When news of Ireland's rental law reforms first began to circulate, there was understandable
uncertainty in the market. Landlords, tenants, and agents alike had questions: How would the changes work in practice? What would they mean for existing tenancies? And what obligations would fall on property owners?
Since the legislation came into effect on 1 March 2026, the picture has become much clearer. Here at Sherry FitzGerald Lettings, our team is fully across every detail, ready to guide both landlords and tenants through what the changes mean for them.
The new rental reform introduced by the Residential Tenancies Board (RTB) is one of the most significant overhauls of the Irish rental market in years. At its core, three things have changed:
Rent Pressure Zones are gone. They've been replaced by a single national rent control system that applies to every private tenancy in Ireland, urban and rural alike. No property is outside it.
Rent increases are now capped at 2% per year or the rate of CPI inflation, whichever is lower. Landlords can only review rent once per year, and that review must follow a clear, documented process.
Tenancies now run in six-year cycles. Once a tenant has lived in a property for six continuous months without receiving a valid Notice of Termination, they gain security of tenure. From that point, a landlord can only end the tenancy for specific, legally defined reasons.
For landlords unfamiliar with the specifics, it can feel like a lot to take in. Our advice? Don't navigate it alone.
While much of the public conversation around rental reform focused on tenant protections, there are meaningful advantages for landlords too:
Ability to reset rent to market level at the end of a tenancy cycle, providing an opportunity to ensure your rental income accurately reflects current market conditions.
Predictable, inflation-linked rent increases during the tenancy, offering financial clarity and reducing the uncertainty around annual reviews.
Clearer tenancy structure through defined six-year cycles, making long-term planning more straightforward for property owners.
Some flexibility for smaller landlords, with provisions that recognise the different
circumstances of those managing one or two properties versus larger portfolio holders.
As with any significant legislative change, the reforms also come with responsibilities and
consequences for landlords who don't stay on top of their obligations.
Rent setting is one of the most important areas to get right. Resetting to market rent is only
permitted in specific circumstances, and if a landlord previously ended a tenancy without legally valid grounds, that right is forfeited entirely. The RTB is actively monitoring compliance, and penalties can reach €20,000. Landlords must also provide a formal written statement when setting market rent, supported by three comparable examples from the new RTB Rent Register.
Tenancy assignments - where a tenant seeks to transfer their tenancy rights to another person - also require careful handling. Assignments can be denied under certain conditions, but the rules need precise interpretation. Getting it wrong can trigger RTB disputes.
Our team stays current with all RTB guidance and can advise landlords on handling notices, renewals, and any tenancy changes arising under the new framework.
Like many in the industry, we were working through the implications alongside our clients before this legislation was finalised. What that period reinforced for us was the importance of having expert support on hand, i.e., people who track the changes, interpret their meaning, and translate them into practical steps for landlords.
That's exactly what our team provides. Whether you have questions about how the six-year cycle applies to your current tenancy, what rent reset options are available to you, or how to manage a situation where an assignment is in question, we're here with clear, reliable answers.
For further details on the legislation itself, the RTB has published comprehensive guidance at rtb.ie.
Whether you're a long-term landlord or just starting out, the new rental laws represent both
opportunity and responsibility. Our Sherry FitzGerald Lettings team is available to walk you through your options and ensure your property and your tenancy are fully compliant and working hard for you.
Get in touch with us today to book a consultation or property valuation.
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