DUBLIN — Receiving a Notice of Termination from a landlord does not necessarily mean a tenant has to leave the property immediately. If a tenant believes the notice is invalid or that the landlord has not followed the required legal process, the dispute can be referred to the Residential Tenancies Board (RTB).
Irish rental law sets out specific requirements for ending a tenancy, including rules covering the notice itself, the notice period, the reason for termination and how the notice is served.
The RTB also operates a dispute-resolution process through which tenants can challenge a Notice of Termination.
For tenants who have received an eviction notice, however, time is important. The deadline for challenging a notice can be 90 days or 28 days, depending on the circumstances.
What is a Notice of Termination?
A Notice of Termination is the formal document a landlord uses to end a tenancy.
It is different from an informal conversation, text message or email asking a tenant to leave.
A valid Notice of Termination must meet specific legal requirements. The RTB says it must be signed by the landlord or authorised agent, state the date it was served, give the date the tenancy will end, state the reason for termination and tell the tenant about their right to dispute the notice.
The notice period also depends on how long the tenancy has been in place and the reason for ending it.
For a detailed explanation of the rules applying to landlords, see How a Landlord Can End a Tenancy From 1 March 2026.
Can a tenant challenge an eviction notice?
Yes.
A tenant can bring a dispute to the RTB if they believe the Notice of Termination is not valid or that the landlord does not have the right to end the tenancy in the circumstances.
The RTB says a disputed Notice of Termination will not take effect until the dispute has been resolved. If the RTB finds that the notice is invalid, the outcome can allow the tenant to remain in the property.
This is important because receiving a notice and having a valid notice are not necessarily the same thing.
A tenant should therefore avoid assuming that they have no option simply because the landlord has given them a document stating that the tenancy will end.
How long does a tenant have to challenge a Notice of Termination?
The deadline depends on the circumstances.
According to the RTB, a tenant who has complied with their tenancy obligations generally has 90 days from the date they receive the Notice of Termination to refer a dispute to the RTB.
However, where the termination relates to a breach of the tenant’s obligations, including rent arrears, the deadline is generally 28 days from receiving the notice.
| Circumstance | Time to refer dispute |
|---|---|
| Tenant has complied with tenancy obligations | 90 days |
| Termination relating to tenant breach or rent arrears | 28 days |
The RTB may extend a deadline in exceptional circumstances, but tenants should not assume an extension will be granted. The safest approach is to make the application within the applicable deadline.
Step 1: Keep the complete eviction notice
Do not throw away the Notice of Termination.
Keep the original document, email or other version that was sent to you.
If the notice was delivered electronically, keep the complete email, including the date and time it was received.
If it was hand-delivered, make a note of when you received it.
The date of receipt can be particularly important because it can determine both the date on which the notice was served and the deadline for bringing an RTB dispute.
Since September 14, 2026, the RTB has also clarified rules around serving Notices of Termination. The tenant must receive the notice on the date of service stated on it. The RTB says termination notices should not be sent to tenants by post and recommends email, hand delivery or leaving the notice at the tenant’s address to ensure it is received on the stated date.
Step 2: Check the reason given for ending the tenancy
Read the Notice of Termination carefully.
The landlord should state why the tenancy is being ended.
Depending on the circumstances, a landlord may seek to end a tenancy for reasons including:
- the landlord intends to sell the property;
- the landlord or a family member intends to occupy it;
- substantial refurbishment;
- change of use;
- the property no longer being suitable for the tenant’s household;
- a breach of tenant obligations;
- rent arrears; or
- serious anti-social behaviour.
Different reasons can have different legal requirements.
For example, where a landlord relies on a specific statutory ground, additional documentation may need to accompany the Notice of Termination.
The RTB provides separate guidance and templates for different grounds, including sale, landlord or family occupation, substantial refurbishment, change of use and tenant breaches.
A tenant should therefore look at the reason given, not simply the termination date.
Step 3: Check the notice period
The length of notice a landlord must give depends on the circumstances.
For a standard private tenancy, the RTB currently lists the following notice periods based on the length of the tenancy:
| Length of tenancy | Notice period |
|---|---|
| Less than 6 months | 90 days |
| 6 months to 1 year | 152 days |
| 1 year to 7 years | 180 days |
| 7 years to 8 years | 196 days |
| More than 8 years | 224 days |
There are exceptions.
