On 27 January 2026, the Government approved the publication of the Residential Tenancies (Miscellaneous Provisions) Bill 2026. The Bill will amend the current system of rent controls and provide new measures to protect tenants, including stronger security of tenure, to come into effect for new tenancies (i.e. first time tenancy between parties) created on or after 1 March 2026. Tenancies currently in operation will see no change.
The Residential Tenancies (Miscellaneous Provisions) Bill 2026 and the related Explanatory Memorandum was published on 3 February 2026 and can be found here:
www.data.oireachtas.ie/ie/oireachtas/bill/2026/11/eng/initiated/b1126d.pdf;
www.data.oireachtas.ie/ie/oireachtas/bill/2026/11/eng/memo/b1126d-memo.pdf .
In order to stimulate investment and keep existing landlords in the market, the resetting of rents to market value for most new tenancies created on or after 1 March 2026 will be allowed as part of the reform of rent controls. The linking of rent control to a property, rather than a tenancy, under the current Rent Pressure Zone (RPZ) system of rent control makes investment in rental accommodation less attractive in Ireland. A proportion of tenancies in the State are charging below market rent and, under the current RPZ system, can never increase rent to market rent.
By allowing rent resetting for new tenancies from 1 March 2026, existing and new landlords, who are vital for the sector, will be able to ensure that their investment remains viable. Rent re-setting will not apply to a new tenancy where the most recent previous tenancy, if any, of that dwelling during the preceding two years, ended through a ‘no fault eviction’. The aim is to avoid 'economic evictions' by landlords who wish to rise rents.
All landlords will retain the right to terminate a tenancy where there is a breach of tenant obligations or where the dwelling is no longer suitable to the accommodation needs of the tenant household.
Sections 12, 13 and 14 of the Bill includes a number of provisions which allow a smaller landlord (i.e. a landlord who is not a company and has 3 or fewer tenancies). terminate a Tenancy of Minimum Duration (TMD). A smaller landlord will be will be permitted under section 14 to terminate a TMD during its 6-year term on the ground of landlord/immediate family occupation (i.e. spouse/civil partner/(adoptive/step/foster) son or daughter/(step) parent/parent in law).
To avoid undue financial or other hardship, a smaller landlord will also be permitted under section 14 to terminate a TMD during its 6-year term on the ground of intention to sell -
(a) where the landlord requires the sales proceeds to provide a principal private residence for the landlord or the spouse/civil partner of the landlord;
(b) where the sales proceeds are required to enable the landlord, or spouse/civil partner of the landlord to discharge a debt, or make a payment, of more than 15% of the asking price (expected consideration) that is legally required to be paid within 9 months of the tenancy termination date – including a payment to the Revenue Commissioners, for example, to discharge a debt under the Fair Deal scheme or a tax liability; or
(c) where the landlord or the spouse/civil partner of the landlord -
(i) is a debtor who has appointed a personal insolvency practitioner;
(ii) is adjudicated bankrupt or is subject to proceeding for a declaration of bankruptcy or becomes an arranging debtor, or
(iii) makes a composition or arrangement with creditors.
Smaller landlords will be able to terminate a TMD upon/after the expiry of its 6 year term in the usual manner, by serving a notice of termination grounded on one or more of the limited grounds for termination under the Residential Tenancies Acts 2004 to 2025 (the RTA), giving the appropriate notice period.
One of the key roles of the Residential Tenancies Board (RTB), which was established as a quasi-judicial independent statutory body under the RTA, is to provide information to tenants, landlords and others interested in the rental sector.
A detailed communications campaign by my Department, in conjunction with the RTB, will continue to publicise the new legislative measures from 1 March 2026. My Department will continue to work closely with the RTB on the implementation of these critical reforms and the RTB will continue to provide relevant information to tenants and landlords. Up-to-date information is available at: www.gov.ie/en/department-of-housing-local-government-and-heritage/publications/government-reforms-to-the-rental-sector-starting-1-march-2026/ .
