Notice Periods for Landlords and Tenants in Ireland (2026)
Full guide to notice periods under Irish tenancy law. How much notice landlords must give, tenant notice requirements, valid reasons for termination, and the legal process.
Notice periods in Ireland are set by law under the Residential Tenancies Acts. They vary based on how long the tenancy has been in place, who is serving notice, and the reason for termination. Getting this wrong is one of the most common — and costly — mistakes landlords make.
Overview: Who Can Serve Notice?
Both landlords and tenants can serve a Notice of Termination (NoT) to end a tenancy. The rules differ significantly depending on who is serving it and why.
Landlord Notice Periods
The notice period a landlord must give depends on the length of the tenancy:
| Tenancy Duration | Notice Required (from landlord) |
|---|---|
| Less than 6 months | 28 days |
| 6 months to 1 year | 90 days |
| 1 year to 2 years | 120 days |
| 2 years to 3 years | 150 days |
| 3 years to 4 years | 180 days |
| 4 years to 5 years | 180 days |
| 5 years to 6 years | 196 days |
| 6 years to 7 years | 224 days |
| 7 years to 8 years | 252 days |
| 8 years or more | 224 days |
Important: These periods were amended by the Residential Tenancies (Amendment) Act 2021. Always verify current legislation at rtb.ie for the most up-to-date figures.
Valid Reasons for Landlord Termination
A landlord cannot terminate a tenancy during the first 6 months without a valid reason. After 6 months, grounds for termination include:
1. Tenant Breach
The tenant has breached an obligation — most commonly:
- Failure to pay rent
- Anti-social behaviour
- Damage to the property
For rent arrears, you must first serve a rent arrears warning notice and allow 14 days for payment before serving a Notice of Termination.
2. Property Sale
The landlord intends to sell the property within 9 months of the tenancy ending. You must provide a statutory declaration to this effect. If you do not sell within 9 months, the former tenant has the right to be offered the property back.
3. Refurbishment
The property requires substantial works that cannot be carried out with the tenant in place. Planning permission may be required depending on the works. A statutory declaration is required.
4. Own Use / Family Member Use
The landlord or an immediate family member intends to move in. This is one of the most abused grounds — the RTB takes a strict view if the property is re-let within 12 months.
5. Change of Use
The landlord intends to change the use of the property (e.g., to commercial use). Planning permission would typically be required.
Tenant Notice Periods
Tenants give shorter notice than landlords:
| Tenancy Duration | Notice Required (from tenant) |
|---|---|
| Less than 6 months | 28 days |
| 6 months to 1 year | 35 days |
| 1 year to 2 years | 42 days |
| 2 years to 3 years | 56 days |
| 3 years to 4 years | 84 days |
| 4 years or more | 112 days |
A tenant can also terminate immediately in cases of serious breach by the landlord (e.g., failure to carry out essential repairs that pose a risk to health or safety).
How to Serve a Valid Notice of Termination
A Notice of Termination must be in writing and must include:
- The address of the property
- The date the notice is being served
- The date the tenancy will terminate (calculated correctly)
- The reason for termination
- The landlord’s (or tenant’s) signature
- A statement that the person has the right to refer a dispute to the RTB
How to Deliver the Notice
You must serve the notice in one of these ways:
- In person to the tenant at the property
- By registered post to the property address
- By leaving it at the property (not ideal — difficult to prove delivery)
Do not rely on text message or email. These are not valid methods of service under the Act.
When Does the Notice Period Start?
The notice period begins the day after the notice is received (or the day after it is left at the property). For registered post, it is deemed received within 2 working days of sending.
Common Mistakes
Calculating the Wrong Start Date
The notice period begins the day after service, not the day of service. For example, a notice served on 1 March gives a 90-day period ending on 30 May (1 day + 90 days = 31 May, so the last day is 30 May).
Failing to Include Required Elements
If any required element is missing (particularly the reason for termination or statement of RTB rights), the notice is invalid and the tenant can successfully challenge it at the RTB.
Serving Notice Too Early in the Tenancy
During the first 6 months, a landlord can only terminate for cause (tenant breach). Serving a no-fault notice before 6 months is void.
Re-letting After Own-Use Termination
If you terminate because you or a family member is moving in, and you re-let the property within 12 months without offering it back to the former tenant first, you face significant RTB penalties.
Part 4 Tenancy Rights
After 6 months of continuous occupation, a tenant gains Part 4 rights — the right to remain in the property for up to 6 years (the first Part 4 cycle). After 6 years, a further Part 4 cycle begins.
During a Part 4 tenancy, a landlord can only terminate on the grounds listed above. This is a major protection for tenants and a key reason why proper grounds must be documented.
Disputes About Notices
If a tenant believes a notice is invalid — wrong notice period, missing elements, or invalid grounds — they can refer a dispute to the RTB within 90 days.
If the RTB finds in the tenant’s favour, the Notice of Termination is void and the tenancy continues. The landlord must start the process again correctly.
Similarly, if a landlord serves a valid notice and the tenant refuses to leave, the landlord must apply to the RTB for a determination — not change the locks or remove the tenant’s belongings. Doing so is an illegal eviction and can result in substantial damages awards.
Notice in Rent Arrears Cases
The process for rent arrears is specific:
- Arrears warning notice — serve on the tenant. They have 14 days to pay the arrears
- If unpaid after 14 days: serve a Notice of Termination with 28 days’ notice
- If the tenant does not vacate: apply to the RTB for a dispute resolution hearing
Do not skip step 1. Serving a Notice of Termination without first serving an arrears warning notice is procedurally defective.
Useful Resources
- RTB — Ending a Tenancy — official RTB guidance
- RTB Notice Period Calculator — calculate the correct period
- Residential Tenancies Act 2004 (as amended) — the primary legislation
- Threshold.ie — Notices of Termination — tenant perspective
- Eviction Process Guide — full guide to the RTB dispute process
This guide is for informational purposes only. Tenancy law is complex and fact-specific — consult the RTB or a solicitor for advice on your specific situation.
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