Ireland’s New Rental Rules from March 2026

The Irish rental market underwent a significant transformation on 1 March 2026, with the introduction of new legislation aimed at enhancing security for tenants while clarifying obligations for landlords. These reforms, set out under the new residential tenancy changes introduced by the Government, represent a major shift in how tenancies are structured, how rent increases are managed, and the circumstances under which a tenancy can be ended.

It is essential to understand that these new rules apply specifically to new tenancies created on or after 1 March 2026. Tenancies already in place before this date continue to be governed by the previous legal framework, although some rent calculation rules now apply more broadly.

Understanding Tenancies of Minimum Duration

One of the most significant changes is the introduction of Tenancies of Minimum Duration, known as TMDs. For all new tenancies established on or after 1 March 2026, the law now provides for a six year tenancy cycle.

When a tenant has rented a property for six continuous months without receiving a valid notice of termination, the tenancy automatically becomes a TMD. This system is designed to provide greater stability, as the tenancy will continue for six years and then renew in further six year cycles.

For student specific accommodation, a shorter three year cycle applies. This creates a more predictable framework for both tenants and landlords, while giving renters longer term security in their homes.

National Rent Control System

From 1 March 2026, the previous Rent Pressure Zone system was replaced by a national system of rent control. This policy now applies to all private rented accommodation and student specific accommodation across Ireland.

Under these rules, rent can only be increased once per year. The maximum permitted increase is capped at the rate of general inflation, measured by the Consumer Price Index, or 2 percent, whichever is lower.

For example, if the CPI rate is 1.5 percent, rent can only rise by 1.5 percent. If the CPI rate is 3 percent, the increase remains capped at 2 percent. These inflation linked changes also affect wider household budgeting, especially for people already managing the broader cost of living in Ireland.

The inflation measure has also changed from the Harmonised Index of Consumer Prices to the Consumer Price Index for all tenancies, including existing ones.

A key exception applies to certain new apartments where construction began on or after 10 June 2025. In those cases, annual increases may follow CPI only, without the 2 percent cap.

Rules on Resetting Rent to Market Value

While annual rent increases remain capped, the new rules allow landlords to reset rent to market value in limited situations when a new tenancy begins.

A landlord may reset rent to market levels if the previous rent was below market value and the previous tenancy ended because:

• The tenant left the property voluntarily.
• The tenant breached tenancy obligations.
• The property no longer suited the tenant’s needs, such as becoming too small for the household.

Resetting rent is also permitted at the end of a six year TMD cycle for private tenancies, or after three years for student specific accommodation. Existing tenancies that began before 1 March 2026 cannot be reset to market rent between tenants under these new rules.

Ending a Tenancy: New Protections

The rules on ending a tenancy have been tightened to provide stronger protection for tenants. The grounds for termination now depend on the size of the landlord’s portfolio and the stage of the tenancy cycle.

Large Landlords (Four or More Tenancies)

Larger landlords and companies face the strongest restrictions. During a tenancy of minimum duration, they are no longer allowed to end a tenancy because they want to sell the property, move themselves or a family member into it, substantially renovate it, or change its use.

They may only end a tenancy if:

• The tenant fails to meet tenancy obligations.
• The property no longer suits the tenant’s needs.

At the end of each six year cycle, these restrictions remain largely in place for larger landlords.

Smaller Landlords (Three or Fewer Tenancies)

Smaller landlords retain more flexibility under the new rules.

During a six year tenancy cycle, they may terminate a tenancy if:

• Financial hardship requires the sale of the property.
• The landlord or an immediate family member needs to live in the property.
• The tenant breaches tenancy obligations.
• The property no longer suits the tenant’s needs.

At the end of a six year cycle, smaller landlords may also terminate for broader reasons, including:

• Selling the property.
• Substantial refurbishment or renovation.
• Occupation by the landlord or family member.
• Change of use of the property.

If a smaller landlord ends a tenancy using grounds only available to their category, they must provide a declaration to the Residential Tenancies Board confirming that they own three or fewer tenancies.

Transparency and Compliance

The legislation also introduces stronger transparency requirements.

Landlords must now provide tenants and the Residential Tenancies Board with clear information when a new tenancy begins, including:

• The last rent set for the property.
• The date that rent was last set.
• Evidence that the new rent complies with legal limits.

The Residential Tenancies Board has also been given stronger powers to monitor compliance and investigate breaches. Tenants who believe rent has been set incorrectly or that a tenancy has been ended unfairly can bring a dispute to the RTB

Who Is Not Affected by These Changes?

These rules do not apply to every tenancy type.

The new legislation does not affect:

• Tenancies created before 1 March 2026.
• Local authority tenancies.
• Tenants sharing accommodation with their landlord, such as renting a room in the landlord’s main home.

If your tenancy began before March 2026, the earlier legal framework still applies, although CPI based rent increase calculations now affect existing tenancies too.

Navigating rental law changes can be complex. Both landlords and tenants should use official guidance from the Residential Tenancies Board and Citizens Information.

The RTB provides:

• Rent calculators
• Legal guidance
• Notice templates
• Dispute resolution information

Citizens Information also provides updated practical guidance to help both parties understand their rights and obligations.

FAQs

Do these new rules apply to tenancies that started before 1 March 2026?

No. These rules only apply to new tenancies created on or after 1 March 2026. Existing tenancies continue under the previous framework, although CPI based rent calculations now apply to rent reviews.

Can my landlord evict me to sell the property?

It depends. Landlords with four or more tenancies cannot end a tenancy to sell during a tenancy of minimum duration. Landlords with three or fewer tenancies may still do so in limited cases, particularly at the end of a tenancy cycle or where financial hardship applies.

How is the maximum rent increase calculated?

Rent can only increase once every twelve months. The increase is capped at either the Consumer Price Index rate or 2 percent, whichever is lower.

What happens at the end of a six year tenancy cycle?

The tenancy renews into another six year cycle. In some cases, landlords may reset rent to market value if legal conditions are met.

Where can I report a suspected breach of these rules?

You should first try to resolve the issue directly with your landlord. If this fails, you can file a formal dispute with the Residential Tenancies Board.