Dáil Éireann Debate, Thursday - 22 January 2026
177. Deputy Brian Brennan asked the Minister for Housing, Local Government and Heritage whether he is considering any additional measures to alleviate concerns of landlords and tenants in advance of the introduction of rental reforms for new tenancies, which is prompting some landlords to consider leaving the market, leaving tenants without a place to live; and if he will make a statement on the matter. [5007/26]
Amharc ar fhreagraOn 14 October 2025, the Government approved the General Scheme of the Residential Tenancies (Amendment) (No. 2) Bill 2025, which is now the subject of priority legal drafting by the Office of Parliamentary Counsel. 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 created on or after 1 March 2026.
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.
For existing tenancies (i.e. those created on or before 28 February 2026), resetting of rents to market value will not be allowed. The restriction on annual rent increases will continue to apply to existing and new tenancies.
The Bill will include a number of provisions to mitigate the impact of 6 year Tenancies of Minimum Duration (TMDs) on a smaller landlord (i.e. a landlord who is not a company and has three or fewer tenancies). A smaller landlord will be allowed to terminate a tenancy at any time during a 6 year TMD if the landlord requires the property for a family member (spouse/civil partner/parent/child) or where the landlord intends to sell the rented dwelling due to hardship (to be prescribed in law) and does not wish to do so with the tenant(s) in situ). A smaller landlord will also be allowed to terminate a tenancy using the limited grounds under section 34 of the Residential Tenancies Acts 2004 to 2025 (RTA) at the end of each 6-year period while the tenancy continues to exist.
Larger landlords (a company and/or a landlord with four or more tenancies) will not have the right to terminate a tenancy in the context of sale; landlord/family member occupation; substantial refurbishment/renovation; or change of use at any time.
The policy proposals for stronger tenancy protections will apply to new tenancies created from 1 March 2026, which will significantly enhance the current provision of tenancies of unlimited duration with the introduction of tenancies of minimum duration (TMD), involving rolling 6-year tenancies by a smaller landlord (with three or fewer tenancies) with a new tenant.
Existing tenancies do not become tenancies of minimum duration on 1 March 2026 and the ending of existing tenancies will not be impacted by the changes.
In order to stimulate new investment and keep existing landlords in the market, resetting of rents to market value for new tenancies (i.e. a first time tenancy between parties) created on or after 1 March 2026 will be allowed. This will only be allowed if the previous tenant leaves of their own volition, or has breached their tenant obligations or the dwelling is no longer suitable to the accommodation needs of the tenant household. This measure will also facilitate landlords to reduce rents for tenants if they wish, knowing they would be able to reset to the market rent at the start of a new tenancy. It is intended to continue, from 1 March 2026, to allow the rent for a new rental dwelling be set to market value upon the commencement of its first tenancy. The first rent setting after a substantial change in the nature of a rented dwelling will also continue to be allowed to be set to market value. The text of the Bill will be finalised for publication as soon as possible. The Bill will be subject to debate, and open to amendment, during the legislative process in the Houses of the Oireachtas.
A detailed communications campaign by my Department, in conjunction with the RTB, will continue to publicise the new legislative measures from 1 March 2026. 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/
