New Tenancy Rules Ireland 2026: What Landlords Need to Know

New tenancies rules approved by government – here is what every landlord needs to know. Changes arise from the Residential Tenancies (Miscellaneous Provisions) Bill 2026, approved by Government and due to apply from 1 March 2026.

When Do the New Tenancy Rules Start and Who Will They Affect?

The new tenancy rules in Ireland come into effect on 1 March 2026. They apply only to new tenancies starting on or after this date. Any rental agreements already in place will continue under the existing Residential Tenancies Acts, with no retrospective changes.

If You Are Already Renting

If your tenancy began before 1 March 2026, nothing changes. Your current rights around rent reviews, security of tenure, and tenancy termination remain in place. Landlords cannot apply the six-year tenancy framework or reset your rent to market level while your current tenancy continues.

Starting a New Tenancy from 1 March 2026

All new rental agreements will follow a six-year Tenancy of Minimum Duration (TMD). This rolling tenancy model is designed to provide tenants with greater security and stability.

Eviction rules: Tenants cannot be evicted during the six years unless there is a legal reason, such as a breach of tenancy obligations or if the property is no longer suitable for the household.

Different Rules for Small and Large Landlords

• Small landlords (owning three or fewer properties) may end a tenancy under limited conditions, including genuine financial hardship requiring a sale, or if the landlord or a close family member needs to live in the property.
• Larger landlords face stricter rules and generally cannot terminate a tenancy for sale, refurbishment, personal use, or change of property use.

How Initial Rent is Set for New Tenancies

For tenancies starting after 1 March 2026:

• Landlords may set the initial rent at market level if the previous rent was below market and the former tenant left voluntarily or due to a breach.
• This adjustment applies only at the start of a new tenancy.

How Rent Increases Work After the Start of a Tenancy

Future rent increases are capped at the lower of the Irish Consumer Price Index (CPI) or 2% per year.

This nationwide cap replaces the former Rent Pressure Zone system, creating more predictability for tenants and landlords alike.

When Rent Can Be Reset to Market Levels

• Rent may be reset to market level at the end of each six-year TMD.
• Resets can also occur between tenancies if a tenant leaves voluntarily or breaches their tenancy.
• These rules are designed to prevent economic evictions and ensure rent stability.

Special Rules for New Apartments and Student Accommodation

• Apartments completed after 10 June 2025: Rent increases will follow CPI only, with no 2% cap, providing long-term certainty for investors.
• Student housing: Rent can be reset to market level from March 2029 and then every three years, while still maintaining three-year rent stability periods.

What Happens to Existing Tenancies After 28 February 2026

• Tenancies in place on 28 February 2026 will adopt new national rent controls for increases only.
• Rent rises are limited to CPI or 2%, but the six-year TMD protections do not apply.

The New National Rent Price Register

• A national Rent Price Register will be maintained by the Residential Tenancies Board.
• Landlords must consider comparable properties by size, type, energy rating, and location when setting or resetting rent.
• The register relies on landlord self-assessment and will be an important reference in disputes.

What Landlords Should Know

• Landlords must justify market-level rents using comparable properties.
• Misuse of the rent register may result in investigations or sanctions.
• Existing rights to terminate for tenant breach or property unsuitability remain unchanged.

What Tenants Should Know

• New tenancies offer longer minimum durations, fewer no-fault evictions, and predictable rent increases linked to inflation.
• Initial rents may be higher if the property is reset to market level at the start of a new tenancy.

New Tenancy Rules Ireland 2026: What Landlords Need to Know

If you’re a landlord in West Cork and have questions about the new tenancy rules, we’re here to help. Get in touch with our local team for straightforward, expert guidance.

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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