New Tenancy Rules Ireland 2026: What Landlords Need to Know.
The landscape for Irish landlords is changing. The government has approved significant updates under the Residential Tenancies (Miscellaneous Provisions) Bill 2026, which come into effect on 1 March 2026.
At Achara Property, we believe in proactive management. Whether you are a "small landlord" or managing a larger portfolio, here is a breakdown of exactly how these new rules affect your property investment.
When Do the New Tenancy Rules Start?
The new regulations apply to all new tenancies starting on or after 1 March 2026.
Existing Agreements: If your tenancy began before March 2026, the current Residential Tenancies Acts still apply. No retrospective changes will be made to your existing security of tenure or rent review cycles.
The Transition: Landlords cannot "reset" an existing tenant to the new framework or market rent levels while the current tenancy continues.
1. The Six-Year "Tenancy of Minimum Duration" (TMD)
From March 2026, every new rental agreement follows a six-year rolling model. This is designed to provide long-term stability for tenants and predictable management for landlords.
Eviction Restrictions: During these six years, you cannot terminate a tenancy unless there is a specific legal reason, such as a breach of obligations (unpaid rent, anti-social behavior) or if the property becomes physically unsuitable for the household size.
2. Small vs. Large Landlord Rules
The 2026 Bill introduces a distinction based on the size of your portfolio:
Small Landlords (1–3 properties): You may end a tenancy under specific conditions, such as genuine financial hardship requiring a sale, or if you or a close family member needs to move into the property.
Large Landlords (4+ properties): Stricter rules apply. Generally, you cannot terminate a tenancy for the purpose of sale, refurbishment, or change of use.
3. Setting and Resetting Rent in 2026
The way rent is calculated has shifted from the old RPZ system to a more inflation-linked model.
Initial Rent: For new tenancies, you can set the rent at market level if the previous tenant left voluntarily or was evicted for a breach.
Annual Caps: Once a tenancy is active, annual increases are capped at the lower of the Irish Consumer Price Index (CPI) or 2%.
The 6-Year Reset: You are permitted to reset the rent to full market levels at the end of each six-year TMD cycle.
4. Special Rules for New Developments & Students
New Apartments (Post-June 2025): To encourage investment, apartments completed after June 10, 2025, are exempt from the 2% cap; rent increases will follow CPI only.
Student Accommodation: Rent can be reset to market level every three years (starting March 2029), ensuring these specific builds remain viable.
5. The National Rent Price Register
The Residential Tenancies Board (RTB) will now maintain a National Rent Price Register.
Transparency: Landlords must justify their "market level" rents by comparing them to similar properties (size, location, and BER rating) on the register.
Compliance: Self-assessment is key. Misusing the register or providing false data can lead to sanctions and RTB investigations.
Key Takeaways for Landlords & Tenants
For Landlords For Tenants You must justify market rent using comparable data. Greater security with a 6-year minimum duration. Breach of contract still allows for termination. Fewer "no-fault" evictions for long-term renters. Small landlords retain limited "personal use" rights. Predictable rent increases linked to inflation.
How Achara Property Can Help
Navigating the 2026 Tenancy Rules requires more than just a standard lease agreement, it requires a strategic approach to property management. At Achara Property, we provide expert guidance on RTB compliance, rent setting under the new National Register, and finding the right long-term tenants for your investment.
Have questions about how these changes affect your specific property?
Contact our local team today for a straightforward, expert consultation. We make property management simple, even when the rules aren't.
