Government approves Residential Tenancies (Miscellaneous Provisions) Bill 2026
- Foilsithe:
- An t-eolas is déanaí:
Bill provides for stronger tenant protections and greater certainty for renters
Incentivises investment in sector to grow supply
The Cabinet today approved the publication of the Residential Tenancies (Miscellaneous Provisions) Bill 2026. Once enacted, the Bill’s provisions will come into effect for new tenancies created on or after 1 March 2026. Tenancies currently in operation will see no change.
The legal framing of the Bill was informed by the Housing Agency Review of Rent Pressure Zones (RPZs). The Bill seeks to reform the Irish rental market to attract new investment in the sector to increase the supply of rental properties in a time of significant need for new supply. Critically, the Bill will also provide increase security of tenure for renters.
Minister for Housing, Local Government and Heritage, James Browne T.D., welcomed Cabinet approval of the Bill and emphasised:
“We are in a housing crisis and this is a critical measure to change course and increase supply. The current system is simply not serving those who need a viable and working rental sector, including people living at home in childhood bedrooms because of a lack of supply or suitable rental accommodation. We need reform – and these reforms embed greater certainty for renters and a sector more attractive to grow the amount of rental homes we need.
“I am acting decisively to shield tenants from higher market rents. That is why we are introducing for the very first time in the state - a national system of rent control. This Bill will provide greater tenancy for tenants by significantly restricting ‘no fault evictions’. These changes will further enhance the current provision of tenancies of unlimited duration with the introduction of rolling tenancies of a minimum duration of six-years.
“Tenants in Ireland will soon have the most robust set of protections they have ever had and I was absolutely determined to make that the heart of the rental changes. Tenants entering into a tenancy with larger landlords (i.e. landlords with four or more tenancies and company’s), from 1 March 2026, will no longer face ‘no fault’ evictions. Tenants entering into a tenancy with smaller landlords (i.e. landlord with three or fewer tenancies) will also benefit from substantially improved tenancy protections.”
Minister Browne also pointed to the Bill’s intention to grow the amount of rental properties available. He said:
“I want to grow the supply of rental homes available - attract more landlords and retain existing landords in the market. Providing the policy conditions for a sustained increase in supply is essential because it will help ease price pressures across the rental market, and will widen the pool of available rental properties, thereby facilitating greater choice for individuals and families.
“Importantly, I am thinking of future renters – including many of those who are living at home as they have no options for rent. We need more rental homes and the measures in this Bill are vital. These new measures provide for a simplified national rent control, which will apply to all tenancies nationally. Landlords will be able to reset rents to market rate, between tenancies, a change which is viewed as critical to retain existing landlords and to attract new investment.
“Rent increases in new apartments will be solely be linked to inflation in order to provide certainty, clarity, and encourage investment. This measure - along with other measures being provided for under our new Housing Action Plan to promote apartment construction – will help us to significantly grow the number of rental properties available.
“Some people may benefit from the current system and, naturally, be resistant to change but for most people the current system is simply not working – for renters or for potential new landlords. Doing nothing is simply not an option and that was made clear by the Housing Agency report.
“Changes need to be made now to provide for a national rent control to replace RPZs. Tenants need to be protected and the sector needs certainty. The changes Government are proposing today will provide significantly stronger protection for tenants and are finely balanced between the interests of tenants and the need for further private investment in the private rental market.”
The key elements of the policy changes in the new Bill include:
National Rent Regulation
A national rent control linked to inflation using the Consumer Price Index (CPI) for Ireland, rather than the current linkage to the Harmonised Index of Consumer Prices (HICP), will apply to all tenancies nationally. To protect tenants in times of high inflation, a cap of 2% per annum pro rata will apply. To support investment in the construction of new apartments, rent increases for new apartments will be linked to CPI only.
