Residential Rental Rules Reform: Imminent changes on the Horizon

The following is a review of the current situation regarding the General Scheme of the Residential Tenancies (Amendment) (No. 2) Bill 2025. While all the details are now presented from Government, we await the publication of this Bill. Hence the proposed changes that are due to take effect on the 1 of March 2026, are not yet law. It must still be passed by the Dail and the Seanad, and then signed by President Connolly.

On 10 June 2025, the Government announced this proposed significant major overhaul of the rental sector in this country. The new policies approved by Government will change the rules on the regulation of rent, and the increased security of tenure for new tenancies that are created from 1 March 2026.  The tenancies that are already in place will not be impacted.

On the 4 of November 2025, the most comprehensive information yet was published by the Department of Housing, Local Government and Heritage, which remains on the path to introduce this new legislation. The expected implementation of this is for the proposed changes to be operational and in effect from 1 March 2026.

The most recent news is that the Government has approved the General Scheme of the Residential Tenancies (Amendment) (No. 2) Bill 2025, which is intended to overhaul rent controls and security of tenure from 1 March 2026, but the Bill itself has not yet been published. In parallel, interim legislation is already in force extending rent control nationwide until 28 February 2026.​

Current legislative position

• The Residential Tenancies (Amendment) Act 2025 has already commenced and extends Rent Pressure Zones (RPZs) nationwide, creating a de‑facto national rent control regime.​
• Under this Act, rent increases are capped at the lower of 2% per year or the relevant inflation measure (HICP/CPI), and this regime is scheduled to run until 28 February 2026.​

Residential Tenancies (Amendment) Bill 2025

• Earlier in 2025, Government approved the Residential Tenancies (Amendment) Bill 2025 on an urgent basis to implement an RPZ extension to the entire country and related interim rent control measures.​

Residential Tenancies (Amendment) (No. 2) Bill 2025

• On 14 October 2025, the Government approved the General Scheme of the Residential Tenancies (Amendment) (No. 2) Bill 2025, which will introduce the longer‑term framework from 1 March 2026; however, the full Bill text is still awaited.​
• If these new regulations are followed as expected, the core purpose is aimed at strengthening tenant protections and security. For landlords, these measures will have notable implications in the following ways.
• There will be a new distinction between “Larger” and “Smaller” landlords. “Larger” landlords are where you have four or more tenancies. Smaller landlords are for three or fewer. There will different termination rules to apply to either, (effectively with stricter rules for larger landlords).
• For Larger landlords there will be an end to ‘no fault’ evictions. Tenancies will not be able to be terminated on any grounds where a tenant has complied with their obligations. Larger landlords will only be able to evict if a tenant breaches these obligations and thus will not be able to terminate a tenancy on any other grounds. This will give stronger protection to tenants.
• Larger landlords will not be allowed to end tenancies for purpose of sale, renovation, occupation, or change of use.
• Smaller landlords will still be to end a tenancy at any time if there is ‘financial hardship’, requiring sale of the property or if the property if needed for a close family member to live in.
• Tenancies of minimum duration (TMD): Under the new rules, there will be a move to “rolling six‑year” security of tenure for new tenancies. This will represent greater protection and stability for tenants as tenancies will only be able to be terminated if tenants are not meeting their obligations. Once a tenant has resided in the property for 6 months and has not received a valid notice of termination, they are entitled to stay there for the rolling 6 years, provided they have not breached their obligations.
• At the end of the six-year cycle, landlords will be able to reset the rent to the market value. Also, of note for landlords, if the tenant leaves during this time, landlords may then still be able to readjust and reset the rent to the market value. Landlords will only be able to reset the rent to market levels if a tenant leaves voluntarily (or breaches their lease). Landlords will no longer be the ability to freely reset rents between tenancies.
• Rent setting rules: For new tenancies created from 1 March 2026, all landlords will be able to set rent at the market rate, if the previous rent was below the market level, and the previous tenant left voluntarily or breached their tenant obligations. Thereafter, rent increases will be capped at the rate of inflation according to CPI or 2%, whichever is lower. For existing tenancies (in place on 28 February 2026), rent increases will be capped at the rate of inflation according to CPI or 2%, (whichever is lower).
• The government have confirmed that the new plan will only apply to tenancies that begin on or after 1 March 2026, with existing tenancies in place will remain under the current rules and will not be affected by the new protections.
• All landlords can still terminate a tenancy at any time if the tenant breaches their obligations, and they will retain the ability to sell a property with a tenant in-situ at any time.
• It is also expected there will be new safeguarding measures to ensure fair adherence to these new rules.
• For now, we await the anticipated publication of the Bill which will confirm the new changes in the pipeline.

Please see the latest information which was published on the 4^th of November, by viewing commonly asked questions (and advice on specific scenarios) on Rental Market Reforms in Ireland | Tenant Protections & Housing Legislation Updates.

For further information, please do not hesitate to contact Brendan Sharkey at bsharkey@reddycharlton.ie