When you become a landlord in Ireland there is a list of minimum standards for residential rented accommodation, set out by the Residential Tenancies Board (RTB), that you must comply with.

As a landlord, you have a responsibility for meeting these minimum standards, and keeping up to date with the ever-changing minimum standards and legislation.

Property Condition and Facilities to Include

Before moving any tenant into your property, you must ensure your property meets the minimum standards required and is adequately equipped to ensure safety, comfort, and compliance.

• Your property must be free from damp and in good structural repair.
• You must have hot and cold running water available.
• Adequate ventilation and heating which the tenant can control.
• Where the heating is provided by the landlord, you must also provide a wall mounted heater in each room, that can be controlled by the tenant.
• All appliances should be in good and safe working order.
• A microwave, 4 ring hob and adequate fridge/ freezer (Ice box is not sufficient) must be provided.
• Adequate storage presses for food and cleaning materials.
• All electrical wiring, gas and water pipes should be in a good condition.
• Sufficient 10-year battery smoke alarms should be provided.
• A 10-year battery C02 alarm should be installed in any room with a gas appliance or boiler.
• All properties must have a fire blanket.
• If your property is in a multi-unit building, then you must include a fire detection device, alarm system, an emergency evacuation plan, a fire safety plan and emergency lighting in common areas.
• Front and rear doors should be fitted with a thumb turn locks to prevent being trapped inside in the event of a fire.
• You must provide access to washing and drying facilities, weather self-contained or communal.
• If your property has no outdoor space to dry clothes, you must provide a dryer.
• All habitable rooms should have natural light or adequate artificial light where it is not possible to supply natural light.
• Window restrictors must be applied to all windows that are located above 1400mm from ground level in order to prevent falls.
• All bathrooms should be provided with a working heater and adequate ventilation.
• Tenants should be given access to information on the property, building services, appliances and their maintenance requirements.
• Prevention against the infestation of vermin and pests should be undertaken and maintained.
• There should be adequate access to refuse storage facilities.

Repairs and Inspection

It is recommended by the RTB that landlords or their property manager carry out regular inspections throughout the tenancy. This is important to ensure any unreported maintenance is brought to light, tenants are fulfilling their obligations and to ensure the property is in a good and safe state of repair.

Reasonable notice should be given to all tenants before a landlord enters a property. A mutually agreeable time should be agreed in advance.

Breach of Minimum Standards for Rented Residential Accommodation

When a tenant believes that the property they are renting does not comply with the minimum standards listed above, they should first notify their landlord in writing. A reasonable time period must be given to the landlord to rectify the issue and reasonable access to the property should be allowed to make any repairs, changes or replacements.

If the issue is not resolved, tenants can then contact their local authority who are responsible for enforcing such standards in residential properties. If required, the local authority will then carry out an inspection of the property.

To avoid such issues occurring, it is a good idea to keep-up to date with any changes to the minimum standards through your estate agent or our own research.

How can a Property Management Company help?

The list of minimum standards is long and can often leave landlords doubting their efforts and wondering if they have met all the requirements adequately. Some stipulations can leave the landlord guessing whether they have fitted particular safety devices correctly and if they have supplied the tenant with the best standard of safety equipment possible. It is easy to unknowingly become non compliant, serve an invalid notice or rent increase to a tenant.

A good way to alleviate any worries is to work with a property management company who can take responsibility for all of the above and much more.

At Herbert and Lansdowne, we work with landlords every day and use our wealth of experience to free up your time and take the pressure off by ensuring all minimum standard requirements are met, mid tenancy inspections are complete, repairs are complete in a timely manner, and we even have a 24-hour emergency maintenance team to deal with any leaks, fires, break ins and emergencies outside of normal hours.  

3 Month Free Property Management Trial

We are offering a 3-month free trial to all landlords that would like to test drive the management service. Along with the above, there are a lot of additional aspects to the service – point of contact for tenants, arranging maintenance, key holding service, photographic inspection reports, and rent collection service to mention but a few.

Property Management Fees are Tax Deductible

The cost of our management service is 6% of the monthly rent plus VAT at 23%. Based on a rent of €1500 plus vat, this would work out at €90 plus vat per month. This is a fully tax-deductible expense and one of the best investments you can make in your rental property. We will ensure that maintenance is complete at competitive rates, rent increases are complete where possible and any tenant issues are dealt with as efficiently and effectively as possible, ensuring your asset is performing to the best of its ability.

Having your property professionally managed will ensure that you and your property are meeting all the requirements, your asset is performing to the highest level and most importantly that you do not have the stress or worry wondering if you have done everything required of you.

Call Alan McMurray today on (01) 5329000 or email alan@herbertlansdowne.ie to discuss our property management service. Bespoke management packages can be arranged to suit your needs.

Fire and Safety

It is extremely important to ensure that your property is adequately equipped for a potential fire and to fit the property with the necessary equipment to deal with a fire should one arise.

Landlords must comply with the Fire Service Acts (1981-2003) and safety requirements from the Housing Regulations 2019.

