DUBLIN — A dispute between a tenant and landlord does not necessarily have to end up in court.
In Ireland, the Residential Tenancies Board (RTB) provides a formal dispute resolution system covering issues including rent arrears, deposits, maintenance, rent reviews, notices of termination, overholding and breaches of landlord or tenant obligations.
The process has four main stages: self-resolution, mediation, adjudication and tribunal.
The RTB encourages tenants and landlords to try to resolve a problem themselves first. If that is unsuccessful, they can apply to the RTB for formal dispute resolution.
Mediation is free and voluntary. Adjudication costs €30, while a tribunal can be used as an appeal after mediation or adjudication, with different fees depending on the route taken.
Understanding how each stage works is important because the choice of process can affect the evidence required, the cost, the time involved and what happens next.
What is an RTB dispute?
An RTB dispute is a disagreement relating to a residential tenancy that falls within the RTB’s dispute resolution system.
Both tenants and landlords can bring disputes.
The issues covered can include:
- Rent arrears
- Deposits that have not been returned
- Damage beyond normal wear and tear
- Maintenance and the standard of a rental property
- Breaches of a tenancy agreement
- Rent increases
- Rent reviews
- Rent above the permitted or applicable market level
- Notices of termination
- Unlawful termination or illegal eviction
- Overholding
- Anti-social behaviour
- Breaches of landlord or tenant obligations
The RTB also allows certain third parties, such as neighbours affected by anti-social behaviour, to use its dispute resolution service.
Not every complaint about a landlord belongls in the dispute process. The RTB distinguishes between bringing a dispute and reporting certain alleged breaches of rental law to the RTB for investigation.
When can a tenant or landlord bring a dispute?
A dispute can generally be brought when one party believes the other has breached the tenancy agreement or rental law.
However, some disputes have strict deadlines.
For example, a dispute concerning a Notice of Termination generally needs to be referred within 90 days of receiving the notice where the tenant has complied with their obligations. Where the tenant has breached their obligations, the timeframe can be 28 days.
Rent-increase disputes must generally be referred before the increase takes effect or within 28 days of receiving formal notice of the new rent.
Some disputes involving a former tenant’s rent must be referred within 28 days of the tenancy ending.
The RTB can consider late applications in exceptional circumstances, but applicants should not rely on an extension being granted.
Step 1: Try to resolve the issue directly
The RTB’s first option is self-resolution.
This means the tenant and landlord attempt to resolve the problem between themselves before opening a formal RTB dispute.
For example, a tenant could contact a landlord about a repair that has not been completed, while a landlord could raise concerns about rent arrears or another alleged breach directly with the tenant.
Putting the issue in writing can be useful.
Emails, letters, messages, photographs and other records can help establish what was discussed and when.
Self-resolution can also avoid the time and expense associated with a formal dispute.
However, tenants and landlords should be careful not to agree to something that conflicts with their legal rights or obligations.
Where direct discussions fail, the RTB’s formal dispute resolution process becomes available.
Step 2: RTB mediation
Mediation is the RTB’s free dispute resolution service.
It is voluntary, confidential and generally takes place by telephone, although video or in-person arrangements can also be used.
A mediator does not decide which party has won the dispute.
Instead, the mediator speaks with the parties and helps them reach an agreement.
The parties do not necessarily have to speak directly to each other during the mediation process. The mediator can speak to each side separately.
Mediation can deal with many of the same issues that can proceed to adjudication, including rent arrears, deposits, maintenance, notices of termination and rent reviews.
The RTB says the average time to resolve a mediation case was 10 weeks in 2025.
If an agreement is reached, it becomes legally binding through a Determination Order. Mediation outcomes remain confidential and are not published on the RTB website.
If mediation does not resolve the dispute, the parties may have further options, including adjudication or a tribunal appeal depending on the circumstances.
Step 3: RTB adjudication
Adjudication is a more formal process.
An independent adjudicator reviews the evidence and the law before making a legally binding decision.
The current application fee for adjudication is €30.
Unlike mediation, adjudication is evidence-based. Both sides have the opportunity to present their case and submit supporting documents.
