Tenant-Initiated Termination
If you (as a tenant) wish to end the tenancy, you must give written notice to the landlord. The minimum notice period depends on how long you've been living in the property:
| Duration of Tenancy | Notice Period (Tenant) |
|---|---|
| Less than 6 months | 28 days |
| 6 months — 1 year | 35 days |
| 1 — 2 years | 42 days |
| 2+ years | 56 days |
Landlord-Initiated Termination
A landlord can only terminate a tenancy on specific legal grounds. The grounds depend on whether the tenancy is within the first 6 months (contained in Part 4 of the Act) or after: during the continued Part 4 period.
Valid Grounds for Landlord Termination
| Ground | Description | Notice Period |
|---|---|---|
| Tenant breach of obligations | Non-payment of rent, damage to property, anti-social behaviour | 28 days (no minimum tenancy) |
| Landlord intends to sell | Landlord has entered into a contract to sell the property within 9 months | Standard notice period (see table below) |
| Landlord or family member needs property | Landlord, their spouse, civil partner, or dependent child needs to occupy | Standard notice period |
| Property required for substantial refurbishment | Works require vacant possession, with planning permission if needed | Standard notice period |
| Property no longer suitable for current occupant | E.g., property is being repurposed from residential to commercial use | Standard notice period |
Minimum Notice Periods (Landlord)
| Length of Tenancy | Notice Period |
|---|---|
| Less than 6 months | 90 days |
| 6 months — 1 year | 120 days |
| 1 — 2 years | 180 days |
| 2 — 3 years | 180 days |
| 3 — 4 years | 180 days |
| 4 — 5 years | 180 days |
| 5 — 6 years | 180 days |
| 6 — 7 years | 180 days |
| 7 — 8 years | 196 days |
| 8+ years | 224 days |
Invalid Terminations
A termination notice is invalid if:
- It does not state one of the valid legal grounds
- The notice period is too short
- The notice was not given in writing
- The landlord is retaliating against you (e.g., you complained about repairs)
- The landlord has not registered the tenancy with the RTB
If you receive a termination notice you believe is invalid, do not leave until you've sought advice. Contact Threshold (1800 454 454) or the RTB immediately.
What Happens After Notice?
- You receive a valid termination notice with the correct notice period
- At the end of the notice period, the tenancy ends
- You must vacate the property and return the keys
- Your deposit must be returned within 28 days (subject to deductions for damage)
Disputing a Termination
If you believe a termination is unlawful:
- Do not vacate: you have the right to stay until the RTB determines the matter
- Contact the RTB to open a dispute
- The RTB can: (a) declare the termination invalid, (b) award compensation, or (c) order the landlord to not re-let for 12 months
Key Points to Remember
- Landlords cannot evict without a valid RTB termination order (or court order if the RTB route is exhausted)
- Illegal eviction can result in compensation of up to €40,000
- If you receive a notice of termination, seek independent advice immediately
- You cannot be evicted during the 6-month probationary period unless you've breached your obligations
New rules for new tenancies (from 1 March 2026)
For tenancies created from 1 March 2026, the Residential Tenancies (Miscellaneous Provisions) Act 2026 changes who can be evicted and why. After the initial 6-month period, the tenancy becomes a tenancy of minimum duration of 6 years, renewable in 6-year cycles. Larger landlords (4+ tenancies, or a company) can only end the tenancy for breach of obligations or because the property is no longer suitable — the sale, own-use, renovation and change-of-use grounds no longer apply to them. Smaller landlords (3 or fewer tenancies) can also end a tenancy for hardship or to move in themselves or an immediate family member. Tenancies created before 1 March 2026 remain under the previous Part 4 rules.
Rent arrears: the correct procedure
Landlords cannot terminate for rent arrears without following the statutory process: they must first give you a written warning of the arrears; if rent remains unpaid 28 days after that warning, they can serve a notice of termination with at least 28 days' notice; and if you pay the arrears before the termination date, the notice lapses. If you are struggling with rent, engage early: talk to your landlord, contact your local authority about HAP, and get advice from Threshold or MABS (mabs.ie) before arrears accumulate.
Action steps if you receive a notice
- Check the notice against the RTB's notice requirements: correct form, correct notice period, valid ground, statutory declarations where required.
- If it is invalid, do not move out — tell the landlord in writing why it is invalid.
- If it is valid, negotiate the exit: agree the end date, the deposit return (within 28 days) and any move-out costs in writing.
- Get free advice from Threshold (threshold.ie) before the termination date.