By Dayo Ade Olusola | M10News | October 6, 2025
DUBLIN, Ireland — As Dublin’s housing market tightens, tenants report rising cases of overcharging, unlawful evictions, and substandard living conditions. Interviews with renters, RTB complaint records, and firsthand observations reveal systemic problems linked to both landlords and rental agencies.
Unlawful Rent Hikes and Hidden Fees
While Rent Pressure Zone (RPZ) laws limit rent increases to 2% annually, tenants report that some landlords and agencies demand extra fees disguised as “service charges” or “admin fees.”
“I was told my rent would increase by €400 in one go,” said a tenant in Rathmines, Dublin. “The agent said it was just paperwork, but it wasn’t in my contract.”
Documents reviewed by M10News indicate that some tenants pay hundreds above lawful limits, often without receipts.
Substandard Living Conditions
Multiple tenants described poorly maintained apartments: broken heating systems, damp walls, and malfunctioning appliances. One tenant in Drumcondra shared photos showing leaking ceilings and mouldy bathrooms, despite repeated requests for repairs.
“They said they’d fix it last winter,” the tenant said. “Nothing happened, and now it’s getting worse.”
Eviction Notices and Short-Term Pressure
RTB data shows that termination notices in Dublin have increased by 15% over the past year, with many landlords citing property sale or personal use as justification.
(Source: RTB Annual Report 2025)
“They served us notice after six months, claiming they needed the flat for family,” said a tenant in Phibsborough. “It felt like intimidation because we had complained about the heating.”
Rental Agencies Under Scrutiny
Agencies often act as intermediaries, but tenants report opaque fee structures, misleading contracts, and delayed deposit returns.
A tenant in Ranelagh said:
“The agency promised a fully furnished flat. We got basic furniture and no heating. They kept €300 of our deposit for ‘damages’ we never caused.”
RTB Complaints and Limited Enforcement
Although the Residential Tenancies Board (RTB) handles complaints, enforcement is slow. Tenants describe cases dragging months, sometimes over a year, before resolutions are issued.
“By the time the RTB acted, the landlord had already re-let the property at a higher rent,” a tenant said.
Case Study: Parnell Street Dispute
M10News documented a dispute involving a group of tenants in Parnell Street. They were charged €1,500 monthly for a two-bedroom apartment, well above Dublin’s RPZ limits. Complaints to the RTB resulted in a €4,500 award, but tenants described the process as “stressful and intimidating.”
Overcrowding Concerns
Some landlords reportedly pack multiple tenants into apartments exceeding legal occupancy limits. Tenants report shared bathrooms, overcrowded kitchens, and safety hazards, particularly in city center apartments near Trinity College and O’Connell Street.
“I sleep in a room with three others,” said a student tenant. “There’s barely space to move, but the rent is sky-high.”
Tenant Fear and Silence
Many Dublin renters do not file complaints due to fear of eviction, retaliation, or blacklisting. This silence allows landlords and agencies to operate without accountability.
“People are afraid to speak up,” said housing activist Siobhan Murphy. “They worry about losing their homes.”
Agency Pressure and Short-Term Lets
Agencies are increasingly promoting short-term lets or Airbnb-style sublets, reducing availability for long-term tenants. Tenants report being pushed into informal arrangements without proper legal protections.
Economic Strain on Tenants
The average Dublin rent has risen dramatically over the past five years. Many tenants report spending over 40% of their income on rent, making any unlawful fees or rent hikes an additional hardship.
Legal Awareness and Gaps
Many tenants are unaware of their rights under Irish tenancy law. While all tenancies must be registered with the RTB, incomplete records and poorly understood rules leave tenants vulnerable.
“I didn’t know the landlord couldn’t raise my rent beyond 2%,” said a tenant in Stoneybatter. “By the time I found out, I had already paid hundreds extra.”
Calls for Reform
Housing advocates urge stronger enforcement:
- RTB staffing increases to expedite complaints.
- Stricter oversight of rental agencies to ensure transparency.
- Public education campaigns so tenants know their rights.
- Higher penalties for repeat offenders to deter violations.
Government Plans
The Irish government plans to extend RPZ rules nationwide by March 2026. This move is intended to cap rent hikes and provide stability, but experts warn enforcement and monitoring are critical.
“Without proper inspection and sanctions, RPZ alone won’t protect tenants,” said Dr. Eoin McCarthy, housing policy analyst.
Conclusion
Dublin tenants continue to face exploitation, overcharging, and unsafe living conditions. Despite reforms and the RTB’s oversight, systemic gaps allow some landlords and rental agencies to operate with impunity.
M10News will continue monitoring the situation, documenting cases, and publishing updates as responses are received from regulatory authorities and tenant advocacy groups.
Contact: info@m10news.com
Follow-up: Tenants wishing to share evidence of overcharging, substandard housing, or unlawful eviction can contact M10News confidentially.