The fire safety requirements are as follows;

• A self-contained unit should have a fire detection device and an alarm system should be fitted in the property.
• Common areas of a multi-unit property, such as a stairway or hallway, should also be fitted with fire detection devices, alarms systems, an evacuation plan and emergency lighting.
• A suitably located fire blanket should be available in the property.
• Fire alarms should be either mains-wired with a battery back-up or be 10-year self-contained battery operated.
• Smoke alarms should be placed in suitable locations throughout the property.
• Rooms should allow for the safe removal of fumes and other products of combustion to the external air.
• Each room should have adequate ventilation.
• Gas, oil, electricity and electrical distribution boxes should be in good repair and maintained in safe working order.
• All fire equipment should be maintained and checked regularly.

A more detailed description of all of the above and how to fit each component correctly can be found on the Dublin City Council website.

Breach of Minimum Standards

When a tenant believes that the property they are renting does not comply with the fire safety requirements listed above, they should first notify their landlord in writing.

A reasonable time period must be given to the landlord to rectify the issue and access to the property should be allowed to make any repairs, changes or replacements.

If the issue is not resolved, tenants can then contact their local authority who are responsible for enforcing such standards in residential properties. If required, the local authority will then carry out an inspection of the property.

To avoid such issues occurring, it is a good idea for landlords to keep up to date with any changes to fire safety requirements by creating an account with the Residential Tenancies Board.

How can a Property Management Company help?

Fire safety is something a landlord should take very seriously and so it should be carried out to the letter to ensure that you are providing your tenants with a safe and adequately equipped home.

A fire safety check should be done during all inspections of the property and tenants should be reminded about their responsibilities around the use of candles, cigarettes, frying pans and the use of faulty electrical equipment.

However, as a landlord, choosing the best equipment and knowing how and where to fit them can be confusing and can leave you doubting the quality of your efforts.

A good way to alleviate any worries is to work with a property management company who can take responsibility for all of the above and much more.

At Herbert and Lansdowne, we work with landlords every day and can use our wealth of experience to take the pressure off by taking charge of the fire safety requirements in your property and ensuring that they are maintained and updated when needed.

Having your property professionally managed will ensure that you and your property are meeting all the requirements and providing your tenant with a safe and comfortable home.

We are offering a 3-month free trial to all landlords that would like to test drive the management service. Along with the above, there are a lot of additional aspects to the service – point of contact for tenants, arranging maintenance, meeting minimum standard requirements, key holding service and rent collection service to mention but a few.

The cost of our management service is 6% of the monthly rent plus VAT at 23%. Based on a rent of €1500 plus vat, this would work out at €90 plus vat per month. This is a fully tax-deductible expense and one of the best investments you can make into your rental property. We will ensure that maintenance is complete at competitive rates and rent increases are complete where possible, ensuring your asset is performing to the best of its ability.

1.  Lease termination & Notice Periods

Gathering contact information from your tenants, such as email and phone number, should be done at the beginning of a tenancy. This will allow for ease of communication between you both should
issues arise or any maintenance needs to be carried out. Likewise, your tenants should be able to contact you should they need to.

When it comes to the time for lease renewal of your property it is in your best interest to communicate this with your tenant well in advance of the date.

If a tenant wishes to stay beyond their lease renewal, they should notify their landlord in advance in writing within the correct time period depending on the length of their tenancy.

Notice periods to end a tenancy agreement for tenants and landlords are as follows:

Length of Tenancy	Notice Period Required
Less than 6 months	90 days
Not less than 6 months but less than 1 year	152 days
Not less than 1 year but less than 7 years	180 days
Not less than 7 years but less than 8 years	196 days
Not less than 8 years	224 days

If a landlord wishes to end a tenancy, they can serve their tenants with a “Notice of Termination” by giving a 28-day notice period in writing. This can be done without giving a reason within the first 6 months of the tenancy.

After 6 months, tenants are protected by “Security of Tenure Rights” and landlords can only terminate a tenancy if the tenant has breached their obligations such as refusing to pay the rent or if both the landlord and tenant have agreed to end it.

Exceptions to security or Tenure rights apply in cases such as student accommodation, transitional housing or when the place of dwelling is within or attached to the landlord’s home.

Similarly, a tenant cannot end a tenancy without notice before the renewal date unless the landlord has breached their obligations or agreed to them doing so.

When a landlord serves or receives a notice for a property, it is beneficial to make the tenants aware of their obligations, how the property should be returned and agree a time and date for key handover. This will reduce any confusion, uncertainty, and potential disputes.

2.  Closure of accounts, inspection and Meter Reading

When a tenant vacates a property, it is their responsibility to pay all outstanding bills for services used during their tenancy. This may include, gas, electricity and waste collection.

On the tenant moving out day, a meter reading should be taken by the landlord or property agency and the results should be communicated to the service provider so that a final bill can be forwarded to the vacating tenant’s new address.

The utilities should be put back in the landlord’s name between tenancies to avoid disconnection and so the exiting tenants receive their final bill.