The evidence can include:
- Tenancy agreements
- Rent records
- Bank statements
- Notices
- Emails and messages
- Photographs
- Videos
- Receipts
- Inspection records
- Repair requests
- Correspondence with the other party
- Other documents relevant to the dispute
The adjudicator considers the evidence provided and applies the relevant law.
The RTB says the average time to resolve an adjudication case was 20 weeks in 2025.
Adjudication hearings are public, and the adjudication report and Determination Order are published on the RTB website.
A solicitor or barrister is not normally required.
What happens at an adjudication hearing?
Most adjudication hearings are held remotely by video.
The parties receive a hearing date and are expected to submit their evidence in advance.
The adjudicator manages the hearing and gives both sides an opportunity to explain their position.
An adjudication hearing usually takes between one and two hours, depending on the complexity of the dispute.
The adjudicator then issues a Determination Order setting out the decision and what each party is required to do.
Step 4: RTB tribunal
A tribunal is the final stage of the RTB’s internal dispute resolution process.
It is not simply a review of the adjudicator’s decision. The RTB describes it as a full rehearing of the relevant facts.
A party can appeal following mediation or adjudication if they believe the outcome is wrong or does not comply with the law.
Additional evidence may also be presented at tribunal stage.
The current tribunal fee is:
- €30 when appealing a mediation outcome
- €85 when appealing an adjudication decision
The appeal generally must be made within 10 working days, subject to the RTB’s specific rules for the type of appeal.
Tribunal hearings are usually held remotely, although in-person hearings can be arranged where necessary.
A tribunal normally consists of three members, including a chairperson.
The tribunal’s Determination Order is legally binding.
An appeal beyond the RTB is limited: the RTB states that a tribunal decision can be appealed to the High Court only on the grounds that it does not comply with the law.
How long do RTB disputes take?
There is no single timeframe for every RTB dispute.
The length of a case depends on the type of dispute, the stage reached and the complexity of the evidence.
The RTB’s published 2025 averages were:
| Dispute stage | Average time in 2025 |
|---|---|
| Mediation | 10 weeks |
| Adjudication | 20 weeks |
| Tribunal | 17 weeks |
These are averages rather than guarantees. Individual cases can take longer or shorter.
The figures also demonstrate why attempting to resolve a dispute early can sometimes avoid a considerably longer formal process.
How much does an RTB dispute cost?
The cost depends on the dispute resolution route.
Self-resolution: Free.
Mediation: Free.
Adjudication: €30.
Tribunal following mediation: €30.
Tribunal following adjudication: €85.
You do not normally need a solicitor or barrister to participate in RTB dispute resolution.
The RTB system is intended to provide a lower-cost alternative to taking a tenancy dispute through the courts.
What happens to a Notice of Termination during a dispute?
This is particularly important for tenants who receive a Notice of Termination.
The RTB states that a disputed Notice of Termination does not take effect until the dispute is resolved.
If the dispute determines that the notice is invalid, the tenant may be entitled to remain in the property.
This means that receiving a Notice of Termination and disputing its validity are separate steps that should not be confused.
Anyone who receives a notice should check the notice carefully and pay attention to the applicable RTB deadlines.
For a detailed explanation of the rules surrounding ending a tenancy, see How a Landlord Can End a Tenancy From 1 March 2026.
Rent reviews can also be disputed
The RTB dispute system can also be used where a tenant believes a rent review is unlawful or does not comply with the applicable rental rules.
If a rent review is disputed, the RTB states that the new rent does not take effect until the dispute is resolved.
A dispute can also result in an order requiring a landlord to repay rent that was overpaid.
This makes it important for tenants to retain the original rent notice and any documents showing how the new rent was calculated.
The wider rental market context is also relevant when assessing certain rent disputes. M10News’s guide to how Ireland’s rental market is measured through the RTB-ESRI Rent Index explains the data used to track rents across the country.
What evidence should you prepare?
Evidence can be one of the most important parts of an RTB dispute.
A party should organise documents before submitting a case rather than waiting until a hearing is approaching.
