Proposed Changes to the Rental Market (March 2026)

 

Ireland’s Proposed Rental Reforms from March 2026: What Tenants and Landlords Need to Know (Awaiting final details of the legislation)

Ireland is moving toward a new rental framework that is due to begin on the 1^st of March 2026. The Government has published detailed policy documents explaining what is intended, but the final draft legislation has not yet been published. That means the broad direction is clear, but some important details may still change once the Bill is finalised and enacted. Hugh Condron hughcondron

What’s already in place before March 2026?

Before the proposed March 2026 reforms begin, the Residential Tenancies (Amendment) Act 2025 has already introduced a nationwide rent control approach similar to what previously applied only in Rent Pressure Zones (RPZs). In simple terms, rent controls were expanded so they apply broadly across the State during this interim period. The Residential Tenancies Board (RTB) has also published guidance on how the interim rent review rules work in practice. Hugh Condron hughcondron

New ‘Tenancies of Minimum Duration’ and the 6 year cycle.

From the 1^st of March 2026, the Government proposes introducing Tenancies of Minimum Duration (TMD) for new tenancies. The published material describes these as rolling 6 year tenancies. How a Tenancy of Minimum Duration would begin? If a tenant has been in occupation for 6 months, and has not received a valid Notice of Termination in that period, the tenancy would move into a rolling 6 year term. Hugh Condron hughcondron

What does this means for tenants?

The policy aim is greater stability and fewer ‘no fault’ endings of tenancies during that 6 year term. Importantly, the tenant is not ‘locked in’ for 6 years. A tenant can still end the tenancy by giving the required notice, as under existing rules.

What this means for landlords?

Landlords’ ability to end a tenancy during the 6 year term is intended to be more limited and tied to specific reasons, rather than being open ended.

Rent increases: a nationwide cap linked to inflation

A central reform is that rent increases are intended to be capped at the lower of Consumer Price Index (CPI) inflation, or 2% per year. This is intended to apply nationally, not just in areas that were previously RPZs. This in theory gives more predictability to tenants, with rent increases tied to inflation but with a ceiling in higher inflation periods. In the case of landlords, rent growth becomes more formula based and constrained, which affects planning and long term yield expectations.

Rent resets: when rent might return to market levels (and when it shouldn’t)

The published reforms propose allowing rent to ‘reset’ to market levels in certain circumstances, but with safeguards.

Where rent resetting is intended to be allowed:

Where the tenant leaves voluntarily, where the tenancy ends due to tenant breach, where the dwelling no longer meets the tenant’s needs (examples include size or accessibility), and at the end of each 6 year Tenancy of Minimum Duration term. A key safeguard is that rent resetting should not be permitted where the tenancy ended by ‘no-fault’ termination. In other words, the policy intention is to prevent a tenancy being ended simply to increase rent. familylawcentre.ie

For tenants this offers continued protection during the tenancy (rent caps), but possible ‘step changes’ in rent at certain defined points, depending on how the final legislation sets the rules. For landlords there is a defined route to address rent drift (where rent has become significantly below market), but with compliance risk if the landlord attempts to reset rent after a termination that does not qualify.

Different treatment for ‘smaller’ and ‘larger’ landlords.

To date the published and available material distinguishes between, smaller landlords: landlords with 3 or fewer tenancies, and larger landlords: landlords with 4 or more tenancies, or landlords operating through a registered company. This matters because the policy indicates that smaller landlords may have additional options to terminate in limited circumstances (for example, hardship requiring sale or occupation by the landlord / close family). familylawcentre.ie

Sale of a property: ‘in situ’ sales and vacant possession.

The published reforms emphasise that landlords can sell a property at any time with the tenant in situ (meaning the tenant remains in occupation and the buyer takes over as landlord). Vacant possession (where the property is sold without the tenant in occupation) is intended to be more restricted, with available material indicating it may be possible mainly, where the tenant leaves voluntarily, for smaller landlords at the end of a 6 year Tenancy of Minimum Duration term for a limited period before rollover, and in limited ‘financial hardship’ scenarios for smaller landlords.

Student specific accommodation: tailored rent rules.

The Government material indicates that Student Specific Accommodation (SSA) will have a tailored regime, because most student licences run annually. The published approach includes, restricting rent increases for the first 3 years of the new national rent controls, preventing annual resets simply because a new student license begins, and allowing a market reset after 3 years (and then after each further 3 year cycle). familylawcentre.ie

Transparency: the Residential Tenancies Board rent register.

The reforms propose a more transparent rental market through the Residential Tenancies Board (RTB) rent register, including publication of rent amounts (with protections to avoid identifying the property address or the parties). The Government also notes engagement with the Data Protection Commission (DPC) on compliance with the General Data Protection Regulation (GDPR). Hugh Condron hughcondron

Enforcement: stronger compliance and dispute resolution.

As with the existing system, disputes about rent increases and Notices of Termination will continue to be dealt with through the Residential Tenancies Board (RTB). The overall direction is clearer rules and stronger compliance, but the ‘how’ will very much depend heavily on the final legislation and guidance.

What we cannot be definitive about yet (because the final Bill is not published)

Although the policy documents are detailed, the following points typically depend on the final statutory wording, what evidence is required to rely on certain termination grounds (for example, ‘financial hardship’ or ‘no longer meets needs’). Exactly how rent resetting works in practice (how ‘market rent’ is established and what anti-avoidance measures are included). Any exceptions for new development or refurbishment, and how they interact with the Consumer Price Index cap. The final design of the Residential Tenancies Board rent register changes and the Data Protection Commission’s requirements. Transitional provisions for tenancies spanning the changeover to the new rules.

The direction of travel is fairly clear, more stability for tenants, a national rent control framework, and a more defined set of termination rules while still trying to preserve some ability for landlords to sell, manage risk, and reset rent in clearly stated situations. familylawcentre.ie