Tenant’s guide to Ireland’s new tenancy rules
From March 1st 2026, Ireland’s rental system changes for new tenancies only, under reforms introduced by the Department of Housing, Local Government and Heritage. If you’re already renting before that date, your tenancy continues under the current system. If you start a new tenancy on or after 1 March 2026, the new framework applies to you. Let’s break down what that actually means in real life for tenants, focusing on rent reviews, rent resets, security of tenure and termination.
Rent Reviews (While You’re Living There)
Whether your tenancy started before or after March 1st 2026, the rules for annual rent reviews are the same. Since the entire country is now designated a Rent Pressure Zone (RPZ), rent increases during a tenancy are capped nationwide.
Rent can only be reviewed once every 12 months.
Any increase is limited to the lower of 2% per year or inflation (CPI).
Example:
If inflation is 1.5%, the increase is limited to 1.5%.
If inflation is 4%, the increase is capped at 2%.
So if your rent is €1,800:
At 1.5% inflation → new rent = €1,827
At 4% inflation → new rent = €1,836
The key point is this: there is no major difference between existing and new tenancies when it comes to annual rent reviews. While you're living in the property, the annual cap continues to protect you.
Rent Reset (Between Tenancies)
This is where the biggest change happens.
Under Existing Rules
Under the current system, landlords generally cannot freely reset rent between tenancies. RPZ rules limit how much the rent can increase - even when a new tenant moves in - unless a specific legal exemption applies (for example, a substantial refurbishment).
That’s why you sometimes see two identical apartments in the same building with very different rents - one may still be tied to older RPZ limits.
Under the New Rules (From March 2026)
For new tenancies starting on or after March 1st 2026, the position changes. If:
A tenant leaves voluntarily, or
A tenancy ends due to a serious breach (such as rent arrears or anti-social behaviour),
the landlord can reset the rent to current market value before the next tenant moves in. That’s the big shift.
Example:
Tenant A was paying €1,400 per month under older RPZ limits. They move out in 2026.
The current market rent for similar properties is €1,850. Under the new rules, the landlord can set the new tenancy at €1,850.
However, the landlord must:
Provide proper written notice of the new rent, and
Include details of comparable rental properties to show how the new rent was set.
Once the new tenant moves in, the 2% or CPI annual cap applies again. So while rent can jump between tenants, increases are limited during a tenancy.
Security of Tenure - How Long Can You Stay?
Security of tenure simply means: how secure is your right to remain in your rented home? This is one of the areas where the new rules make a noticeable difference.
Existing Tenancies (Before March 2026)
Under the current system, after you’ve lived in the property for 6 months, you gain long-term tenancy rights (often called “Part 4” or unlimited duration tenancy rights). This allows you to stay in the property, but your landlord can still end the tenancy for certain legally valid reasons. These include:
Selling the property
Major renovation
Moving in themselves or a family member
Change of use
As long as the correct notice is served and the legal requirements are met. So while you do have long-term rights, there are several grounds that allow a landlord to end the tenancy.
New Tenancies (From March 2026)
For tenancies starting on or after March 1st 2026, security of tenure becomes stronger. After the first 6 months, your tenancy becomes a rolling 6-year Tenancy of Minimum Duration. This means, if you are not served a valid notice to vacate within the first 6 months, you are entitled to remain in the property for a 6-year cycle.
The landlord cannot terminate unless specific legal grounds apply and the major difference is that termination grounds are more restricted - especially depending on the size of the landlord.
Larger Landlords (4 or More Tenancies)
Under the new framework, larger landlords generally cannot terminate the tenancy for:
Sale of the property
Renovation
Moving in themselves or a family member
This significantly reduces “no-fault” terminations for tenants renting from larger landlords.
Smaller Landlords (3 or Fewer Tenancies)
Smaller landlords may still terminate - but only in limited and clearly defined situations, such as:
Genuine financial hardship requiring sale
Needing the property for their own occupation or that of a close family member
So termination becomes more restricted than under the current system.
What This Means in Real Life
If you’re already renting: you have long-term rights, but your landlord still has broader termination grounds available.
If you start a tenancy after March 1st 2026: your right to stay becomes stronger, particularly if your landlord owns multiple properties.
Final Thoughts
The new tenancy reforms bring stronger protections, particularly around security of tenure and termination, while maintaining familiar safeguards like the annual rent review cap. If you’re moving into a new tenancy, it’s important to understand rent resets, your 6-year protection cycle, and the limited grounds for termination.
As these reforms are implemented, tenants can expect further updates and clarification through official guidance on Citizens Information and gov.ie.
Relocation services
If you’re moving to Galway, our relocation services can make the process easier by helping you find suitable accommodation, guiding you through tenancy agreements, and assisting with setting up utilities - ensuring your move is as smooth and stress-free as possible.
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