The Landlord Help Desk has been as busy as ever since the new rental legislation came into effect in March 2026. Most landlords are now aware that, when setting a new rent (after tenants have vacated of their own accord ), they must identify three comparable properties to justify the rent being charged.
However, many private landlords are making the mistake of turning to Daft.ie to find those comparables. The Residential Tenancies Act requires landlords to use the RTB Rent Register when identifying comparable properties.
Rents sourced from property advertisements are not considered valid evidence and could result in your rent setting being challenged. The Residential Tenancies Board (RTB ) Rent Register is a live database that is constantly being updated as new tenancy registrations are submitted. This means that the comparables you identify today must still be available on the day the tenancy begins, not simply on the day you advertise the property.
In practice, this means landlords should check their comparables again on the tenancy commencement date to ensure they still meet the legislative requirements. Failing to do so could leave you exposed to disputes or potential compliance issues. Many landlords are still unaware that a Rent Setting Notice must be served on both the tenant and the RTB on the day the tenancy begins.
The RTB’s guidance confirms that this notice must be issued at the start of the tenancy and is separate from tenancy registration. Registering a tenancy with the RTB does not meet the requirement to serve a Rent Setting Notice; these are two separate legal obligations.
The Rent Setting Notice must be served on the tenancy commencement date, while landlords have 30 days from the start of the tenancy to register it with the RTB. Failing to comply with rent-setting rules can be an expensive mistake. The RTB has the power to investigate breaches of rent-setting requirements as a form of improper conduct. Where a breach is established, a landlord may face a financial sanction of up to €15,000 for each breach, together with investigation costs of up to a further €15,000 per breach.
If you are a landlord experiencing these challenges or simply want reassurance that you are on the right track, the Landlord Help Desk is here to help. Whether you have a quick question or need more detailed guidance, getting in touch early can prevent issues from escalating and provide practical, tailored support when you need it most. Contact Jane Fletcher Cahill, M&C Property 091397497 [email protected] PSRA 001231-009786
