The Residential Tenancies Act 2026 marks a significant shift in Ireland’s rental landscape. Our Real Estate team breaks down what has changed and what it means in practice for landlords and tenants navigating the new regime.
What you need to know
- Security of tenure: New tenancies created on or after 1 March 2026 are rolling six-year tenancies known as Tenancies of Minimum Duration (TMDs).
- Rent increase rules: Rent can only be increased once per year by 2% or the rate of inflation, whichever is lower. The rate of inflation is measured by the Consumer Price Index (CPI).
- Rent resets: For new tenancies commenced on or after 1 March 2026, landlords can set rent to market rate of rent at the end of each six-year TMD, with limited exceptions.
- Small and large landlords: Different termination rules apply, depending on whether a landlord is classified as a small or large landlord. Small landlords are those with three tenancies or less. Large landlords are those with four of more tenancies. By default, where a landlord is a company it is classed as a large landlord.
- Rent Price Register: Landlords must now use the new Residential Tenancies Board Rent Register when setting or reviewing rent for a tenancy.
The Residential Tenancies (Miscellaneous Provisions) Act 2026 (RTA 2026)was enacted on 24 February 2026. Its key provisions took effect on 1 March. The legislation marks a major overhaul of how residential tenancies are regulated in Ireland. However, many of its changes apply only to tenancies created from 1 March 2026 onward. As a result, a tier system has emerged, separating pre- and post-1 March 2026 tenancies. This divide, along with new concepts such as the distinction between small and large landlords and the introduction of six-year rolling tenancies, plays a key role in determining the new rules. These rules cover:
- How a tenancy can be terminated
- How rent can be reset to market rent, and
- How annual rent reviews are carried out.
Termination of tenancy by a landlord
The old rules for termination still apply to tenancies that were created before 1 March 2026. However, the rules on when a landlord can end a tenancy have changed for tenancies beginning on or after that date. For these tenancies, the distinction between small and large landlords is key. The following table sets out a summary of the different termination rules that apply for a landlord to terminate a tenancy.
Tenancy Type / Creation Date |
Landlord Category |
When It Can Be Ended |
Valid Reasons for Ending the Tenancy |
Tenancy created on or after 1 March 2026 |
All landlords |
Any time |
- Tenant does not meet obligations / is in breach , eg, not paying rent. - Property no longer suitable for tenant’s needs. |
Small landlords (1–3 tenancies and not a company) |
During a 6‑Year TMD |
- Need to sell due to undue financial or other hardship. - Landlord or close family member needs to live in the property. |
|
Small landlords (1–3 tenancies and not a company) |
At the end of a 6‑Year TMD |
- Want to sell the property. - Landlord or family member needs to live in the property. - Plan to substantially refurbish or renovate the property. - Plan to change the use of the property. |
|
Tenancy created before 1 March 2026 |
All landlords |
Any time |
- Tenant breached obligations, eg unpaid rent. - Property no longer suitable for tenant’s needs. - Plan to sell within 9 months. - Landlord or immediate family needs to live there (private landlords only). - Plan to carry out substantial refurbishments. - Plan to change property use, eg from residential to office. |
Tenancy created before 11 June 2022 |
All landlords |
At end of each Part 4 or further Part 4 tenancy |
Can end tenancy for any reason, does not have to be one of the six specific reasons. |
Annual rent reviews and resetting to market rent
The RTA 2026 has brought in new rules for annual rent reviews, along with an ability to reset rent to market rate in certain circumstances. Annual rent reviews are now in in line with inflation, measured by CPI and capped at 2%. Exceptions for new apartments and new Student Specific Accommodation (SSA) are present where no cap applies provided the commencement notice was issued after 10 June 2025. For post- 1 March 2026 tenancies only, landlords will be entitled to reset the rent to market levels between tenancies, and at the end of each 6-year TMD, with limited exceptions. Student accommodation rents may be reset only once every three years from 1 March onwards.
Tenancy type |
Annual increases allowed |
Re-setting to market rent |
Private tenancy started before 1 March 2026 |
2% - or rate of inflation (CPI) if lower. |
Not allowed |
Private tenancy started on or after 1 March 2026 |
2% - or rate of inflation (CPI) if lower. |
- Allowed at beginning of new tenancy, except after a “no fault termination”. - Allowed at end of a 6-year tenancy cycle. |
New private apartment (construction commenced after 10 June 2025) |
- In line with inflation (CPI) - No 2% cap applies. |
- Allowed at beginning of new tenancy except after a “no-fault termination”. - Allowed at end of 6-year tenancy cycle. |
Student Specific Accommodation (SSA) |
2% - or rate of inflation (CPI) if lower. |
Allowed once every 3 years from 1 March 2029. |
New SSA where construction commenced after 10 June 2025 |
- Every 12 months In line with rate of inflation (CPI). - No 2% cap applies. |
Allowed once every 3 years from 1 March 2029. |
Under the radar
The legislation also introduced some new aspects that have, so far, received limited attention but are particularly helpful in practical terms to landlords. In particular, the new provisions relating to the service of notices and landlord’s access rights to facilitate a sale are worth tracking as matters evolve.
Notices
Under the new section 6(1)(ca) of the RTA 2026, electronic service of notices is permitted for the first time, provided the email address is one used by the recipient and a system record of sending exists. It will be interesting to see how this works in practice, especially regarding terminations, given that a landlord may have to restart the lengthy termination process if a notice is deemed invalid.
Access rights
All landlords still have the right to sell with tenants in situ. To this end, an additional provision has also been added under section 16(ca), so that when a landlord is planning to sell or transfer the property, a tenant must allow them, to inspect the dwelling. This also includes allowing those who are acting on the landlords behalf, including potential buyers, to inspect the building. Previously, certain landlords included this in their leases but it was not provided for in the legislation.
Conclusion
The tenancy reforms introduced by the RTA 2026 are expected to significantly influence the market.. Landlords may benefit from the ability to reset rents to market levels for new tenancies, though it is unclear whether differing rules for small and large landlords will slow the exit of smaller landlords from the sector.
In the short-term, both landlords and tenants should have a clear understanding of tenancy commencement dates, and whether the landlord is large or small within the meaning of the Act. Their resulting rights and obligations in respect of termination, annual rent review and re-setting rents to market value stem from those starting points.
It is anticipated that the evolving residential tenancies framework will have long-term consequences for landlords, tenants, developers, and investors. Stakeholders should now assess how these changes may affect development pipelines and portfolio decisions.
For more information and expert advice, contact a member of our Real Estate team.
The content of this article is provided for information purposes only and does not constitute legal or other advice.
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