From 1 March 2026, the rules governing private residential tenancies in Ireland will change significantly. For landlords in West Cork — including Clonakilty, Skibbereen, Bantry, Bandon and surrounding areas — these changes may directly affect rent reviews, termination rights and decisions about selling rental property.

The Residential Tenancies (Miscellaneous Provisions) Act 2026 introduces a revised legal framework for new tenancies, while existing tenancies remain governed by the legislation in place at the time they commenced.

The key point for West Cork landlords is this: the rights and obligations that apply to you now depend entirely on when your tenancy began.

From Sunday, 1 March 2026, three distinct private residential tenancy types operate in Ireland.

Understanding which category your tenancy falls into is essential before reviewing rent, serving notice, or considering placing your rental property on the market.

1. Private Tenancies Commenced on or Before 10 June 2022

(Legacy Part 4 / Further Part 4 Tenancies)

Nature and Duration

After six months of continuous occupation, tenants acquired Part 4 rights. These operated in statutory cycles, typically six years per cycle. The tenancy continues unless validly terminated on statutory grounds.

Rent Setting and Reviews

– Rent reviews remain governed by the pre-March 2026 rules
– Where the dwelling is located in a Rent Pressure Zone (RPZ), rent increases remain subject to the applicable RPZ cap (generally 2% per annum pro-rata unless exempt)
– Rent must not exceed market rent
– Proper written notice of rent review is required and statutory notice periods apply

Market Rent Reset

The 2026 “market reset” provisions do not apply to these tenancies.

Termination

A landlord may terminate only on statutory grounds, including:

– Tenant breach (e.g. rent arrears, anti-social behaviour)
– Sale of the dwelling
– Substantial refurbishment
– Change of use
– Own or family occupation
– The dwelling no longer being suitable to the tenant’s needs

Notice of termination must:

– Be in writing
– State the reason (where required)
– Specify the termination date
– Provide the correct statutory notice period
– Comply with RTB content requirements

The distinction between small and large landlords does not apply to this cohort.

Compliance

– Landlords must register the tenancy with the RTB and comply with minimum standards regulations
– Disputes are referred to the Residential Tenancies Board for mediation or adjudication

2. Private Tenancies Commenced Between 11 June 2022 and 29 February 2026

(Tenancies of Unlimited Duration)

Nature and Duration

After six months’ continuous occupation, the tenancy became one of unlimited duration. It does not expire after a fixed cycle and continues indefinitely unless lawfully terminated.

Rent Setting and Reviews

– RPZ rules (where applicable) continue to apply
– Rent must not exceed market rent
– Increases are subject to statutory caps and notice requirements
– The 2026 rent reset mechanism does not apply to these tenancies

Termination

Termination is permitted only on statutory grounds, broadly similar to the legacy regime:

– Tenant breach
– Sale
– Substantial refurbishment
– Change of use
– Own or family occupation
– Unsuitability of dwelling

Procedural Compliance

– Valid written notice is mandatory and must meet statutory form and notice period requirements
– Electronic service of notices is expressly permitted, subject to statutory conditions

Registration and dispute resolution remain under the RTB.

3. Private Tenancies Created on or After 1 March 2026

(Six-Year Minimum Duration Tenancies)

Nature and Duration

All new private residential tenancies created from 1 March 2026 are tenancies of minimum duration lasting six years. They continue beyond six years unless terminated in accordance with statutory grounds.

For landlords in West Cork entering the rental market after this date, this represents a significant structural shift.

Landlord Classification

– A small landlord holds three or fewer tenancies (not properties — this distinction is important)
– A large landlord holds four or more tenancies

This classification materially affects termination rights.

Rent Setting at Commencement

At the start of a new tenancy, rent may be set at market rent. Landlords must use the Rent Price Register to assess comparable properties. Importantly, rent must not exceed market rent.

Annual Rent Reviews During the Six-Year Term

Rent increases are capped at the lower of:

– 2% per annum (pro-rata), or
– Consumer Price Index (CPI)

Certain newly built units are exempt from the 2% cap but remain CPI-linked and subject to market rent limits.

Rent Reset

Rent may be reset to market rent:

– At the end of each six-year minimum term
– Between tenancies, where lawful

Any reset must be supported by evidence from the Rent Price Register and must not exceed market rent.

