Imminent Enactment of the Residential Tenancies (Miscellaneous Provisions) Bill 2026

The Bill has passed the Dáil and is now before the Seanad. It is expected to take effect from the 1^st of March 2026, once it has been signed into law by the President. The Bill aims to improve Tenant security, restrict terminations, stabilise rents, and encourage long‑term investment in the rental sector, however concerns remain about its impact on the housing supply and the practical difficulties created for both private and portfolio Landlords. It is considered a major overhaul of the Irish rental market, however it will only apply to new tenancies created on or after the 1^st of March 2026. Existing tenancies are unaffected.

The key reforms being introduced are as follows:

New National Rent Control System

• Annual rent increases nationwide shall be capped at the lower of (i) the Consumer Price Index inflation rate or (ii) 2%. This replaces rent caps which previously applied in Rent Pressure Zones only.
• Exceptions: newly built apartments and purpose‑built student accommodation (with a planning commencement notice after the 9^th of June 2025) may increase by the full CPI. The RTB are to introduce a CPI-based rent calculator to help ensure rent rises are calculated correctly.
• Rents may be reset to market rates for new tenancies in certain cases:
  • The property has been vacant for 1 year (protected structures) or 2 years (all other dwellings).
  • The previous tenancy was voluntarily ended by the Tenant.
  • The previous tenancy was ended by the Landlord due to a Tenant’s breach of obligations or due to the property being no longer suitable.
  • After 6 years has passed under a Tenancy of Minimum Duration (“TMD”).
• There will be no rent reset allowed where the previous tenancy was terminated by the Landlord for “no‑fault” reasons such as a sale, personal/family use of the property, renovation, or change of use.

Six-Year Rolling Tenancy/Tenancy of Minimum Duration (“TMD”)

• All new tenancies will convert to 6‑year rolling tenancies after 6 months without termination. This is being introduced in an effort to give Tenants greater security and protection.
• Tenants may still leave at any time on giving the required notice.

Stronger Limits on Landlord Terminations

• Large Landlords (with 4 or more properties) cannot issue “no‑fault” evictions during the 6‑year TMD.
• Small Landlords (with 3 or less properties) may terminate during the TMD only if:

• The Tenant is in breach of its obligations;
• The property is longer suitable for the Tenant’s needs;
• Due to financial hardship (could potentially require the sale of the property); or
• If the property is needed for use by the Landlord/their close family member.

• Significantly, small Landlords cannot terminate before the end of the TMD solely to sell, substantially renovate, or change use, and must wait until after the 6‑year period.
• Importantly, all Landlords can still decide to sell their property with vacant possession if the Tenant has left voluntarily, or to sell during the TMD with the Tenant remaining in situ.

Stricter RTB Notification Rules

• Landlords must send a copy of any termination notice to the RTB on the same day it is served. Failure to do makes the notice invalid, and a new legal notice will be required.
• Electronic service of notices will now be permitted.

Increased Landlord Information Requirements

• Landlords will be required to provide the Tenant with a detailed rental history of the property, the previous RTB registration number, the floor area, BER rating and comparable rent data.
• The RTB will maintain a new public rent register of information, which will form the basis for market rent assessments. The RTB may also share collected data with Revenue, the Department of

Social Protection and the SEAI.

Short-Term Letting Restrictions

• Lettings of 21 nights or fewer will now constitute a material change of use requiring planning permission, in an effort to make more homes available for long‑term rental supply.

If you have any queries or require assistance regarding the above matters, please do not hesitate to contact Emma Gunn at egunn@reddycharlton.ie or your usual Reddy Charlton contact.