How to Screen Tenants in Ireland: Complete Guide

Finding a good tenant is the most important decision you’ll make as a landlord. A reliable tenant pays on time, looks after the property, and stays for years. A poor fit costs you time, money, and stress. Here’s how to screen effectively — while staying on the right side of Irish equality law.

What Makes a Good Tenant?

Before screening, clarify what you’re looking for:

Stable income — can they afford the rent? (General rule: rent should be ≤35% of net income)
Good rental history — did previous landlords have issues with them?
Long-term intent — are they looking to settle, or will they leave in 3 months?
Compatibility with the property — family with kids in a ground-floor house vs. a studio apartment for a couple

Step 1: Write a Clear, Legal Listing

Your advertisement must be factually accurate and must not include discriminatory language.

Prohibited phrases:

“No children” / “Adults only” / “No families”
“No HAP” / “No social welfare” / “Working professionals only”
“Irish only” / “No foreigners”
“Under 30s only” / “Young professionals”

See our Anti-Discrimination Policy for the full list of protected characteristics.

What you can include:

Rent amount and deposit
Minimum lease term
No smoking (inside the property)
No pets (though this has some restrictions)
Minimum income requirements (must be applied equally to all applicants)

Step 2: Collect Applications

Create a simple application form asking for:

Full name
Current address and how long they’ve lived there
Reason for moving
Employment status and employer name
Monthly income (ask for payslips or letter from employer)
Number of people who will live in the property
References — previous landlord and employer/character reference
Move-in date preferred

You may also ask:

Are they a HAP recipient? (You cannot refuse on this basis)
Do they have pets? (You can set a no-pets policy in most cases)
Do they smoke? (You can require a no-smoking indoors policy)

Step 3: Verify Income

Rent should be no more than 33–35% of net monthly income for a tenant to comfortably afford it.

Documents to request:

Last 3 months’ payslips (employees)
Most recent P60 or Revenue tax assessment (self-employed)
Social welfare payment letter (for HAP/rent supplement recipients)
Employer letter confirming employment and salary

Example: Rent of €1,500/month. Tenant needs net income of at least €4,285/month (€1,500 ÷ 0.35).

For HAP tenants: The local authority pays the landlord directly. Tenant contribution is calculated by the council based on income. This is a stable, reliable payment structure — do not dismiss HAP applicants.

Step 4: Check References

This is the most valuable screening step. Always call references — don’t just send an email.

Previous Landlord Reference

Ask:

How long did they rent from you?
Did they pay rent on time consistently?
Did they look after the property?
Did they give proper notice when leaving?
Would you rent to them again?
Why did they leave?

Red flags: Reluctance to answer, evasive responses, “they were okay” without enthusiasm, missing the last few months’ rent before leaving.

Employer / Character Reference

Ask:

How long have they worked there?
Are they in permanent or temporary employment?
Is their employment likely to continue?

Gaps in Rental History

If someone has been renting for 3 years but can only provide 1 year of landlord reference, ask why. They may have been living with family — or had a problematic tenancy they’d rather not mention.

Step 5: Meet the Applicant

Arrange a viewing and take the opportunity to assess the applicant in person. You’ll get a feel for:

How they treat the property during a viewing (do they leave doors open, treat fixtures carefully?)
Their communication style (reliable, responsive, clear?)
Whether their story adds up

Step 6: Make Your Decision

Apply the same criteria consistently to all applicants. You cannot discriminate based on any of the nine grounds in the Equal Status Acts:

Gender
Civil status
Family status
Sexual orientation
Religion
Age (18+)
Disability
Race/nationality
Traveller community membership
Housing assistance (HAP, Rent Supplement)

If you refuse an applicant, you do not need to give reasons — but you must ensure your decision is not discriminatory.

Step 7: Agree Terms and Sign

Once you’ve chosen a tenant:

Agree the terms — rent, start date, deposit, any special conditions
Sign the tenancy agreement before any money changes hands
Collect the deposit (maximum 1 month’s rent)
Issue a receipt for the deposit
Complete the pre-tenancy inspection together and both sign it
Register the tenancy with the RTB within 1 month

Tenant Screening Don’ts

❌ Don’t ask about national origin, religion, or sexual orientation
❌ Don’t run credit checks without consent (GDPR applies)
❌ Don’t charge application fees (illegal in Ireland)
❌ Don’t take a deposit before showing the property
❌ Don’t refuse HAP tenants — it’s discrimination under law
❌ Don’t rely on gut feeling alone — use objective criteria

What to Do If References Are Poor

If a reference reveals issues (e.g., missed rent payments), you can:

Ask the applicant for an explanation
Request a guarantor (a parent or employer who agrees to cover rent if the tenant defaults)
Require a larger upfront payment (maximum 2 months rent — 1 deposit + 1 month upfront is standard)
Simply not proceed with that applicant

A guarantor agreement should be in writing and signed before the tenancy starts.

How Long Should It Take?

A thorough screening process takes 5–10 days. Don’t rush because of vacancy pressure — one bad tenant can cost you months of arrears and legal fees.

Step	Typical Timeline
Application form	1–2 days
Income verification	2–3 days
Reference checks	2–3 days (follow up by phone)
Decision and agreement	1–2 days

Disclaimer: This guide is for general information only. Equality law in Ireland is complex. If you’re uncertain about a decision, seek legal advice.