Termination During the Six-Year Term

Large Landlords May Terminate Only Where:

– The tenant breaches obligations
– The dwelling is no longer suitable for the tenant’s needs

Large landlords cannot terminate on a no-fault basis (such as sale, refurbishment or own occupation).

Small Landlords May Terminate During the Six-Year Term Only Where:

– The tenant breaches obligations
– The dwelling is unsuitable
– The landlord meets defined financial hardship criteria requiring sale
– The landlord or a narrowly defined immediate family member requires occupation

Termination After the Six-Year Term

Small Landlords Regain Broader Grounds, Including:

– Intention to sell
– Substantial refurbishment
– Change of use
– Own or extended family occupation (broader family definition applies)

Large Landlords Remain Restricted

Large landlords do not regain broad no-fault termination rights.

Notice Requirements

– Termination notices must comply strictly with statutory form, content and notice periods
– Incorrect notices may be deemed invalid
– Tenants may refer disputes to the RTB within prescribed time limits

Other Key Obligations for West Cork Landlords

Registration

All tenancies must be registered with the RTB within statutory timelines.

Minimum Standards

Landlords must comply with housing standards regulations, including safety, ventilation, sanitation and BER disclosure.

Deposits

Deposits must be returned at the end of the tenancy unless lawful deductions apply. Disputes are determined by the RTB.

Access

Tenants must allow reasonable access for repairs and, under the new legislation, for viewings when the property is being sold.

Electronic Communication

Electronic service of notices is permitted where statutory conditions are met.

Dispute Resolution

The RTB provides mediation, adjudication and tribunal processes. Determination orders are legally binding and enforceable.

Should Landlords in West Cork Consider Selling Before or After 1 March 2026?

For many landlords in West Cork, particularly those with smaller portfolios, the introduction of six-year minimum duration tenancies and more restricted termination rights may influence future investment decisions.

For some, the central issue is no longer rental yield alone — it is flexibility, control and long-term exit strategy.

If you are considering:

– Selling a rental property in West Cork
– Reviewing the performance of an investment property
– Exiting the rental market
– Restructuring your holdings

It is essential to understand which tenancy regime applies before making decisions.

Market conditions across West Cork remain strong, with consistent buyer demand for well-presented homes. However, tenancy structure now plays an increasingly important role in marketability, timing and purchaser appetite.

A clear, informed strategy — based on accurate valuation, tenancy status and compliance position — is critical.

Expert Advice for Landlords in West Cork

At DNG Galvin, we work closely with landlords throughout West Cork to assess:

– Current market value of rental properties
– Impact of tenancy type on sale strategy
– Buyer demand for tenanted versus vacant properties
– Timing considerations under the 2026 legislation

If you would like confidential guidance or a no-obligation valuation of your rental property in West Cork, our experienced team would be delighted to assist.

Frequently Asked Questions

Can a landlord in West Cork sell during a six-year tenancy?

Small landlords may sell during the six-year term only if defined financial hardship criteria are met. Large landlords cannot terminate for sale during the six-year minimum term.

Does the 2% rent cap still apply in 2026?

For new tenancies created after 1 March 2026, increases are capped at the lower of 2% per annum (pro-rata) or CPI, subject to exemptions for certain newly built units.

What is the difference between a small and large landlord?

A small landlord holds three or fewer tenancies. A large landlord holds four or more tenancies. The classification affects termination rights under the new Act.

Written by Majella Galvin

BS (Hons) Real Estate | MRICS | MSCSI
Chartered Member of the Society of Chartered Surveyors Ireland (SCSI) and Royal Institution of Chartered Surveyors (RICS)

Majella Galvin is an award-winning Chartered Surveyor, Registered Valuer, and Director of DNG Galvin, a multi-award-winning, family-run estate agency serving Cork and West Cork for over 40 years. An award-winning industry leader, Majella serves as Vice Chair of the SCSI Residential Professional Group, is a committee member of the SCSI Southern Region, and is regularly featured in national media and podcasts, including The Irish Times, Irish Examiner, Virgin Media News, and iProperty Radio. With 17 years’ experience across residential, commercial, and agricultural property, she provides expert guidance and trusted advice to homeowners navigating the property market.

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