For example, a tenancy can sometimes be ended with a shorter period where the tenant has breached their obligations or engaged in serious anti-social behaviour. Rent arrears also have a specific procedure involving a warning notice before a Notice of Termination is served.
This is why tenants should not automatically assume that the notice period printed on a landlord’s document is correct.
Step 4: Check whether the Notice of Termination contains the required information
The RTB says a valid Notice of Termination must include several important details.
These include:
- the landlord’s signature or authorised agent’s signature;
- the date on which the notice was served;
- the termination date;
- the reason for ending the tenancy;
- the applicable notice period; and
- information telling the tenant about their right to bring a dispute to the RTB.
The termination date must also give the tenant the full 24 hours of that day to leave the property.
If required information is missing or the notice does not comply with the legislation, this may provide grounds for challenging it.
However, tenants should avoid assuming that every mistake automatically invalidates a notice. The legal effect of a defect can depend on the circumstances.
Step 5: Check whether the required documents were included
Some termination grounds require supporting documents.
For example, a landlord terminating a tenancy because they intend to sell the property may have to provide the appropriate declaration or supporting documentation.
Similar requirements can apply where the landlord relies on substantial refurbishment, change of use or occupation by the landlord or a family member.
The RTB publishes specific Notice of Termination templates and guidance for the different grounds.
If a tenant believes a document that should have accompanied the notice is missing, this should be raised as part of the RTB dispute.
Step 6: Check how the notice was served
The method and date of service can matter.
From September 14, 2026, landlords have seven days to send a copy of a Notice of Termination to the RTB after serving it on the tenant.
Previously, the landlord was required to send the notice to the RTB on the same day it was served on the tenant.
The RTB has also stated that a Notice of Termination should not be sent to the tenant by post under the new service rules.
This does not mean every notice sent incorrectly should simply be ignored. A tenant who believes the notice was not properly served should raise the issue through the RTB dispute process.
Step 7: Gather your evidence
Before making an RTB application, gather all documents connected with the tenancy and the termination.
Useful evidence may include:
- the Notice of Termination;
- tenancy agreement;
- rent payment records;
- bank statements;
- emails;
- text messages;
- letters;
- photographs;
- inspection reports;
- repair records;
- receipts;
- notices previously received;
- correspondence with the landlord or letting agent; and
- documents relating to the reason given for termination.
Keep the evidence in date order where possible.
If the dispute concerns the landlord’s stated reason for ending the tenancy, evidence directly relating to that reason may be particularly important.
Step 8: Refer the dispute to the RTB
A tenant who believes the notice is invalid can refer the dispute to the RTB’s dispute-resolution service.
The RTB allows disputes to be submitted through its Service Centre or by paper application.
The application should explain why the tenant believes the Notice of Termination is invalid and provide the relevant supporting evidence.
The tenant should also make sure the application is submitted within the applicable deadline.
For most termination disputes where the tenant has complied with their obligations, that deadline is 90 days.
Where the dispute concerns rent arrears or another breach of the tenant’s obligations, the deadline is generally 28 days.
What happens after the tenant challenges the notice?
Once a dispute has been referred to the RTB, the dispute can proceed through the RTB’s resolution process.
Mediation is generally offered first.
Mediation is free, voluntary and confidential. A mediator helps the parties try to reach an agreement rather than deciding the case.
If the dispute cannot be resolved through mediation, it can proceed to adjudication.
For an explanation of the differences between these two processes, see RTB Mediation vs Adjudication: What Is the Difference?
Adjudication is more formal. An independent adjudicator considers the evidence and the relevant rental law before making a legally binding decision.
For a wider explanation of the complete process, How RTB Disputes Work in Ireland: A Step-by-Step Guide explains mediation, adjudication and the tribunal stage.
What happens to the eviction while the dispute is ongoing?
This is one of the most important issues for tenants.
The RTB states that a disputed Notice of Termination does not take effect until the dispute has been resolved.
That does not mean a tenant can simply ignore all correspondence from a landlord or stop complying with their tenancy obligations.
Rent should continue to be dealt with properly, and tenants should continue to comply with the terms of their tenancy while the dispute is being considered.
If the landlord attempts to remove the tenant without following the legal process, that can raise a separate issue concerning illegal eviction.
What if the landlord says the tenant must leave anyway?
A tenant should not assume that a landlord’s demand automatically overrides the RTB process.