On the move in day for the next tenant, a new meter reading should again be taken and sent to the service provider along with the new tenant’s contact details so that they can open a new account in their name.

As a landlord you will be charged for the disconnection and the reconnection along with having to arrange a date for reconnection. You will be given a 5 hour slot to wait in the property for the utility company to arrive and reconnect the utilities. This can be frustrating as it costs time, money and can often lead to a delayed move in date for your tenants. 

On the tenant moving out day, a landlord should do an inspection of the property to ensure the tenants have removed their belonging, have not taken your belongings, have left the property clean and free of damage. It is also a good opportunity to identify any improvements that may be required. If damage has been caused during the tenancy, then the cost of repairs will be deducted from the security deposit paid by the tenant at the beginning.

A photographic inventory of items and condition report, which will have been done at the beginning of the tenancy, should be consulted during this inspection to ensure that all items remain in the property and are in good working order.

If it is clear that the property is unclean and will need help from a professional cleaning service to meet the minimum standards for the next tenant, then the cost can be deducted from the security deposit.

3.   Return of keys and Deposits when tenant moving out

Once an inspection has been carried out, a forwarding address for the tenant leaving has been given, everything is believed to be in order and the tenancy agreement has been honoured then a security deposit can be released back to the tenant and all keys, fobs, remotes and permits to the property should be returned to the landlord.

If the landlord is happy that no repairs, replacements or cleaning are needed and all rent has been paid up to date, then they can return the full security deposit to the tenant. This may not happen on the tenant moving out day but should be done promptly not long after that date.

4.   Referrals and References

When a tenant communicates in writing that they do not wish to continue with the tenancy it is a good idea on the landlord’s part to ask them if they are seeking rental accommodation elsewhere. This gives you the opportunity to keep existing tenants should you have further rental properties in other locations or refer them to a friend who may return the favour should you need tenants at another time.

It is also a good idea to ask the vacating tenants if they have anyone they would recommend as new tenants to fill the property.

A tenant may also ask you to provide a reference for their next landlord. If no issues arose during their tenancy and they did not breach their obligations as a tenant, then it is recommended that you provide them with the reference they need.

5.    Getting Ready for New Tenants

Before a new tenant moves in it is a good idea to check if anything needs to be replaced which may have suffered wear and tear during previous tenancies. It is also very important to carry out a fire safety check of the property and ensure that you are still meeting the minimum standards set out by the Residential Tenancies Board.

New tenants should be vetted appropriately. A reference from their previous landlord and current employer should be requested and checked along with a proof of address, photo ID and payslip. You can check on the RTB website whether the proposed new tenant has been part of an RTB hearing in the past. 

A meter reading should be taken on the first day of their tenancy and the photographic inventory of items and condition report should be reviewed.

A list of service providers for heating, gas, oil and waste can be given and the tenants should be reminded to set up accounts to cover costs for each.

 A security deposit should be taken and a new tenancy agreement should be signed by the new tenants. Under recent legislation landlords are only entitled to collect a maximum of 1 month’s rent and 1 month’s deposit.

If there are any additional costs associated with the property, such as maintenance of communal areas or concierge services, then this should be discussed with the tenant before they sign an agreement or pay a deposit.

The deposit should be kept safe and returned to the tenants at the end of the tenancy if they meet all their obligations.

Why it makes sense to use a property management company

There is a lot to take responsibility for when you are renting a property.

All in all, keeping up with payments, maintenance, inspections and the processing of tenancy agreements can become a challenging full-time job.

It makes sense to work with an outsourced property management company who can take charge of the long list of responsibilities and requirements, ensure you are fully protected as a landlord and leave you stress-free with nothing to do but receive your rent.

At Herbert and Lansdowne, we prioritise securing top quality tenants for your property at the highest rent achievable and can ensure that the turn-around between vacating tenants and new tenants is as short as possible.

We handle all aspects of managing a rental property from tenant management, photographic inventory, condition reports and inspections to key holding, maintenance, rent reviews, lease renewals and rent
collection.

Our experience will give you the highest level of security as a landlord through our time and date stamped photographic inventory and condition reports, before and after the tenancy along with our guaranteed mid-tenancy inspections that will catch any unreported maintenance, any excessive wear and tear and any tenants not meeting the obligations of their lease agreement. This will help reduce the risk of receiving your property back in poor condition.

We work with landlords every day and can use our wealth of experience to manage everything to do with your property and ensure it is all handled with the utmost professionalism in a timely and comprehensive manner.

We are offering 3-month free trial to all landlords that would like to test drive the management service. Along with the above, there are a lot of additional aspects to the service – point of contact for tenants, arranging maintenance, meeting minimum standard requirements, key holding service and rent collection service to mention but a few.

The cost of our management service is 6% of the monthly rent plus VAT at 23%. Based on a rent
of €1500 plus vat, this would work out at €90 plus vat per month. This is a fully tax-deductible expense and one of the best investments you can make into your rental property. We will ensure that maintenance is complete at competitive rates and rent increases are complete where possible, ensuring your asset is performing to the best of its ability.