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Residential Rental Market Reforms Ireland 2026 – New Rules for Landlords


From 1st March 2026, the government plans to introduce new legislation in Ireland known as The Residential Tenancies Bill 2026, introducing new rules which will apply to tenancies created on or after 1st March 2026 in Ireland, within the private rental sector.


What key changes are being introduced for new tenancies created on/after 1st March?

  • Introduction of rolling 6-year minimum duration tenancies (TMD’s) for tenancies commencing on or after 1st March 2026.
  • Mechanism to allow for resetting of rents to market value at the end of each six-year tenancy and in other limited circumstances. 
  • Annual rent rises will be linked to CPI going forward (cap of 2% will apply).

What about existing tenancies in place prior to 1st March? 

The proposed new rules apply to new tenancies created on or after 1st March only –the ‘old rules’ will still apply to existing tenancies in place prior to this date.

What will be the distinction between large and small landlords?

CategoryClassification Under Bill

Small Landlord
Has 3 or fewer tenancies

Large Landlord
Has 4 or more tenancies or is a registered company

What rules will govern the resetting of rents to market value under the new framework?

Rental rates may be reset by landlords to market value in the following circumstances from 1st March 2026:

  • A tenant leaves voluntarily or breaches obligations. 
  • At the end of each 6-year Tenancy of Minimum Duration (TMD). 
  • Dwelling is no longer suitable to the accommodation needs of the tenant.

How will the new rules affect rental price increases?

  • Annual rent increases will be linked to inflation (CPI index).
  • A cap of 2% will apply (excluding newly built apartments and student-specific accommodation).

Ending a Tenancy of Minimum Duration (TMD)

The rules governing the termination of a tenancy will differ for small and large landlords under the changes and are summarised below:

Small Landlords – Terminating a TMD

Smaller landlords will be allowed to end a TMD during the six year period in the following circumstances:

  • There is a breach of tenant obligations.
  • Property no longer suitable.
  • Landlord is experiencing financial or other hardship (to be defined by law).
  • Landlord or immediate family member need the accommodation to live in.

At the end of each six year term, smaller landlords may end end the tenancy using existing legal grounds, namely: 

  • Selling the property.
  • Substantial refurbishment/renovation.
  • Change of use of property. 
  • Landlord/family member use.

Large Landlords  – Terminating a TMD 

Under the new rules, large landlords will only be able to terminate a TMD when:

  • There is a breach of tenant obligations.
  • Property no longer suitable for the tenant.

How can a Tenant end a Tenancy of Minimum Duration (TMD)?

A tenant will be entitled to end a TMD at any time, as long as the correct notice period is given.


At Herbert & Lansdowne, we stay on top of every legislation change, interpret what it means for your property and make sure everything is handled correctly- so you don’t have to spend your time decoding regulations or worrying about costly mistakes.

Let us manage the changes for you. Get in touch with the Herbert and Lansdowne letting department today and enjoy peace of mind knowing your rental property is fully compliant, professionally managed and future-proofed.

Request a callback from our specialist Lettings Team.


This article is for general information purposes only and does not constitute legal, or other advice.

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