The government of Ireland has introduced significant reforms to tenancy laws that affect existing and new tenancies, primarily coming into effect from March 1, 2026. The changes aim to strengthen tenant protections while encouraging investment in the rental market.
Key aspects of the new laws include:
Nationwide Rent Controls
- Current Law (since June 20, 2025): The entire country has been designated a Rent Pressure Zone (RPZ), meaning rent increases for all tenancies are capped at the lower of general inflation (CPI) or 2% per year pro rata.
- From March 1, 2026:
- Rent increases will remain linked to inflation (CPI), capped at 2% during periods of high inflation for most tenancies.
- Landlords can reset the rent to market value between tenancies if the previous tenant left voluntarily or breached their obligations, or at the end of each six-year tenancy period (unless a "no-fault" eviction occurred).
- Newly built apartments (commenced after June 10, 2025) are exempt from the 2% cap; their rent increases will be tied only to the CPI.
Enhanced Security of Tenure
- Existing Tenancies: Tenancies in place before March 1, 2026, will continue under the current rules, which already provide for tenancies of unlimited duration once the tenant is in occupation for 6 months without a valid termination notice.
- New Tenancies (from March 1, 2026):
- New tenancies will be "Tenancies of Minimum Duration" (TMD) with rolling six-year terms, providing tenants with greater stability.
- During the six-year term, a landlord can only end the tenancy under specific, limited circumstances, such as a tenant's breach of obligations, or if the property no longer suits the tenant's needs.
- Tenants can still end a TMD by providing the required notice.
Restrictions on "No-Fault" Evictions
The reforms introduce a distinction between landlords with varying numbers of tenancies.
- Larger Landlords (four or more tenancies): Will effectively be banned from using "no-fault" eviction grounds (such as selling the property, major renovations, or personal/family use) except in very limited, undefined circumstances. They can still terminate for tenant breaches or unsuitability of the property.
- Smaller Landlords (three or fewer tenancies): Will have more flexibility but are still restricted. During a six-year TMD, they can only evict for limited reasons, such as defined "hardship" (e.g., homelessness, bankruptcy, separation) or if an immediate family member needs the property. At the end of each six-year cycle, they may terminate the tenancy for reasons including selling the property, major renovations, or family use.
Click here to listen to a podcast on this topic.