Security of Tenure
Security of tenure is one of the most important tenant rights in Ireland. After the first 6 months, your tenancy becomes a Part 4 tenancy, which gives you the right to stay in the property for up to 6 years total (the initial 6 months + 5.5 years). During this time, the landlord can only terminate the tenancy on specific legal grounds.
Minimum Notice Periods
If a landlord wants to terminate a tenancy (on valid grounds), they must give written notice. The minimum notice period depends on the duration of the tenancy:
| Length of Tenancy | Minimum Notice Period |
|---|---|
| Less than 6 months | 28 days |
| 6 months — 1 year | 90 days |
| 1 — 2 years | 120 days |
| 2 — 3 years | 140 days |
| 3 — 4 years | 160 days |
| 4 — 5 years | 180 days |
| 5 — 6 years | 200 days |
| 6 — 7 years | 210 days |
| 7 — 8 years | 224 days |
| 8+ years | 240 days |
Tenants must also give notice. For a tenant, the notice period is:
- Less than 6 months: 28 days
- 6 months — 1 year: 35 days
- 1 — 2 years: 42 days
- 2+ years: 56 days
Right to Repairs
Landlords are responsible for ensuring the property is maintained in good repair. This includes:
- Structure of the property (roof, walls, windows, doors)
- Plumbing, heating, and electrical systems
- Gas and sanitary appliances
- Fixtures and fittings provided as part of the tenancy
- Emergency repairs (e.g., heating failure in winter, major leaks)
What to Do If Repairs Aren't Done
- Notify the landlord in writing (email is fine)
- Give them a reasonable time to fix the issue (14 — 21 days for non-urgent repairs)
- If they don't respond, contact the RTB to open a dispute
- The RTB can order repairs and/or compensation
Right to Privacy
Your landlord cannot enter the property without your permission except in an emergency. Landlords must give you at least 24 hours' written notice before entering for inspections, viewings, or repairs.
Protection from Retaliation
It is illegal for a landlord to penalise you for exercising your rights (e.g., complaining about repairs, seeking dispute resolution). If you believe you're being penalised, contact the RTB immediately.
How to Enforce Your Rights
The Residential Tenancies Board (RTB) handles most disputes between tenants and landlords. The process is:
- Stage 1: Informal: Try to resolve directly with the landlord
- Stage 2: Formal mediation: RTB offers free mediation services
- Stage 3: Adjudication: If mediation fails, an RTB adjudicator hears both sides
- Stage 4: Appeal: Either party can appeal to the RTB Tenancy Tribunal
You can also seek legal advice from Threshold (the national housing charity) or FLAC (Free Legal Advice Centres).
Security of tenure in 2026
Your security of tenure depends on when your tenancy started. For tenancies created before 1 March 2026: after the first 6 months you have a Part 4 tenancy with strong protections, and the landlord can only end it on specified grounds (breach, sale with vacant possession, own/family use, substantial refurbishment, or the property no longer suiting your needs) — with the grounds proved genuinely since June 2022. For tenancies created from 1 March 2026: after 6 months you have a tenancy of minimum duration of 6 years, renewable in 6-year cycles, and the landlord's grounds depend on their size — larger landlords (4+ tenancies or a company) can no longer end a tenancy to sell, renovate, or move in themselves or family; smaller landlords (3 or fewer tenancies) can, but only with strict conditions and statutory declarations. Under both regimes, the first 6 months are a probation period during which the landlord can end the tenancy without giving a reason, with 90 days' notice.
Your repair rights in practice
Landlords are responsible for the structure (roof, walls, windows, doors), plumbing, heating and electrical systems, gas and sanitary appliances, and fixtures and fittings. Minimum standards regulations require central heating, ventilation, safe electrics (periodic inspection every 5 years), annual gas safety checks, smoke alarms, and freedom from damp and vermin. If repairs are needed: notify the landlord in writing; allow a reasonable time (14-21 days for non-urgent issues; urgent issues like a heating failure in winter or a leak must be addressed faster); if nothing happens, contact the RTB and also your local authority's housing inspectorate, which can issue a compliance notice. Never withhold rent to force repairs — it puts your tenancy at risk — and keep evidence (photos, emails, engineer reports) of every request.
Disputes and compensation
The RTB dispute process is free: apply online within the time limits (generally within 6 years for most disputes, but act fast — deposit disputes have shorter windows), and the RTB will offer mediation first, then adjudication, with appeals to the Tenancy Tribunal. The RTB can award compensation, order repairs, determine the correct rent, and order a refund of overpaid rent or an unlawfully withheld deposit. Its decisions are binding and enforceable in the District Court. Threshold (threshold.ie) offers free advice and representation in many cases — tenants who use Threshold win a large share of their disputes.
Action steps
- Know your tenancy's start date — it determines which legal regime protects you.
- Keep the RTB registration number and your tenancy agreement safe.
- Put every repair request in writing, with photos.
- If your rights are breached, act within the RTB time limits — delay can extinguish your claim.