Residential Tenancies (Miscellaneous Provisions) Bill 2026

The Residential Tenancies (Miscellaneous Provisions) Bill 2026 (“The Bill”) was passed by the Dail on 11 February 2026. These changes are due to take effect from 1 March 2026 for new tenancies created on or after 1 March 2026. The much anticipated Bill is set to introduce significant changes to residential tenancies in Ireland.

Some Key Changes:

Security of Tenure Strengthened

All new tenancies created from 1 March 2026 will be subject to a minimum six-year duration, aimed at providing greater security of tenure.

Rent Resets

For new tenancies starting on or after 1 March 2026, landlords will be entitled to reset rents to market rates at the end of each six-year tenancy unless a ‘no fault’ termination occurs. This will be monitored by the new register. If there is a ‘no fault’ termination, the landlord loses the ability to carry out a rent reset at the end of that cycle. The landlord must wait until a subsequent qualifying six-year tenancy cycle (without a no-fault termination) before being eligible to reset to market rent.

Rental Price Register

Establishment of a rental price register for the first time.

Landlord Categorisation

New distinction between ‘larger’ and ‘smaller’ landlords.

Rent Increases

Rent increases will be linked to inflation (“CPI”) but will be subject to a cap of 2% in times of higher inflation. This is a change from the current linkage to the Harmonised Index of Consumer Prices (“HICP”). The cap will not apply, however, to rents in new apartments or student accommodation – a move that The Department of Housing says is aimed at boosting investment in the construction of new apartments.

‘Larger’ and ‘Smaller’ Landlords

One of the most striking changes of The Bill for Landlords and Tenants alike is the distinction which is made between large and small landlords. Smaller landlords are defined as having up to three tenancies. Under the new rules, Large landlords will be allowed to end a tenancy in very limited circumstances.

Landlord Terminating a Tenancy (after six years only) – Small Landlords (1-3 properties)

1. The tenant is not meeting their obligations (e.g. the tenant has not paid their rent)
2. The property no longer suits the tenant’s needs
3. Financial or other hardship requiring sale of the property
4. The landlord or a close family member needs to live in the property
5. Selling the property
6. Substantial refurbishment/renovation
7. Changing the use of the property

Landlord Terminating a Tenancy (after six years only) – Large Landlords (4+ properties)

1. The tenant is not meeting their obligations (e.g. the tenant has not paid their rent)
2. The property no longer suits the tenant’s needs

Renters with tenancies beginning after 1 March 2026 will benefit from new protections, including the abolition of no-fault evictions by larger landlords. Renters who enter into a new tenancy will have tenancy security for the first six years, meaning they cannot be evicted unless there has been a genuine breach to the rental agreement. This marks a significant alteration to the status quo as larger landlords cannot terminate for sale, renovations, or change of use during the six-year term.

Rental Price Register

The Department of Housing has confirmed that the new register will be live from 1 March 2026. This register will be operated by the Residential Tenancies Board (“RTB”). The governments hope for the register is that it creates greater transparency in rental prices for tenants, landlords and other stakeholders.

Landlords will be obliged to undertake a self assessment of the property and ensure that it is consistent with similar properties with similar characteristics, size, energy rating, and local electoral area. Landlords who use the register improperly will face potential fines and will be susceptible to being brought before the RTB.

Security of Tenure

Once a tenant has been residing in a rental property for 6 months and has not received a valid Notice of Termination, they will have the right to remain in the property for rolling 6-year terms provided they comply with their obligations. This is known as a Tenancy of Minimum Duration (“TMD”).

The old ‘Part 4 Tenancy’ regime remains in place for tenancies created prior to 1 March 2026. The same test as a Part 4 Tenancy applies for a tenancy to qualify as a TMD:

• The tenant has lived in the property for at least six months; and
• The landlord has not served a valid notice of termination during that time.

Conclusion

This represents a seismic shift in the residential landscape and is the latest edition of reform which has been frequent in the last decade. The aspiration of The Bill is to strike a balance between strengthening tenants’ rights and encouraging greater investment in residential properties, which are chronically undersupplied at the moment.

It remains to be seen whether it will achieve this. The Bill would bring Ireland’s rent control laws closer in line with European standards. It is envisaged that the changes will trigger an influx of landlord related disputes being brought before the RTB before the new rules have fully bedded in.

How can we help

If you are a landlord or a tenant and are looking for legal advice tailored to your specific needs, please feel free to contact Michelle McArdle in our Real Estate Department (mmcardle@bhsm.ie / +353 (0)1 440 8300).

This article is for general information purposes.  Legal advice must be obtained for individual circumstances.  Whilst every effort has been made to ensure the accuracy of this article, no liability is accepted by the author for any inaccuracies.