Major reforms to Ireland’s rental sector took effect on March 1, 2026, introducing new protections for tenants and reshaping how landlords can manage and sell rental properties.
At the centre of the changes is a new six-year “Tenancy of Minimum Duration,” which applies to all new tenancies created after the reform date. Once a tenant has been in place for six months, the tenancy becomes effectively protected for a full six-year cycle, with a new cycle beginning every six years.
Landlords’ ability to end a tenancy is now significantly restricted. While terminations for breach of obligations remain permitted, most other grounds depend on whether the landlord is categorised as “small” (three properties or fewer ) or “large” (four or more ). Small landlords retain limited additional rights, such as ending a tenancy due to financial hardship, while larger landlords face far tighter rules, including an inability, in most cases, to terminate simply to sell the property.
Rent increases are capped nationally at the lower of either two per cent per year or the Consumer Price Index, replacing the former Rent Pressure Zone system. Landlords may reset rents to market level with regard to the National Rent Register, only when a tenant leaves or at the end of each six-year cycle.
These reforms are expected to increase security for tenants but may also lead to more properties being sold with tenants in situ, as vacant possession will not always be achievable. Industry experts note this could shift the market toward investor buyers and influence property valuations, especially where long-term capped rents affect yields. Existing tenancies created before March 2026 largely continue under previous rules.
Amid these reforms, industry professionals stress that accurate legal advice is more important than ever. The legislation is new, with several elements — including terms such as “financial hardship” — that may ultimately be defined through RTB or court interpretations.
With significant legal and financial implications now attached to the timing, structure and status of tenancies, expert advice has become essential to avoiding delays, disputes, or failed sales.
Our expert team of experienced letting and management agents, led by Linda McCallion, is on hand to help. Please feel free to contact us at our office on Forster Street or at (091 ) 569 123.
