for the property by immediate family
- the property is no longer suitable for the tenant. (Mason Hayes Curran)
Large landlords (≥ 4 tenancies):
Can only terminate during the six-year period where:
- the tenant breaches obligations (e.g., non-payment, antisocial behaviour)
- the property no longer suits the tenant (e.g., insufficient size). (Mason Hayes Curran)
In both cases: termination for sale, renovations, or change of use is not permitted during the six-year TMD (with more flexibility for small landlords at the end of TMD). (Mason Hayes Curran)
5. Are “no-fault” evictions still allowed?
No. The new regime moves away from broad “no-fault” terminations. Landlords can only terminate a tenancy for specified reasons tied to tenant breach or property suitability, not simply to regain possession. (gov.ie)
6. How are rent increases controlled after March 2026?
Rent increases will be capped at the lower of:
- the Consumer Price Index (CPI), or
- 2% (in times of higher inflation)
This cap applies to new and existing tenancies (existing tenancies under the interim national rent-control regime currently in place). (ie)
Special case: Newly built apartments and certain student-specific accommodation may be subject only to CPI without the 2% cap. (Matheson)
7. Can landlords reset rent to market level?
Yes. Landlords can reset to the market rent:
If the previous tenant voluntarily left
Where a tenancy ends due to breach of obligations
At the end of each six-year TMD period
Landlords cannot reset rent just by ending a tenancy through a no-fault action. (Matheson)
8. Are there any changes to eviction or termination notices?
Yes. Under the new regime:
Termination must be grounded in tenant breach, property suitability, or specific conditions for small landlords (e.g., hardship)
Evictions based solely on landlord preference (i.e., “no-fault”) are phased out for most landlords. (gov.ie)
9. Will the Residential Tenancies Board (RTB) role change?
RTB will continue to regulate tenancies and enforce compliance with rent control and termination rules. Enhanced enforcement and dispute resolution capacity is expected but specifics await further regulatory detail. (Fieldfisher)
10. What should landlords do now to prepare?
Review letting agreements: Ensure future agreements are ready to reflect six-year TMD terms.
Understand termination grounds: Especially the new restrictions on early termination.
Track rent control rules: Familiarise yourself with CPI vs. 2% caps and market rent reset conditions.
Watch for legislation & guidance: Final statutes and RTB guidance will provide definitive procedures and forms.
11. What’s still uncertain?
Definitions of “financial hardship” for small landlords
Detailed procedures for serving notices under the new regime
Specific enforcement processes and appeal rights in disputes
These will be clarified once the Residential Tenancies (Amendment) Bill is finalised and regulations are issued.
Summary of Key Points
| Topic | Status From 1 March 2026 |
| Tenancy type | TMD – 6-year rolling tenancy |
| Rent increases | Capped at CPI or 2%, whichever is lower |
| No-fault evictions | Largely abolished |
| Rent resets | Allowed in specific cases |
| Termination | Only defined grounds |
| Existing tenancies | Largely unaffected |
Legal Disclaimer:
This summary is for general information purposes only and does not constitute legal or professional advice. It is not a substitute for the official government legislation or regulations. For specific guidance or legal interpretation, please consult a qualified advisor or refer to the official legislation when published.