Strengthened Protections for Renters through introduction of Tenancies of Minimum Duration (TMD)
In order to provide greater security of tenure for tenants, the legislation will provide for a significant restriction of ‘no fault evictions’. These changes will significantly enhance the current provision of tenancies of unlimited duration, and introduce rolling tenancies of minimum duration (TMDs) of six years. The legislation will recognise the distinction between smaller landlords (landlords with 3 or fewer tenancies of dwellings), and larger landlords or company’s by allowing some flexibility for smaller landlords to end a TMD during its six-year period.
A property can be sold at any time with tenant-in-situ and the policy changes being introduced to allow for the resetting of rent will support the sale of properties with tenant-in-situ by ensuring that landlords of new tenancies will have a mechanism to adjust rents to market rent, where appropriate.
All landlords will retain the right to terminate a tenancy where there is a breach of tenant obligations or the dwelling is no longer suitable to the accommodation needs of the tenant household.
Establishment of Rent Price Register
The Bill provides for the publication of a Rent Price Register. This register will provide greater transparency in rental prices for tenants, landlords and other stakeholders and will be an important and necessary source of information for the sector, particularly when setting and reviewing rents.
Arrangements to Re-set Rent to Market Rate
The Bill provides that landlords will be able to reset rents to market rent for new tenancies created on or after 1 March 2026 (i.e. first time tenancies between parties) and between tenancies, thereafter. To ensure that economic evictions are not incentivised, the provision to reset rents will only be allowed where a tenant leaves of their own volition or where a tenant has breached their tenant obligations or where the dwelling is no longer suitable to the accommodation needs of the tenant household. Provision to reset a rent to market rent will also be allowed at the end of each six-year Tenancy of Minimum Duration (TMD).
From 1 March 2029, student specific accommodation(SSA) providers will be allowed to reset a rent to market rent and after each subsequent three-year period that follows a rent setting to market rent recognising that there is a faster churn of tenants/licensees through SSAthan tenants in rental accommodation in the general market. Students and their families will have rent certainty for a period of three years, protected from facing rent re-setting to market rent.
The Bill will strengthen the provisions relating to the determination of market rent. When resetting a rent, a landlord will continue to be required to demonstrate that the market rent is fair having regard to similar properties in that area, by utilising the more specific information on the Rent Price Register to be published.
Ends
Note for Editors
Key Changes for New Tenancies created from 1 March 2026
Stronger Tenancy Protections
New tenancies created from 1 March 2026 will be subject to Tenancies of Minimum Duration (TMD).
These will be rolling 6-year tenancies, offering tenants greater stability.
Landlords will only be able to end the tenancy in specific situations, such as:
- The tenant is not meeting their obligations.
- The property no longer suits the tenant’s needs.
Smaller landlords (with 3 or fewer tenancies) will also be allowed to terminate a TMD during its 6 year term in the following cases:
- Financial or other hardship requiring sale of the property;
- The landlord or a close family member needs to live in the property.
At the End of Each 6-Year TMD:
Smaller landlords may end the tenancy using existing legal grounds, including:
- Selling the property.
- Occupation by landlord or family.
- Substantial refurbishment/renovation.
- Changing the use of the property.
Larger landlords will not be allowed to end tenancies for sale, substantial refurbishment/renovation, occupation, or change of use.
All landlords can reset to market rent at the end of each TMD if the rent has fallen below the market rate
Rent Setting Rules
For new tenancies from 1 March 2026, all landlords will be able to set rent at market rates if the previous rent was below market level, and the previous tenant left voluntarily or breached their tenant obligations. Thereafter, rent increases will be capped at the rate of inflation according to CPI or 2%, whichever is lower.
For new apartments (i.e. apartments that commenced and completed development, with required Building Control Authority compliance certification, on or after 10 June 2025), rents will solely be linked to inflation (CPI) in order to provide certainty, clarity, and encourage investment.
For existing tenancies (in place on 28 February 2026), rent increases will be capped at the rate of inflation according to CPI or 2%, whichever is lower.
Current tenancies are unaffected by the tenancy protection measures being introduced for new tenancies that begin on / after 1 March 2026.
All landlords can continue to choose what to do with their property when a tenant leaves of their own volition.