New rental legislation: A Guide for Dublin Landlords
A full guide to the new rental legislation
If you own a rental property in Dublin, the new rental legislation is not something to skim over. The rules affect how rent is set, how rent reviews are served, when a tenancy can be ended, and what paperwork must be sent to the Residential Tenancies Board (RTB).
The RTB is the public body that regulates Ireland’s rental sector and handles tenancy registrations, disputes and compliance. For landlords across Dublin, where rental demand remains strong but regulation is detailed, getting the process right is now more important than ever.
This guide we have drafted explains the main changes in plain English, with a practical focus on what Dublin landlords and investors should do next.
What changed from 1 March 2026
From 1 March 2026, Ireland moved to a new national system of rent control. The RTB says the changes apply to new tenancies created from 1 March 2026 and do not change the rules for existing tenancies already in place before that date.
This matters because the date your tenancy began can affect what rules apply. A landlord with a long-standing tenancy in Drumcondra may be treated differently from a landlord starting a new tenancy in Phibsborough after 1 March 2026.
The key areas to understand are:
- Rent reviews
- Market rent setting
- RTB notices
- Ending a tenancy
- Six-year tenancy cycles
- Different rules for smaller and larger landlords
For investors, this is not just a legal update. It is a portfolio management issue.
The new rent control system
Under the national rent control system, private tenancy rent reviews are generally allowed once every 12 months. Rent can only be increased by 2%, or by the rate of inflation if inflation is lower. Inflation is measured by the Consumer Price Index, or CPI, which tracks changes in the cost of goods and services over time.
This replaces the previous Rent Pressure Zone, or RPZ, structure. An RPZ was an area where rent increases were restricted because rents were high or rising quickly. From 1 March 2026, the RTB says RPZs have been replaced by national rent control rules covering all private and student-specific accommodation tenancies.
For Dublin landlords, the practical point is simple: do not assume the old local RPZ logic is enough. The rules are now national, but the evidence used to justify rent still needs to be local and comparable, so contact us if you need any further clarification.
Setting rent for a new tenancy
For new private tenancies created from 1 March 2026, a landlord can re-set rent to market rent in specific situations. Market rent means the amount a tenant would reasonably pay for a similar property in a comparable area at that time.
The RTB says re-setting to market rent is allowed when a new tenancy begins, but only where the previous tenancy ended because the tenant left voluntarily, breached their obligations, or the property no longer suited the tenant’s needs. It can also be allowed at the end of a six-year tenancy cycle.
It is not allowed after a no-fault termination. In other words, a landlord cannot simply end a tenancy for certain no-fault reasons and then use that as a way to reset rent to a higher market level.
For an investor, this is a major compliance point. If you are planning to let a property in Stoneybatter, Smithfield, Glasnevin or Marino, the reason the last tenancy ended may now affect your future rent strategy.
The RTB notice requirements are stricter
From 1 March 2026, landlords must send rent setting or rent review notices to both the tenant and the RTB. The RTB states that if a rent review notice is not sent to the RTB on the same day as it is sent to the tenant, the notice is invalid.
That is a small administrative step with a large consequence. A rent review that is otherwise reasonable could still fail if the notice process is not followed correctly.
A compliant rent review statement should include:
- The last rent amount
- The date the rent was last set
- A printout from the RTB Rent Calculator
- Details of three comparable properties from the RTB Rent Register
The RTB Rent Register uses tenancy registration data and allows landlords to search for comparable rents using details such as dwelling type, floor area, number of bedrooms and BER rating. BER means Building Energy Rating, which shows how energy-efficient a property is on a scale from A to G.
Ending a tenancy under the new rules
The rules around ending a tenancy now depend on when the tenancy began and, for new tenancies, how many tenancies the landlord has.
For tenancies created from 1 March 2026, all landlords can end a tenancy in the first six months for any reason, but they must serve a Notice of Termination to the tenant and the RTB on the same day, stating the reason. After six months, a tenancy can only be ended for specific legal reasons.
For landlords with four or more tenancies, or company landlords, the RTB says the grounds are more limited. After six months, the tenancy can generally only be ended if the tenant breaches their obligations or the property is no longer suitable for the tenant’s needs.
For landlords with one to three tenancies, there are additional grounds in certain circumstances. These can include needing to sell to avoid undue financial or other hardship, or needing the property for the landlord or a close family member during the six-year cycle. At the end of a six-year cycle, additional grounds may include sale, family use, substantial refurbishment or change of use.
This is where professional advice matters and at MoveHome, we’re here to help you. The wrong notice, wrong reason or wrong date can create delay, dispute and avoidable cost.
What Landlords Should Do Now
The strongest landlords will treat the new legislation as a process issue, not just a legal headline.
Before setting or reviewing rent, make sure you have:
- The tenancy start date
- The previous rent figure
- The date rent was last set
- RTB registration details
- Evidence from the RTB Rent Register
- The correct RTB notice process
- A clear record of why the previous tenancy ended
For North Dublin landlords, local evidence is especially important. A two-bedroom apartment near Smithfield Luas, a period house in Phibsborough and a family rental near Glasnevin schools may sit in the same broad market, but they are not automatically comparable.
Good lettings advice should translate the legislation into a clear local plan. That means understanding both the rules and the street-level rental market.
Why local expertise matters
Rental compliance is national, but rental value is still local. Transport links, school catchments, nearby hospitals, universities, village centres, parks and energy performance all influence tenant demand in Dublin.
In areas such as Drumcondra, Glasnevin, Phibsborough, Marino and the Clontarf edge, demand can vary significantly by property type and tenant profile. A well-presented apartment close to transport links may attract a different tenant from a larger house suited to a family or professional sharers.
This matters for more than rent. Good lettings decisions help protect long-term asset value, support stable tenancies and keep communities strong. We can assist you.
How MoveHome can help
At MoveHome, we help Dublin landlords understand the rules before they make decisions. We combine local rental knowledge with a careful, transparent process, so you can move forward with confidence rather than guesswork.
Our lettings team can help you prepare a property for market, assess local demand, review the practical impact of the RTB rules and guide you through the steps needed for a compliant tenancy. We are here to make the process clearer, calmer and better managed from the start.
