Rent Review Rules in Ireland: The 2026 Cap and 90 Days’ Notice
12 October 2026
9 min read
Ireland’s rent review rules change March 1, 2026. Most increases are capped at the lower of 2% or CPI. See notice and dispute deadlines for both sides.
You can review rent once every 12 months, and any increase is capped at the lower of 2% or the current rate of inflation, for most tenancies from 1 March 2026. A valid notice must reach the tenant and the RTB on the same day, at least 90 days before the new rent takes effect, and either side can dispute it within 28 days.
TL;DR:
Tenancies beginning on or after March 1, 2026, allow market rent resets every six years; earlier tenancies retain transitional protections and narrower reset rights.
Outside the six year cycle, rent resets are allowed only after a tenant breach, voluntary departure, long vacancy, or substantial renovation.
Landlords should save the RTB Rent Calculator result and three comparable Rent Register listings with their IDs for the prescribed notice.
Areas designated as Rent Pressure Zones within two years before national rules began may require a first review after 24 months, not 12.
A notice may be invalid if the landlord misses RTB filing that day or uses the wrong form, leaving the old rent in place.
What the rent review rules are: frequency and caps
Rent reviews in Ireland follow a straightforward rhythm: once every 12 months, with the increase capped at whichever is lower, 2% or the rate of inflation measured by the Consumer Price Index. This applies nationally from 1 March 2026, replacing the old Rent Pressure Zone system with a single set of rules that cover the whole country.
The CPI figure used is published periodically, and landlords need the current rate at the time of the review, not an estimate from the previous year.
There are exceptions. Student-specific accommodation also follows its own timing, which we cover below.
Who the rules apply to and common exceptions
Whether the full rule set applies depends heavily on when the tenancy began. Tenancies created on or after 1 March 2026 sit under the new national framework in full; tenancies that started earlier carry some transitional protections, particularly around re-setting to market rent.
A few situations change the picture:
Student-specific accommodation (SSA) has separate timing rules that don't always mirror standard tenancies.
Landlords of tenancies starting on or after 1 March 2026 can re-set rent to market level once every six years, using RTB Rent Register evidence.
Re-setting outside that six-year cycle is allowed only in narrow cases: tenant breach, voluntary tenant exit, long-term vacancy, or substantial renovation.
Protected structures can carry their own conditions depending on works carried out.
Some new developments sit outside the 2% cap, so confirm the property's status before calculating.
How to calculate an allowable rent increase
Getting the figure right starts with the RTB Rent Calculator, which is now the primary tool for working out what you're allowed to charge.
Open the RTB Rent Calculator and enter the current rent along with the date it was last set.
Apply the lower of 2% or the current CPI rate to get your maximum new figure.
Search the RTB Rent Register for three comparable properties, matching floor area, BER rating and tenancy start date where possible.
Record the Rent Register ID for each comparable, since these numbers are what you'll cite in the notice.
Keep a printout or saved copy of the calculator result as part of your evidence file.
One figure to remember: the maximum annual increase is the lower of 2% or CPI, which means a landlord in a low-inflation year may be restricted to well under 2%.
If the property sits in an area that only recently became a designated rent zone before the national rules took effect, the timing of your first review may shift, which we explain in the RPZ section further down.
How to serve a valid rent review notice and what to include
The notice itself has to follow the prescribed RTB form, and the paperwork around it matters as much as the number you're charging. Serve the tenant and submit a copy to the RTB on the same day, and give at least 90 days' notice before the new rent applies.
Your notice needs to carry:
The current rent and the date it was last set.
A printout or record from the RTB Rent Calculator showing the maximum allowable increase.
Three comparable rents from the RTB Rent Register, each with its register ID.
A signed statement confirming the new rent doesn't exceed market rent, where that applies.
Get any one of these wrong, such as missing the same-day RTB submission, and the notice can be ruled invalid, leaving the old rent in place until a fresh notice is served correctly.