Depending on the dispute, useful evidence can include:
For tenants
- Tenancy agreement
- Rent payment records
- Bank statements
- Notice of Termination
- Rent review notice
- Emails and messages
- Photographs of property problems
- Records of repair requests
- Receipts
- Correspondence with the landlord or agent
- Witness information where relevant
For landlords
- Tenancy agreement
- Rent ledger
- Copies of notices served
- Proof of service
- Correspondence with the tenant
- Inspection records
- Photographs
- Invoices and receipts
- Repair records
- Rent calculations
- Relevant tenancy documentation
Evidence should be organised chronologically where possible.
A clear timeline can make it easier to explain what happened, when it happened and how the dispute developed.
What happens after an RTB decision?
An RTB decision can result in a Determination Order setting out what one or both parties must do.
For example, an order could require a tenant to pay rent arrears or require a landlord to complete certain repairs or pay compensation.
A Determination Order is legally binding.
If the losing party does not comply, the successful party may need to take further steps to enforce the order.
The RTB publishes adjudication and tribunal reports and Determination Orders, subject to its publication rules.
Mediation outcomes are treated differently because mediation is confidential.
RTB dispute or RTB enforcement complaint?
It is important to understand that a dispute application is not the same as reporting a landlord to the RTB for an alleged breach.
A tenant or landlord directly involved in a tenancy can generally use dispute resolution to seek a decision about a tenancy dispute.
The RTB also has enforcement powers covering specific breaches of rental law.
A report to the RTB for enforcement does not operate in the same way as a dispute.
For example, the RTB says that reporting a landlord for an alleged breach does not stop a Notice of Termination from taking effect, whereas a disputed notice in an RTB dispute is treated differently.
Anyone considering making a complaint should therefore establish which RTB process applies to their situation.
What if you are challenging an eviction?
A Notice of Termination can have serious consequences, so timing matters.
A tenant who believes a notice is invalid should not simply ignore it.
The tenant should examine the notice, identify the grounds being relied upon and check whether the required legal requirements have been followed.
The RTB’s dispute process provides a route for challenging the validity of a notice.
The RTB’s current guidance says that a disputed Notice of Termination will not take effect until the dispute is resolved.
The rules around notices have also changed in recent years, making it important to use current information rather than relying on older tenancy advice.
Why evidence matters at every stage
The difference between mediation and adjudication is particularly important when preparing a case.
Mediation is about reaching an agreement and is not based on a formal determination of who is right or wrong.
Adjudication, by contrast, involves an independent adjudicator assessing the evidence and applying the law.
A tribunal then provides a full rehearing following an appeal.
For that reason, a tenant or landlord should keep records from the beginning of a tenancy rather than only when a dispute arises.
A signed agreement, payment record, notice, photograph or email can become important evidence months later.
What should you do before applying to the RTB?
Before starting a formal dispute, a tenant or landlord should:
- Identify exactly what the dispute is about.
- Check whether the issue falls within the RTB’s jurisdiction.
- Check the deadline for referring the dispute.
- Gather the relevant documents.
- Try to resolve the matter directly where appropriate.
- Decide whether mediation may resolve the issue.
- Keep copies of everything submitted.
- Make sure contact details are correct.
- Attend any scheduled hearing.
- Follow the terms of any Determination Order.
The RTB’s dispute resolution service is designed to provide a structured process, but the outcome depends on the facts, evidence and applicable law in each case.
Understanding the four stages
The RTB’s four-stage structure can be summarised simply:
Self-resolution: Try to reach an agreement directly.
Mediation: A free and confidential mediator helps both sides reach an agreement.
Adjudication: An independent adjudicator considers the evidence and makes a legally binding decision. The fee is €30.
Tribunal: A full rehearing following mediation or adjudication. The fee is €30 after mediation or €85 after adjudication.
For tenants and landlords, knowing which stage applies can be just as important as understanding the underlying rental law.
A dispute may be resolved before a hearing, but where it proceeds through the formal stages, deadlines, evidence and procedural requirements become increasingly important.
The RTB process is intended to provide an accessible alternative to court proceedings for tenancy disputes, but anyone involved in a case should make sure they understand the particular rules that apply to their situation.
Published: 17 September 2026 | Last updated: 17 September 2026
