March 2026
Residential Tenancies Act 2026:
What the New Rental Laws Mean for Tenants in Ireland
Ireland’s rental laws have changed with the introduction of the Residential Tenancies (Miscellaneous Provisions) Act 2026. According to the Department of Housing, Heritage and Local Government, these changes aim to strengthen tenant protections while also supporting the supply of rental housing.
For many people renting in Ireland, understanding what these changes mean can be confusing. It was a very dense piece of legislation and cover a number of variances. This blog explains some of the key updates to rental rules and what they could mean for tenants.
Key Rental Law Changes in Ireland (2026)
The new legislation came into effect on 1 March 2026. Different rules apply depending on when your tenancy began.
- Tenancies that started before 1 March 2026 generally continue under the previous system.
- Tenancies starting on or after 1 March 2026 follow the new legal framework.
This means some renters may see changes immediately, while others may encounter them gradually over time.
New Six-year Tenancies for Renters
Under the new law, most new tenancies created after March 1, 2026 will be Tenancies of Minimum Duration lasting six years. Simon Communities of Ireland (SCI) warmly welcomes this part of the legislation.
This change is designed to give renters greater security in their homes.
During this six-year period, some landlords can only end the tenancy for specific legal reasons. These may include:
- Breaches of tenant obligations (such as rent arrears or anti-social behaviour)
- The property no longer being suitable for the tenant’s needs
- Certain circumstances affecting small landlords (defined as ≤3 tenancies), such as financial hardship or needing the property for themselves or a family member
If none of these situations apply, tenants should be able to remain in the property for the full six years. This will depend on whether your landlord is classed as a small landlord (3 or less tenancies) or a ‘large’ landlord (4 or more tenancies). Guidance on security of tenure is available from the Residential Tenancies Board and through the Citizens Information Board websites.
Limits on Rent Increases
The new legislation also changes how rent increases work in Ireland.
In most cases:
- Rent can increase once per year
- Any increase is capped at inflation or 2%, whichever is lower
This rule is intended to slow the pace of rent increases while still allowing landlords to adjust rents over time.
Rent review rules are overseen by the Residential Tenancies Board, which also handles disputes between landlords and tenants.
Setting Rent When a New Tenancy Begins
Another significant change relates to what happens between tenancies.
When a new tenant moves into a property, the landlord will be able to set the rent at current market levels only if previous tenant left voluntarily, breached their tenant obligations, or if the property no longer suited their accommodation needs.
Once the new tenancy begins, the annual rent caps apply again.
Landlords will also be able to set the rent to current market levels at the end of a six-year tenancy cycle.
This element of the legislation has been widely discussed because of concerns about how it may affect rent levels in high-demand areas.
SCI’s main concern here is that rents remain utterly unaffordable across most of the country. Re-setting rents to market rates across the country will undoubtedly have a devastating impact on people’s lives in all areas of Ireland.
Different Rules for Small and Large Landlords
The legislation introduces some differences between small landlords and larger landlords or institutional investors. Larger landlords (4+ tenancies) generally have stricter limits on ending tenancies. Small landlords have more grounds for ending a tenancy, such as needing the property for family use. The intention is to recognise that many smaller landlords rely on rental income while still protecting tenant security.
What These Changes Mean for People at Risk of Homelessness
Secure and affordable housing is essential to preventing homelessness.
The Simon Communities across Ireland regularly support people who have lost their home in the private rental sector due to rising rents, the end of a tenancy, or the sale of a property.
Some of the changes in the Residential Tenancies Act 2026, may help improve stability for renters, such as longer tenancies and national limits on rent increases.
However, challenges remain. In many parts of Ireland, rents remain far above what many households can afford, and finding a new rental home can be extremely difficult. SCI’s quarterly Locked Out of the Market reports look at availability of rental properties within Housing Assistance Payment (HAP) limits. These limits are far below the market levels.
For households already under financial pressure, even small changes in rent or the loss of a tenancy can increase the risk of homelessness.
This is why access to clear information, early advice and tenant supports remains so important.
Understanding Your Tenant Rights in Ireland
The Residential Tenancies Act 2026 represents one of the most significant changes to rental laws in Ireland in recent years.
For many tenants, the introduction of longer tenancies and clearer limits on rent increases may offer greater security and predictability.
But with the housing crisis continuing to affect renters across the country, understanding your rights and knowing where to get help remains essential.
Where Renters Can Get Advice and Support
If you are renting and unsure about your rights, there are organisations that can help.
- Threshold Ireland – provides free advice, advocacy and support for tenants
- Residential Tenancies Board – offers information on tenancy rights and dispute resolution
- Citizens Information Board – explains rental rights and housing supports
- CATU Ireland – Community Action Tenants’ Union representing tenants’ rights across the country.
Getting advice early can often help prevent problems from escalating. And don’t forget that it is illegal for a landlord to say that they don’t accept HAP!
This blog provides general information only and should not be taken as legal advice.
