First-Time Landlord Checklist: Everything You Need to Know

Becoming a landlord in Ireland is a significant step. Before your first tenant moves in, there are legal obligations, financial preparations, and practical tasks you must complete. Miss these and you could face RTB disputes, Revenue penalties, or worse. This checklist covers everything.

Before You List the Property

Legal Requirements

Register with the RTB (mandatory) Every private tenancy must be registered with the Residential Tenancies Board (RTB) within one month of the tenancy commencing. Failure to register can result in fines and you lose legal standing in disputes.

Fee: €90 per tenancy
Register at: rtb.ie

Revenue registration You must register as a landlord with Revenue and declare rental income. You’ll need to file a Form 11 (self-assessed) or notify Revenue through MyAccount if you’re a PAYE worker with rental income under €5,000.

Check planning permission Ensure the property has planning permission for residential use. Converting an outbuilding or garage? You may need to apply first.

Check your mortgage If you have a mortgage, check the terms. Some residential mortgages prohibit renting without the lender’s consent. Contact your bank or switch to a buy-to-let mortgage.

Property Standards (Mandatory)

Your property must meet the Minimum Standards for Rental Accommodation regulations. Inspectors from the local authority can inspect at any time.

Structural & Safety

Property is structurally sound, wind and watertight
All rooms have adequate natural light and ventilation
No damp, mould, or pest infestations
Adequate heating in every room (must be able to reach 18°C)

Fire Safety

Mains-wired smoke alarm on each floor (or battery alarm if wiring isn’t possible)
Carbon monoxide detector if there’s a gas boiler, fire, or solid fuel appliance
Fire blanket in the kitchen
Fire escape plan where relevant

Kitchen & Bathroom

Four-ring hob and oven (or equivalent cooking facilities)
Fridge/freezer with adequate size
Sink with hot and cold running water
Fixed bath or shower with hot and cold water

Electricity & Plumbing

All electrical installations safe and up to standard
No exposed wiring or dangerous fittings
Adequate sockets in each room

BER Certificate

A Building Energy Rating (BER) certificate is legally required before you can advertise or rent the property. It must be displayed in any advertisement.

Cost: typically €150–€300 from a registered BER assessor
Valid for 10 years
Book at: seai.ie
Note: Properties with a BER of F or G may face future restrictions

Financial Preparation

Set Your Rent

Research comparable properties on Rents.ie, Daft.ie, and MyHome.ie
Check if your area is a Rent Pressure Zone (RPZ) — if so, you cannot exceed the previous rent by more than 2% per year
Check RPZ status →

Landlord Insurance

Standard home insurance does NOT cover rental properties. You need specialist landlord insurance covering:

Building insurance (if you own the building)
Contents insurance (for furnished properties)
Loss of rent (if tenant stops paying)
Landlord liability (if tenant or visitor is injured)
Legal expenses (for RTB disputes)

Cost: typically €500–€1,200/year depending on property and coverage.

Set Up a Separate Bank Account

Keep rental income and expenses separate from personal finances. This makes tax returns far simpler.

Calculate Your Tax Position

Rental income is taxable. Key points:

Income Tax: charged at your marginal rate (20% or 40%)
USC: 4% or 8% depending on income
PRSI: 4%
Allowable deductions: mortgage interest (80%), repairs, insurance, management fees, RTB fees, accountant costs

Calculate your rental yield and tax →

Before the Tenancy Starts

Find & Screen Tenants

Post a clear, accurate listing with photos
Collect applications and references
Ask for proof of income (payslips or employer letter)
Contact previous landlords for references
Never discriminate based on HAP/housing assistance, family status, nationality, religion, or other protected grounds

Pre-Tenancy Inspection

Complete a detailed pre-tenancy inspection checklist
Photograph every room (timestamp the photos)
Note any existing damage in writing
Have the tenant sign the inspection report
Use our pre-tenancy checklist →

Tenancy Agreement

Prepare a written tenancy agreement before move-in
Include all mandatory RTB terms
Specify rent amount, payment date, deposit, notice periods
Both parties sign and keep a copy
Generate a tenancy agreement →

Deposit

Collect no more than one month’s rent as deposit (legal maximum)
Issue a receipt for the deposit
Keep it in a separate account (good practice, not yet legally required)
Document the condition of the property at this point

Provide Tenant Information

You are legally required to give tenants:

A copy of the RTB booklet “Residential Tenancies Act — Your Rights and Responsibilities”
The address of the RTB
The rent book (or written record of payments)
Your name and address (or agent’s)

Meter Readings

Record electricity meter reading on day 1
Record gas meter reading on day 1
Notify utility providers of the new tenancy

Ongoing Obligations

Once the tenancy begins, your ongoing responsibilities include:

Register the tenancy with RTB within 1 month
Declare rental income to Revenue on your annual tax return
Maintain the property in good repair (respond to repair requests promptly)
Give proper notice for rent reviews (90 days, maximum 2% in RPZ areas)
Respect quiet enjoyment — do not enter without 24 hours written notice
Renew RTB registration annually (€90/year)

Key Contacts

Organisation	Purpose	Contact
RTB	Tenancy registration & disputes	rtb.ie / 0818 303 037
Revenue	Tax registration	revenue.ie
SEAI	BER certificates	seai.ie
Local Authority	Minimum standards inspections	your county council
Threshold	Free landlord advice	threshold.ie

Common First-Timer Mistakes

Not registering with the RTB — you lose legal protection in disputes
Renting without a BER — illegal and could invalidate your tenancy
Not declaring income — Revenue actively cross-checks RTB registrations
Setting rent above market rate — leads to vacancy and arrears
Not documenting property condition — weakens your deposit dispute case
Discriminating against HAP tenants — illegal and carries serious penalties
Entering the property without notice — breach of tenant’s right to quiet enjoyment

Disclaimer: This guide is for general information only and does not constitute legal or financial advice. Always verify current regulations with the RTB and Revenue.