TenantWise

Where every figure comes from

Nothing on this site is typed into a page. Every tool and guide reads one rules file in which each block names its Act, its sources and the date it was checked. This page is that file, in words, with the county and figures files beside it. This site is not the RTB and reads its pages the way anyone may.

Checked 27 OCT 2026 · rules version 2026-10-27

How the reading is done

  • The RTB’s site is read with an honest user agent, including its WordPress JSON endpoint, never a headless browser or proxy; its PDFs are parsed in code.
  • The Oireachtas open-data API and the Oireachtas Library’s Bill Digest are read directly; the Statute Book and the revised Acts on the Law Reform Commission’s site are read for section numbers.
  • Citizens Information and gov.ie refuse automated reads and are read by hand; nothing is scraped from them. Revenue’s rent credit page is read by hand too.
  • The CSO’s Consumer Price Index is read from its open-data API on the publication day each month, because it moves the rent cap.
  • The rules file is re-read against the sources each quarter, on every commencement order, every Budget and every 1 January. A weekly check flags anything not verified in 90 days.

Security of tenure: the three regimes

Section numbers (s.35B, ss.12 to 15 of the 2026 Act) to be checked against the revised Act on the Law Reform Commission's site.

Smaller and larger landlords

Residential Tenancies (Miscellaneous Provisions) Act 2026

The RTB page gives two email addresses for the landlord-size request; confirm which is current.

Notice periods

Residential Tenancies Act 2004, s.66 and the Table to it; s.67

The tenant table to be checked against the Act's Table to s.66; the 7 to 8 years band has no separate tenant period.

What a valid notice must contain

Residential Tenancies Act 2004, s.62, as amended by s.15 of the 2026 Act

The grounds for ending a tenancy

Residential Tenancies Act 2004, s.34 and the Table; ss.12 and 13 of the 2026 Act

Rent: the cap, reviews and resets

Residential Tenancies Act 2004, Part 3 as amended by the 2026 Act (s.19, s.20B, s.22)

s.22 as amended for the prescribed form; the 28 days to challenge a review before the new rent starts; the fixed payment amounts against the commencement order.

Deposits and advance rent

Residential Tenancies (No. 2) Act 2021; Residential Tenancies Act 2004, s.12(1)(d)

Minimum standards and the rent book

Housing (Standards for Rented Houses) Regulations 2019; Housing (Rent Books) Regulations 1993

The 2019 Regulations' schedule to be checked by hand; the reasonable-time days are a planning figure, not a statutory one.

The landlord's obligations

Residential Tenancies Act 2004, s.12 and s.16, as amended

The dispute process

Residential Tenancies Act 2004, Part 6, as amended by the Housing and Residential Tenancies (Miscellaneous Provisions) Act 2026

The fees page; s.80 for the general time limit; the late-application practice.

The rent tax credit, HAP and the supports

Taxes Consolidation Act 1997, s.473B (rent tax credit); Housing (Miscellaneous Provisions) Act 2014, Part 4 (HAP)

Who the Act covers

Residential Tenancies Act 2004, s.3

Key dates

The counties

26 counties, 31 local authorities, version 2026-10-27, checked 2026-10-27. The HAP limits from S.I. 56/2017; the rents from the RTB Rent Index.

The figures

Version 2026-10-27, checked 2026-10-27, from the RTB’s Director’s Quarterly Updates and the Rent Index; see the figures page.

The tracker and the updates log

The rule-change tracker and the updates log (checked 2026-10-27) may cite only these hosts; the tests fail on any other:

Official record
rtb.ie, oireachtas.ie, api.oireachtas.ie, data.oireachtas.ie, irishstatutebook.ie, revisedacts.lawreform.ie, lawreform.ie, gov.ie, assets.gov.ie, revenue.ie, cso.ie, data.cso.ie, citizensinformation.ie, courts.ie, ihrec.ie, workplacerelations.ie, housingagency.ie, lda.ie, mabs.ie, lawsociety.ie, lsra.ie
Press report
rte.ie, irishtimes.com, irishexaminer.com, thejournal.ie, breakingnews.ie, independent.ie, businesspost.ie, irishlegal.com
Named organisation
threshold.ie, flac.ie, focusireland.ie, pmvtrust.ie, simon.ie, simoncommunity.com, esri.ie, catu.ie, ipoa.ie, immigrantcouncil.ie, svp.ie
Law firm commentary
arthurcox.com, mccannfitzgerald.com, dacbeachcroft.com, mop.ie, matheson.com, williamfry.com, alg.ie, byrnewallace.com

Helplines and official routes

  • Free routes (Threshold, MABS, FLAC, Citizens Information, Your local authority's homeless service, Focus Ireland, Peter McVerry Trust, Samaritans, An Garda Síochána), checked 2026-10-27.
  • Official routes (The Residential Tenancies Board; RTB: apply to resolve a dispute; RTB: rent calculator; RTB: the public register of tenancies; RTB: the Rent Index; RTB: notices of termination; Revenue: the rent tax credit; The Housing Assistance Payment; Rent Supplement; Law Society: find a solicitor; Residential Tenancies Act 2004 (revised); IHREC: discrimination on the housing assistance ground; Workplace Relations Commission: Equal Status complaints; Housing Rights (Northern Ireland)), checked 2026-10-27.

Information, not advice. Where a page and the source differ, the source is right. Corrections to hello@tenantwise.ie with the page and the source. Last checked 2026-10-27. TenantWise is an independent site, not connected with the Residential Tenancies Board, Revenue, the Department of Housing, any local authority, Threshold or any landlord body. It is not a solicitor, a letting agent, a landlord, a deposit scheme or an advice service. It covers the Republic of Ireland only. Before you act, ring Threshold, which is free, or talk to a solicitor.