The Residential Tenancies Board sets out clear requirements for how residential tenancies in Ireland must be managed. The rules cover registration, rent reviews, termination notices, and dispute resolution — and the penalties for getting them wrong range from invalid procedures to RTB sanctions.
For Irish property managers handling multiple portfolios, keeping track of RTB compliance across dozens or hundreds of tenancies is not straightforward. This checklist covers the key requirements and how to track them systematically.
Tenancy registration
- All tenancies must be registered with the RTB within one month of commencement
- Annual registration fee applies (€40 for first year, €20 for subsequent years)
- Changes to tenancy details (new tenants, rent changes) must be updated with the RTB
- Tenancies ending must be de-registered
How to track it: Registration dates and renewal reminders should be stored in the tenancy record and flagged automatically as deadlines approach.
Rent reviews
This is the area where procedural errors are most common and most costly.
- Rent can only be reviewed once every 24 months in standard tenancies (outside RPZ)
- In Rent Pressure Zones (most urban areas), rent increases are capped at 2% per annum
- Written notice of rent review must be given at least 90 days before the new rent takes effect
- The notice must include the new rent amount, the date it takes effect, and reference to the tenant’s right to dispute
- Rent cannot be increased to above market rent — you must be able to demonstrate the new rent is in line with market
How to track it: Last review date, next eligible review date, and notice issue date should be tracked per tenancy. Automated reminders at 120 days before the eligible review date give time to prepare the correct notice.
Tenancy termination
- Landlords must use an RTB-approved Notice of Termination form
- Notice periods are graduated by tenancy length (28 days to 224 days depending on tenure)
- Specific grounds for termination are required for tenancies over 6 months
- Landlords must provide a reason for termination and, in certain circumstances, evidence
- Overholding (tenant remaining after valid notice) must be handled through RTB process
Deposit handling
- Maximum deposit is one month’s rent
- Deposit must be returned within a reasonable time after tenancy ends (minus agreed deductions)
- Deductions must be itemised and evidence provided
- Deposit disputes are handled by the RTB — having documented evidence (move-in inspection report, photos) is essential
Dispute resolution records
If a tenant lodges a dispute with the RTB, the property manager needs to produce records. Common disputes relate to rent increases, deposit deductions, maintenance failures, and termination notices. Records that matter include:
- All rent review notices and their dates of issue
- All maintenance requests and their resolution
- Deposit deduction evidence (inspection reports, invoices)
- All formal communications with the tenant
How to track it: A complete communication log per tenancy, plus document storage for all formal notices, inspection reports, and contractor invoices.
The systematic approach
Managing RTB compliance for one or two properties is manageable with careful administration. Managing it across 50 or 150 properties requires a system — one that tracks review dates, flags approaching deadlines, stores documentation, and produces records on demand.
Property managers who embed RTB compliance into their operational system — rather than managing it as a separate administrative process — find that compliance happens as a by-product of the normal workflow, not as an additional overhead.