Sharing Accommodation in Ireland: Digs, Co-Living & Rent-a-Room

Q: 2. The Rent-a-Room Scheme

The Rent-a-Room Scheme allows a homeowner to rent out a room in their own home tax-free. Key details:

Shared Accommodation Options

With rental prices at record highs, sharing accommodation is a common and often necessary option for many people renting in Ireland. There are several types of shared living arrangements, each with different legal protections.

1. House Sharing (Joint Tenancy)

This is where two or more unrelated people share a rented house or apartment, each with their own bedroom and shared common areas. Legally, this is typically a joint tenancy where everyone signs the same lease.

Full Part 4 rights apply: after 6 months, you have security of tenure
Each tenant is jointly and severally liable for the rent (if one person doesn't pay, others must cover it)
The property must be registered with the RTB
Deposit protections apply as normal

Tip: If you're sharing with people you don't know well, have a 'house agreement' covering bills, cleaning rotas, guests, and notice periods. This isn't legally required but can prevent disputes.

2. The Rent-a-Room Scheme

The Rent-a-Room Scheme allows a homeowner to rent out a room in their own home tax-free. Key details:

The homeowner can earn up to €14,000 per year tax-free (2026 rate)
The room must be in the homeowner's principal private residence
The scheme applies to both owner-occupied and local authority homes (with permission)
If you're the renter (licensee), you have limited rights: you are a licensee, not a tenant with Part 4 protections
The homeowner can ask you to leave with reasonable notice (typically 28 days)

For tenants: The Rent-a-Room scheme is a good way to save on rent, but you have fewer legal protections. Make sure you understand the terms before moving in. You won't have RTB protection.

3. Digs (Licence Arrangements)

'Digs' is the traditional Irish term for renting a room in someone's home, often including meals. This is common for students and young professionals, especially in urban areas.

This is a licence, not a tenancy
The homeowner (licensor) can set their own terms
No RTB registration required
No Part 4 security of tenure
Notice periods are whatever is agreed (or reasonable: typically 28 days)

4. Co-Living (Purpose-Built)

Co-living is a newer form of accommodation where a company operates a large building with private en-suite bedrooms and shared kitchens, living rooms, and amenities. Examples include Vonder, The Collective, or Dublin- specific co-living developments.

Aspect	Co-Living	Traditional Sharing
Tenure	Usually a licence or short-term lease	Tenancy with Part 4 protections
Bills	Typically included in rent	Usually separate
Flexibility	Short notice periods (7–28 days)	Minimum 28–56 days
Cost	€800–€1,500 per month (Dublin)	€600–€1,200 per room
Contract type	Licence agreement	Tenancy agreement

Warning: Some co-living operators use licence agreements to avoid RTB obligations. If you are renting for more than 28 days and have exclusive use of a room, you may actually have a tenancy — not a licence. Get legal advice if you're unsure.

5. Student Accommodation

Student-specific accommodation includes:

On-campus accommodation: Usually a licence arrangement, with specific term dates
Purpose-built student accommodation (PBSA): Private developments near campuses, typically with 41-week or 51-week contracts
Digs near colleges: Popular with international students
Shared private houses: Often more affordable, especially in cities with multiple universities (Dublin, Cork, Galway, Limerick)

Since 2022, student-specific accommodation has its own provisions under the Residential Tenancies Act, including limits on rent increases during the academic year.

Pros and Cons of Sharing

Pros	Cons
Lower rent — often 30–50% less than a solo apartment	Less privacy and personal space
Bills split between housemates	Potential conflicts over cleanliness, noise, guests
Social aspect — living with others	Joint liability for rent and bills
More properties available (shared market is larger)	Higher turnover — housemates may come and go
Flexible terms in some arrangements	Fewer legal protections in licence arrangements

Legal Checklist for Sharers

Am I a tenant (Part 4 protections) or a licensee?
Is my deposit protected under the deposit scheme?
Is the tenancy registered with the RTB?
Do I have a written agreement clearly stating my obligations?
Who is responsible for paying bills, and how are they split?
What happens if a housemate leaves early?
What is the notice period for leaving?

Remember: Even in a shared house, you have rights. If you're paying rent for a room and have exclusive use of it for more than 28 days, you likely have a tenancy and all the protections that come with it — including the right to dispute issues through the RTB.

The Rent-a-Room scheme in 2026

The Rent-a-Room Scheme lets a homeowner (or tenant with permission) rent out a room in their home with tax-free income of up to €14,000 a year. For the person renting the room, this is usually the cheapest way to live in a city: a room in Dublin typically costs €700-€1,200 a month including bills. The trade-off is legal: a Rent-a-Room occupant is a licensee, not a tenant — the Residential Tenancies Acts do not apply, no RTB registration, no deposit cap, and only reasonable notice is required. Get the terms in writing.

House shares: joint tenancies

If two or more unrelated people rent a house together, each signing the lease, it is a joint tenancy with full tenant protections: RTB registration, one-month deposit cap, security of tenure, and the 2% rent cap. The catch is joint and several liability — if one housemate stops paying, the others are liable for the full rent. Agree in writing how bills are split before you move in.

Action steps

Decide whether you want tenant protections (joint tenancy) or low cost (Rent-a-Room/digs) — you usually cannot have both.
If sharing, get everyone's name on the lease and agree bills in writing.
Check the property is RTB-registered if it is a tenancy — needed for the Rent Tax Credit.
If you are the host, use the Rent-a-Room scheme properly: €14,000 tax-free, but the room must be in your principal private residence and you must declare it to Revenue if you earn more than €14,000.