Landlord Tenant Solicitors Dublin: Landlord & Tenant Law is an extremely complex area. When entering a lease, both the landlord and the tenant need to be fully advised of the rights and obligations being created.
For instance from a tenant’s point of view, a long lease may create certain rights of renewal for a tenant, however, such a lease is generally fully repairing and insuring. These leases can contain extremely onerous clauses if not carefully negotiated on behalf of a tenant. From a landlord’s point of view, the benefit of such a long lease must also be weighed against the granting of renewal rights and also against important VAT considerations. Therefore, it is essential that both a landlord and tenant obtain specialist and expert advice before entering a commercial lease.
If you are contemplating leasing a property or purchasing a property, which you intend to rent on a commercial basis, please call Paul W. Keogh Solicitors for a consultation. This can be in person, or over a Zoom / Teams video link.
Landlord Tenant Solicitors Dublin
Landlord and tenant law in Ireland, primarily governed by the Residential Tenancies Acts 2004-2024, protects tenant rights to security of tenure and sets legal obligations for both parties. Key rules include mandatory RTB registration, limits on deposits, restrictions on eviction reasons, and strict rent control in pressure zones, with major changes to tenancies of unlimited duration taking effect from March 1, 2026.
Key Aspects of Irish Landlord and Tenant Law:
Security of Tenure: After a 6-month probationary period, tenants acquire “Part 4” rights, allowing them to stay longer (often 6-year cycles).
Termination: Landlords must provide valid legal reasons (e.g., breach of contract, selling, needing property for family) and proper notice periods.
Rent Control: In Rent Pressure Zones (RPZs), rent increases are capped at 2% per year or the CPI (whichever is lower).
Deposits & Payments: Deposits cannot exceed one month’s rent, and advance rent cannot exceed one month’s rent.
Obligations: Landlords must provide a safe, fully maintained property. Tenants must pay rent, avoid damaging the property, and avoid antisocial behavior.
Disputes: The Residential Tenancies Board (RTB) handles disputes and operates a mandatory registration system.
Key Legal Changes from 1 March 2026:
Tenancies of Unlimited Duration: If a tenant is compliant, their tenancy becomes of unlimited duration after 6 months, restricting a landlord’s ability to end it.
Smaller vs. Larger Landlords: Different termination rules apply based on whether the landlord holds 3 or fewer tenancies (small) or 4+ (large/company).
Mandatory RTB Notice: Even during the first 6 months, landlords must serve a notice of termination to both the tenant and the RTB.
Rent Reset: Landlords can only reset to market rent after a 6-year period if the previous tenant left voluntarily or breached obligations.
