What Changed on 1 March 2026
The Residential Tenancies (Miscellaneous Provisions) Act 2026 introduced the most significant changes to Irish rental law in years. These rules apply only to new tenancies created from 1 March 2026 — existing tenancies continue under the previous rules.
Here are the headline changes:
- Rent Pressure Zones abolished. Replaced by a national system of rent control covering all private tenancies and student-specific accommodation across Ireland.
- Annual rent increases capped at 2% or inflation (measured by CPI), whichever is lower. This applies nationwide.
- BER rating now part of rent-setting. When setting rent for a new tenancy, landlords must reference three comparable properties from the RTB Rent Register with similar floor area, bedrooms, and BER rating.
- Rolling 6-year tenancies. All new tenancies become Tenancies of Minimum Duration (TMD), lasting 6 years and automatically renewing.
- Restricted eviction grounds — especially for larger landlords (4+ tenancies).
- Notices to both tenant and RTB. Rent-setting and rent review notices must be sent to both the tenant and the RTB on the same day.
These new rules apply only to tenancies created from 1 March 2026. If you have an existing tenancy, the previous rules continue to apply. However, the 2%/inflation rent cap applies to all tenancies (new and existing) using the CPI as the measure from 1 March.
How BER Now Affects What Rent You Can Charge
This is the biggest change for property investors. Under the new rules, when you set rent for a new tenancy or re-set to market rent every 6 years, you must demonstrate the rent aligns with market rent by referencing three comparable properties from the RTB Rent Register.
Those comparable properties must have similar:
- Floor area
- Number of bedrooms
- Building Energy Rating (BER)
- Character (dwelling type, condition)
This means a property with a poor BER (D, E, F, or G) will be compared against other poorly-rated properties — which typically command lower rents. A property with a B rating will be compared against other B-rated properties, which generally achieve higher rents.
ESRI research shows a B-rated home sells for approximately 5.2% more than an identical D-rated home. For a property worth €350,000, that's roughly €18,000. With BER now affecting rental comparables too, upgrading your property's energy rating can justify higher rent and increase capital value — while SEAI grants cover a significant portion of the cost.
BER exemption for substantial renovation
The new rules include a substantial change exemption from rent controls. If you improve your property's BER by at least 7 levels (e.g. from G to C3), or by 3 levels from D1 or lower, or by 2 levels from C3 or higher, you can claim an exemption and set rent at market rate for the next rent review. This creates a direct financial incentive to invest in energy upgrades.
The RTB Rent Register — How It Works
The RTB launched its online Rent Register on 1 March 2026. It draws on RTB tenancy registration data and is updated daily. As a landlord, you're required to use it when setting or reviewing rent.
How to use the Rent Register
Go to rtb.ie/rtb-rent-register
Access the register on the RTB website. It's free and publicly available.
Enter your property details
Input the Local Electoral Area, dwelling type, floor area, number of bedrooms, and BER rating for your rental property.
Review comparable results
The register returns the most closely matching tenancies. Exact matches (same BER, same area, same bedrooms) are shown first. Weaker matches with different BER or floor area follow.
Select three comparable properties
Choose three properties with similar characteristics. Note their Registered Tenancy (RT) numbers and rent paid.
Include in your rent notice
Add the RT numbers and rents to your rent-setting or rent review notice, which must be sent to both the tenant and the RTB on the same day.
If no comparable properties with the same BER exist in your Local Electoral Area, the register will show results with a different BER rating at a lower match score. You can also consider nearby or similar areas, but you must document your rationale for choosing a different area.
New Tenancy Duration & Eviction Rules
From 1 March 2026, all new tenancies become Tenancies of Minimum Duration (TMD). These are rolling 6-year tenancies that automatically renew.
- First 6 months: Landlords can end the tenancy for any reason (same as before).
- After 6 months: Termination is only permitted in specific, limited circumstances — and the grounds differ depending on whether you're a "large" or "small" landlord.
- At the end of the 6-year cycle: Landlords can re-set the rent to market rate (using the RTB Rent Register).
If a landlord ends a tenancy for any reason other than breach of tenant obligations or the property no longer suiting the tenant's needs, they cannot re-set the rent to market rate for the next tenancy. This is designed to prevent "economic evictions" — ending a tenancy just to increase rent.
