The Irish Government has set out major reforms to the private rental sector aimed at strengthening tenant security and reducing involuntary evictions, with new measures due to apply to new tenancies from 1 March 2026.
The proposals, published by the Department of Housing, Local Government and Heritage, introduce a new tenancy model designed to replace short-term rental arrangements with longer, more predictable agreements.
Ministers say the reforms are intended to provide tenants with greater certainty while maintaining a viable private rental market, amid continued pressure on housing supply nationwide.
Rolling Six-Year Tenancies Explained
Central to the changes is the introduction of Tenancies of Minimum Duration (TMDs).
Under the proposed framework, tenants who remain in a property for six months will automatically acquire a minimum-duration tenancy, significantly limiting the grounds on which a landlord can end the agreement.
Once triggered, a TMD will operate as a rolling six-year tenancy, offering long-term security without creating a permanent or indefinite tenancy.
The government says this approach is intended to address long-standing concerns around housing instability, repeated moves, and the use of “no-fault” terminations in the rental sector.
The “Hardship” Rule (Small Landlords)
- Applies to landlords with three or fewer properties
- Imminent homelessness: Property needed as the landlord’s or spouse’s main home
- Financial insolvency: Certified proof that sale is required to avoid bankruptcy
- Returning from abroad: Landlord relocating to Ireland with no suitable alternative home
2026 Rent Price Register
- National register managed by the
- Shows previous rent levels to prevent rent resetting
- Requires three comparable local properties to justify starting rent
Quick Checklist: Setting Rent in 2026
- Rent cap: CPI or 2%, whichever is lower
- Exception: New-build apartments and student housing capped at CPI only
- Notice: 90-day notice required and must be filed via the RTB digital portal
Different Rules for Large and Small Landlords
The reforms introduce distinct rules depending on the size of the landlord.
Landlords with four or more tenancies will face the most restrictive conditions. During the six-year period, they will no longer be able to terminate a tenancy to sell a property, move in themselves, accommodate a family member, carry out substantial renovations, or change the use of the dwelling.
Termination for larger landlords will be permitted only in limited circumstances, such as serious breaches of tenant obligations or where a property is deemed no longer suitable for residential use.
If a tenant leaves voluntarily, landlords will retain discretion over the future use of the property.
Smaller landlords defined as those with three or fewer tenancies will also be required to provide rolling six-year tenancies, but with greater flexibility.
During the six-year term, termination will be allowed only for specified reasons, including demonstrable hardship, returning from abroad, housing an immediate family member, tenant breaches, or property unsuitability.
At the end of each six-year cycle, smaller landlords may terminate a tenancy for broader reasons such as selling the property, major refurbishment, a change of use, or personal occupation.
Rent Controls and “No-Fault” Evictions
The reforms reaffirm national rent controls, with rent increases remaining capped at inflation or 2%, whichever is lower.
An exception applies to newly built apartments and student accommodation, where rent increases will follow inflation without the 2% ceiling.
The legislation also seeks to curb so-called rent resetting, where tenancies are ended to allow higher rents to be charged to new occupants.
Under the proposals, landlords will only be able to reset rents to market levels at the end of a six-year cycle if the tenancy was not ended for a no-fault reason.
The government says this is intended to prevent evictions being used to drive rent increases.
How Irish Landlords and Tenants are Reacting to the 2026 Shifts.
Tenant advocacy groups have welcomed the reforms, saying longer tenancies could reduce housing insecurity and bring Ireland closer to rental systems in other European countries.
They argue that increased stability will particularly benefit families, older tenants, and those in long-term employment who rely on the private rental sector.
Landlord representatives, however, have raised concerns about reduced flexibility, particularly for small-scale landlords who rely on rental income as part of personal financial planning.
Some groups have warned the measures could encourage landlords to exit the market, calling for clear guidance, proportional enforcement, and safeguards for hardship cases.
Large Landlords (4+ Properties)
- Minimum tenancy (TMD): 6-year rolling tenancy
- Sale of property: Not permitted during the 6-year term
- Family occupation: Prohibited
- Rent cap: Lower of CPI or 2%
Small Landlords (3 Properties)
- Minimum tenancy (TMD): 6-year rolling tenancy
- Sale of property: Permitted at the end of the 6-year cycle
- Family occupation: Allowed with demonstrable hardship proof
- Rent cap: Lower of CPI or 2%
What Happens Next
The new rules will apply only to tenancies created on or after 1 March 2026, meaning existing tenancies will not automatically convert to the new model.
Further legislative detail and operational guidance is expected ahead of implementation, with enforcement falling under the remit of the .
As the housing crisis continues, the impact of the reforms will be closely monitored for their effect on tenant security, rental supply, and long-term confidence in the private rental sector.
