What Landlords and Tenants Need to Know (As Enacted by the Oireachtas)
Ireland has now enacted the most significant reform of its rental laws since Rent Pressure Zones (RPZs) were first introduced. Following passage through the Dáil and Seanad, and signature by the President, the new framework will take effect from 1 March 2026 for new tenancies.
These new rental laws are set out primarily in:
- Residential Tenancies (Amendment) Act 2025 (interim national RPZ regime), and
- Residential Tenancies (Miscellaneous Provisions) Act 2026 (long‑term rent control and security of tenure framework)
Key Highlights of the Enacted Legislation
1. Nationwide Rent Control (Now Law)
- Rent Pressure Zones now apply nationwide, following enactment of the Residential Tenancies (Amendment) Act 2025 on 20 June 2025
- From 1 March 2026, RPZs are replaced with a permanent National Rent Control System ,
- Annual rent increases are capped at the lower of:
- The Consumer Price Index (CPI), or
- 2% per annum
- CPI formally replaces HICP as the inflation benchmark from March 2026
Exemptions from the 2% cap (but not CPI):
- Newly built apartments
- New student‑specific accommodation
- Developments with a commencement notice on or after 10 June 2025
In these cases, rent may increase in line with CPI only, without the 2% ceiling
2. RPZs: Legal Position Clarified
- The entire State became an RPZ on 20 June 2025 by operation of law
- This status applied on an interim basis until 28 February 2026, after which it transitions into the national rent control model,
- This also extended short‑term letting planning restrictions nationwide under existing planning law
3. End of “No‑Fault” Evictions (With Statutory Distinctions)
The legislation introduces Tenancies of Minimum Duration (TMD) — rolling six‑year tenancy cycles for all new tenancies from 1 March 2026.
Larger Landlords (4 or more tenancies)
- No longer permitted to terminate a tenancy without tenant fault during a six‑year cycle
- Cannot terminate for:
- Sale of the property
- Landlord or family occupation
- Renovation or change of use
- May only terminate where:
- The tenant breaches obligations, or
- The property is no longer suitable to the tenant’s needs
This applies automatically to all Corporate landlords, regardless of unit count
Smaller Landlords (3 or fewer tenancies)
- May terminate only in tightly defined hardship circumstances, including:
- Demonstrable financial distress requiring sale
- Occupation by landlord or immediate family
- These grounds remain restricted during the six‑year cycle and must meet statutory evidence thresholds
4. Stronger Tenant Protections
- Rolling six‑year tenancies replace the former “tenancies of unlimited duration” model
- Security of tenure is significantly enhanced for all new tenancies from 1 March 2026
- Tenancies can continue indefinitely through successive six‑year cycles unless lawfully terminated
- Termination rules are now clearer, narrower, and more enforceable
5. Market Rent Resets – Narrowed but Retained
Landlords may reset rent to market value only in limited circumstances:
Permitted
- At the start of a new tenancy, or
- At the end of a six‑year cycle
Not permitted:
- Where the previous tenancy ended due to a “no‑fault” termination (sale, occupation, renovation, change of use)
This is a significant tightening of the previous vacancy‑based reset rules
6. Sale of Property with Tenants in Situ
- Properties may continue to be sold with tenants in place
- However, for larger landlords, sale is not a valid termination ground during a six‑year cycle
- This is intended to stabilise rental supply while protecting tenant security
Understanding the Difference: Rental Property vs. Tenancy
Rental Property
The physical dwelling (house, apartment, flat). A landlord may own multiple properties.
Tenancy
The legal agreement allowing occupation of a property. A single property may have multiple tenancies over time.
Why this matters
The legislation classifies landlords based on the number of tenancies, not properties. A landlord with 4 or more tenancies is deemed a large landlord, even if those tenancies relate to fewer properties
What Happens Next?
- The legislative framework is now fully enacted
- The new rental laws apply to new tenancies created from 1 March 2026
- Existing tenancies continue under prior rules, subject to national rent control caps
- Further RTB guidance and case law are expected as the system beds in
These rental reforms represent a structural shift toward long‑term rental stability, while preserving limited flexibility for landlords to remain in the market.