RTB Rules 2026: What Landlords in Galway & Dublin Must Know

The rules for residential lettings in Ireland are changing in a big way. From 20 June 2025, all private and student tenancies nationwide must follow Rent Pressure Zone (RPZ) rules. That’s only the first step — a more comprehensive regime is set to begin on 1 March 2026. At 5 Star Real Estate (5SRE), we help landlords comply today and prepare for tomorrow. Ignoring these changes can lead to fines, invalid notices, or RTB disputes.

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What’s Already Law (As of 20 June 2025)

• Nationwide RPZ coverage
  All private and student tenancies, everywhere in Ireland, are now subject to RPZ rules.

• Cap on rent increases
  Rent may be increased once every 12 months, and by at most 2 % or inflation (whichever is lower).

• Delay for first review in newly designated RPZs
  In areas newly brought into RPZ, the first rent review must wait two years from the tenancy start (or from the prior review).

• Deposit & record-keeping obligations
  You may charge no more than one month’s rent as a deposit. You must issue a receipt, maintain condition reports, and document all deductions (with photos, invoices, etc.).

• Correct notices, forms, and registration
  Rent increase notices must use the prescribed format, include RPZ calculation documentation, be served with the correct notice period, and reflect the change in your RTB registration. Mistakes or omissions may invalidate the notice.

• Enforcement & tenant rights
  Tenants may challenge rent increases or notices that don’t conform to RPZ rules. Landlords may face fines or adverse tribunal rulings for noncompliance.

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What’s Proposed (From 1 March 2026)

These are government-approved reforms (pending formal legislation). Some details may change, but the framework is likely to hold:

• National rent control regime replacing RPZ zones
  A single, nationwide system will govern rent increases. In general, rent increases will follow CPI (inflation), subject to a 2 % cap when inflation is high.

• Exception for new-build apartments
  Properties with planning commencement notices dated 10 June 2025 or later will not be bound by the 2% cap; their rent reviews may follow CPI alone.

• Six-year rolling tenancies & “reset rent” mechanism
  All new tenancies from 1 March 2026 onward will have a minimum six-year rolling term.
  At the end of that term, landlords may reset rent to market rates (if the rent is below market), but only when the tenant left voluntarily or breached obligations—not through a no-fault eviction.

• Eviction / termination rules & landlord classification
  Landlords will be categorized as either large (4 or more tenancies) or small (3 or fewer tenancies).
  Large landlords will have stricter restrictions: no-fault evictions will largely be banned except in narrowly defined scenarios.
  Small landlords may still terminate during the six-year period on limited grounds (e.g. hardship, needing the property for family). After six years, they may terminate for sale, renovation, change of use, or reclaiming for a relative.

• Grandfathering of existing tenancies
  Tenancies signed before 1 March 2026 will remain under current RPZ rules (2% cap, existing termination rules) until they end or are renewed under the new regime.

• Enhanced enforcement and penalty framework
  The new law is expected to introduce stiffer penalties and a stronger enforcement regime to deter noncompliance, invalid notices, or improper practices.

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What You Can Do Today

• Audit a property
    • Check whether past rent increases adhered to the 2 % / inflation cap
    • Review deposit records: condition reports, receipts, and documented deductions

• Map your portfolio
    • Count how many tenancies you own to determine whether you’ll be classed as “large” or “small”
    • Flag tenancies that may approach the six-year reset point under the proposed rules

• Prepare your documentation
    • Update lease templates, notices, and record-keeping systems so they align with both current 2025 law and the proposed 2026 regime
    • Identify potential rent reset windows and plan accordingly

• Leverage compliance as a selling point
    • Market your properties as “fully RTB-compliant, audit-ready, future-proof”

• Contact us for a portfolio review
    Whether you own one property or many, 5 Star Real Estate (5SRE) is ready to help with RTB compliance, rent-review planning, and safeguarding your letting operations
    Office: 091 860 836
    Email: info@5sre.com