By M10News Housing Desk | Dublin | October 20, 2025
A group of Dublin tenants have been ordered to pay €14,000 in rent arrears after the Residential Tenancies Board (RTB) ruled that their landlord’s €1,800 monthly rent increase was valid under current legislation.
Rent Increase Dispute
The dispute centred on a long-term tenancy in the capital, where the landlord sought to raise monthly rent by €1,800, citing rising maintenance costs and market rates. The tenants challenged the increase, arguing that it far exceeded the limits set for Rent Pressure Zones (RPZs) and that proper notice procedures were not followed.
RTB Decision
Following a review, the RTB ruled in favour of the landlord, determining that the rent adjustment complied with the law. The decision now obliges the tenants to pay roughly €14,000 in arrears accumulated since the increase took effect.
Background on RPZ Rules
Rent Pressure Zones, first introduced in 2016, were designed to limit rent hikes in high-demand areas such as Dublin, Cork and Galway. Under these rules, rent increases are capped at the rate of general inflation, unless substantial renovations or exemptions apply.
Landlord’s Justification
According to the ruling, the landlord provided documentation showing significant refurbishment work to the property, which qualified for exemption from the RPZ cap. The RTB panel accepted that evidence, clearing the landlord to set a new rent based on comparable market rates.
Tenant Reaction
The tenants expressed disbelief at the outcome, saying the increase would force them to reconsider staying in Dublin. “We’ve paid our rent on time for years,” one tenant said. “A jump of €1,800 a month is impossible to absorb, and being told we now owe back payments feels like punishment.”
Legal Implications
Housing solicitor Eimear Walsh, who specialises in tenancy disputes, told M10News that the decision reflects how complex Ireland’s rent control rules have become.
“When refurbishment exemptions are used, tenants often feel blindsided,” she said. “But the law allows these increases if the landlord meets certain standards of proof.”
Broader Market Pressure
The case comes amid record-breaking rents in Dublin, where the average rent has now surpassed €2,300 a month, according to Daft.ie’s latest report. Economists say wage growth has not kept pace, deepening affordability concerns for private renters.
Calls for Reform
Tenant advocacy groups, including Threshold, have called for stronger oversight of refurbishment exemptions. They argue that landlords frequently exploit loopholes to raise rents well above RPZ limits, leaving renters vulnerable.
Government Response
A spokesperson for the Department of Housing said the government is “monitoring RTB determinations” and will consider “further tightening” of the exemption process if necessary.
“The balance between landlord rights and tenant protection remains a key focus,” the spokesperson said.
Previous Cases
This is not the first time a tenant has faced significant arrears after a rent dispute. In recent years, RTB decisions have confirmed that arrears remain due even while disputes are ongoing, leaving many renters with large backdated sums.
Impact on Tenants
Housing campaigner Conor Finn said such rulings deter tenants from contesting rent hikes.
“People are terrified to challenge increases because if they lose, they owe thousands. It’s effectively a financial gamble.”
Economic Context
The latest RTB rent index shows national rents have risen 11.5% year-on-year, despite measures to curb price growth. In Dublin, limited supply and high demand continue to push up average rates.
Legal Process Explained
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RTB ruling, Dublin rent hike, €14,000 arrears, Rent Pressure Zone
Under the Residential Tenancies Act, landlords must give 90 days’ notice before a rent increase and must demonstrate how the new rent was calculated. Tenants can refer disputes to the RTB within 90 days of receiving notice.
RTB’s Position
An RTB spokesperson told M10News the agency “consistently enforces fair application of tenancy law” and urged tenants to engage early in dispute resolution.
“Both parties have legal obligations,” the spokesperson said. “Our goal is to ensure transparency and compliance.”
Housing Experts Weigh In
Economist Dr Aoife Ní Riain of University College Dublin said that while the RTB acted within the law, “the broader issue is that rent caps are increasingly unworkable in a market under extreme pressure.”
She added that unless housing supply improves, “legal disputes like this will continue to escalate.”
Local Impact
Residents in the area where the dispute occurred said they fear similar hikes will ripple across nearby properties. Some landlords have already begun issuing new rent review notices referencing the RTB’s ruling.
Tenant Advice
Experts recommend tenants:
- Verify if their property is within an RPZ.
- Request written justification for rent increases.
- Seek mediation through the RTB before arrears build up.
- Consult legal advice before withholding rent.
Calls for Transparency
Advocacy groups are now calling for a public database of RTB rent rulings to help tenants understand their rights and potential outcomes.
What Happens Next
The tenants involved have the right to appeal the decision to the Tenancy Tribunal. However, they must still comply with the arrears ruling unless it is overturned.
Broader Significance
The ruling underscores ongoing tension in Ireland’s rental market — between landlords’ property rights and tenants’ financial realities — at a time when housing remains one of the country’s most divisive political issues.
Editing by M10News Housing Desk | Contact: housing@m10news.com
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