Large vs Small Landlords — Different Rules
The new law distinguishes between larger landlords (4 or more tenancies) and smaller landlords (3 or fewer tenancies). The eviction grounds are significantly more restrictive for larger landlords.
Larger Landlords (4+ tenancies)
Including companies and institutional landlords.
- Can only evict if tenant breaches obligations (e.g. non-payment of rent)
- Can only evict if property no longer suits tenant's needs
- Cannot evict to sell the property
- Cannot evict for personal or family use
- Cannot evict for renovation (unless offered back to tenant after)
Smaller Landlords (1–3 tenancies)
Individual landlords with a small portfolio.
- All grounds available to larger landlords, plus:
- Can evict if experiencing financial hardship (e.g. separation, bankruptcy)
- Can evict if landlord or immediate family member needs to live there
- At end of 6-year cycle: can also sell, use for family, renovate, or change use
- Must make statutory declarations for certain termination grounds
SEAI Grants Available for Rental Properties
Landlords are eligible for all individual energy upgrade grants from SEAI, exactly the same as owner-occupiers. If you're thinking about upgrading your rental property's BER to take advantage of the new rent-setting rules, these grants can significantly reduce the cost.
| Upgrade | Max Grant (Semi-D) | Typical Cost | After Grant |
|---|---|---|---|
| Attic insulation | €1,300 | €1,500–€2,500 | €200–€1,200 |
| Cavity wall insulation | €1,200 | €1,500–€2,500 | €300–€1,300 |
| External wall insulation | €6,000 | €15,000–€25,000 | €9,000–€19,000 |
| Heat pump system | €12,500 | €10,000–€18,000 | €0–€5,500 |
| Solar PV (4kWp) | €1,800 | €7,000–€10,000 | €5,200–€8,200 |
| Windows | €3,000 | €12,000–€20,000 | €9,000–€17,000 |
| Doors (max 2) | €1,600 | €1,500–€3,000 | €0–€1,400 |
| Heating controls | €700 | €700–€1,200 | €0–€500 |
Landlord Retrofit Tax Relief
On top of SEAI grants, landlords can claim a tax deduction on the cost of retrofit works (net of grants) against rental income. This is available from 2023 to 2028.
How the tax relief works
The deduction is the lesser of €10,000 or the actual retrofit cost (net of grants). So if you spend €18,000 on a heat pump and receive €12,500 in grants, the net cost is €5,500 — you can deduct that €5,500 from your rental income.
At the higher rate of tax (40%), a €10,000 deduction saves you €4,000 in income tax plus USC and PRSI savings. Combined with SEAI grants, this means the government is effectively subsidising the majority of your upgrade cost.
Attic insulation (€2,000) + cavity wall (€2,000) + heat pump (€14,000) = €18,000 total cost. SEAI grants: €1,300 + €1,200 + €12,500 = €15,000. Net cost after grants: €3,000. Tax deduction at 40%: €1,200 saved. True out-of-pocket: approximately €1,800 for a transformation that can improve your BER from D to B2, justify higher rent, and increase property value by up to 5%.
Your Compliance Action Plan
Here's exactly what to do right now to comply with the new rules and position your property for maximum return.
Check your BER status
Search the National BER Register using your MPRN. If your certificate is expired (over 10 years old) or you've never had one, get a new assessment. If you've done upgrades since your last BER, get a fresh one to capture the improvement.
Understand your RTB obligations
When registering a new tenancy, you must now provide BER rating, floor area, and number of bed spaces to the RTB. If setting rent, you must reference three comparable properties from the Rent Register.
Assess upgrade opportunities
If your BER is D or below, consider which upgrades would improve it most cost-effectively. Use our grant calculator to see what funding is available. Attic and cavity wall insulation are typically the best starting points.
Apply for grants before starting work
This is critical — you must have SEAI grant approval before any work begins. Apply at seai.ie and wait for written approval.
Claim the tax deduction
After completing works, claim the retrofit tax deduction (up to €10,000 per property, max 3 properties) against your rental income in your annual tax return. Keep all receipts and grant documentation.
Get a new BER after upgrades
A post-works BER assessment confirms the improvement. This new rating will then be used in the RTB Rent Register — potentially allowing you to reference higher-rent comparables.