If a Notice of Termination has been disputed, the tenant should keep records of any further communications from the landlord or agent.
If the landlord threatens to change the locks, remove belongings, cut off essential services or otherwise force the tenant out without lawful authority, the tenant should seek urgent advice and consider contacting the RTB.
The RTB’s dispute-resolution system can deal with issues involving illegal eviction.
What if the landlord says the property is being sold?
A landlord can, in certain circumstances, end a tenancy because they intend to sell the property.
However, there are legal requirements attached to this ground.
A tenant who receives a Notice of Termination based on a proposed sale should therefore check the notice and supporting documentation rather than assuming that the sale reason automatically makes the eviction valid.
There can also be obligations concerning the tenant’s right to return to the property in certain circumstances if the stated reason for termination does not ultimately occur.
The RTB’s current guidance sets out the requirements applying to different termination grounds.
What if the eviction is because of rent arrears?
Rent arrears disputes have different rules.
A landlord cannot simply skip the required procedure and immediately serve a standard eviction notice because rent has not been paid.
The RTB says the landlord must first send a rent arrears warning notice setting out the amount owed and giving the tenant 28 days to pay.
A copy of the warning notice must also be sent to the RTB on the same day.
If the arrears remain unpaid after the required period, the landlord can then serve a Notice of Termination giving 28 days’ notice.
A tenant disputing a termination connected to rent arrears should therefore pay particular attention to the warning notice, amounts claimed, dates and payment records.
What if the landlord says the tenant breached the tenancy?
A breach of the tenant’s obligations can allow a landlord to terminate a tenancy, but the landlord must follow the applicable procedure.
For many breaches, the landlord must first give the tenant a warning and a reasonable opportunity to correct the problem.
There are specific rules for serious anti-social behaviour and rent arrears.
Because these disputes can have a 28-day RTB referral deadline, tenants should act quickly if the Notice of Termination relates to an alleged breach.
Can a tenant challenge a fixed-term tenancy termination?
A fixed-term tenancy can raise different issues.
The RTB states that where there is a fixed-term tenancy, a landlord generally cannot end it before the agreed end date unless the tenant has broken the terms of the agreement or another legal basis applies.
This is another reason why tenants should keep their original tenancy agreement and check the contractual terms alongside the Notice of Termination.
What happens if the RTB finds the notice invalid?
If the RTB finds that the Notice of Termination is invalid, the notice cannot lawfully end the tenancy on the basis of that notice.
The tenant may therefore be able to remain in the property.
The outcome will depend on the facts and legal issues considered in the individual dispute.
A landlord may also potentially issue a new notice later if they have a lawful basis for ending the tenancy and comply with all applicable requirements.
An RTB dispute is therefore about whether the particular termination is lawful, rather than giving a tenant a permanent right to remain regardless of future circumstances.
A tenant’s checklist after receiving an eviction notice
If you receive a Notice of Termination, check the following as soon as possible:
1. Record the date you received it.
2. Keep the complete notice and envelope or electronic message where applicable.
3. Check the stated reason for termination.
4. Check the notice period.
5. Check that the notice contains the required information.
6. Check whether supporting documents should have been included.
7. Keep your tenancy agreement and payment records.
8. Gather emails, texts, photographs and other evidence.
9. Check whether the 90-day or 28-day RTB deadline applies.
10. Submit the dispute to the RTB promptly if you believe the notice is invalid.
11. Continue complying with your tenancy obligations while the dispute is ongoing.
12. Keep records of any further communication from the landlord or letting agent.
Challenging an eviction notice: what tenants need to remember
A Notice of Termination is an important legal document, but receiving one does not automatically mean that the landlord has complied with every requirement of rental law.
Tenants who believe an eviction notice is invalid can bring the matter to the RTB.
The first priority should be checking the date the notice was received, the reason given, the notice period, the supporting documents and the way the notice was served.
The time limit is particularly important. A tenant who has complied with their obligations generally has 90 days to challenge the notice, while disputes involving rent arrears or a breach of tenant obligations generally have a 28-day deadline.
From September 2026, tenants should also be aware of the updated rules around service of Notices of Termination and the RTB’s requirement for landlords to submit a copy to the Board within seven days of serving it on the tenant.
Most importantly, the RTB confirms that where a Notice of Termination is disputed, it does not take effect until the dispute has been resolved.
Last updated September 18, 2026