Pro Tip:Keep a dated copy of every notice and its proof of delivery; it's the single piece of evidence that settles most disputes quickly.
Once the new rent is agreed and in effect, update the tenancy registration with the RTB so the record matches what's actually being charged.
Timing nuances and RPZ-related special cases
Some areas became Rent Pressure Zones in the two years before the national rules arrived, and that history can shift the earliest date a landlord is allowed to carry out a first review. Where that applies, the first review may need to wait 24 months from when the rent was last set or reviewed, rather than the usual 12.
It's worth checking the designation date for the property's area through the Housing Agency, since that date is what determines whether the 12-month or 24-month rule applies. Count forward from the tenancy start date or the last review date, whichever is more recent, to find the earliest date the next review can legally take effect.
Disputes and tenant rights: the RTB process and deadlines
Either party can refer a dispute to the RTB before the new rent takes effect, or within 28 days of receiving the notice. Missing that window makes it much harder to reverse an increase later.
Tenants checking whether a notice is valid should look for:
Whether the prescribed RTB form was actually used.
Whether the landlord submitted a copy to the RTB on the same day it was served.
Whether the three comparables are genuinely comparable in size, BER and location.
Where a landlord hasn't complied, the RTB can rule the notice invalid, meaning the old rent stands. Both sides benefit from keeping dated records: landlords should retain proof of service and RTB submission, and tenants should keep copies of everything received, including envelopes or email headers showing the date.
Two checklists: landlord checklist and tenant checklist
A rent review runs more smoothly when both sides work from a clear sequence rather than reacting under time pressure.
Landlords: confirm the tenancy start date and which rule set applies to it.
Landlords: run the RTB Rent Calculator and save the result.
Landlords: gather three RTB Rent Register comparables with their IDs.
Landlords: complete the prescribed notice form and serve the tenant and RTB on the same day, at least 90 days ahead.
Landlords: update the RTB tenancy registration within a month of the change taking effect.
Tenants: check the notice uses the correct form and meets the 90-day minimum.
Tenants: review the calculator printout and comparables included with the notice.
Tenants: decide within 28 days whether to refer a dispute to the RTB.
Tenants: keep dated copies of the notice and any correspondence about it.
The most common pitfall on either side is losing track of dates, so a simple dated folder, physical or digital, avoids most disputes before they start.
How Hauzed helps with paperwork, evidence and communication
Keeping a rent review clean comes down to organised evidence and clear timestamps, and that's where our platform fits in. Landlords can store RTB calculator printouts, comparable listings and notice copies in one place, with message threads that keep a timestamped record of when something was sent or received. Tenants can share documents securely through verified channels rather than scattered messages.
None of this replaces submitting a notice to the RTB or getting legal advice on a disputed case; it simply keeps the supporting paperwork organised and easy to retrieve when either side needs it.
Compliance and predictability matter to everyone
Following the RTB's forms and evidence requirements properly cuts down on invalid notices and avoidable disputes. A predictable rent-setting process gives landlords and tenants steadier, longer-term relationships, which tends to suit both sides better than a contested increase.
— Hauzed
Keep your rent review paperwork organised with Hauzed
Chasing down old notices, calculator printouts and message threads during a dispute window is the last thing either side needs. Landlords can keep property records, tenant communications and supporting documents together, with timestamps that show exactly when a notice was served.
Tenants benefit too, with a secure place to receive and respond to notices without digging through old email chains. If you manage one property or a growing portfolio, our pricing page outlines the Free Plan and the Full Assistance Pack for landlords who want extra support pulling the paperwork together.
FAQ
How often should you have a rent review?
Rent can ordinarily be reviewed once every 12 months. In areas that became Rent Pressure Zones shortly before the national rules took effect, the first review may need to wait 24 months instead.
What is the required notice period for a rent review in Ireland?
Landlords must give at least 90 days' notice before a new rent takes effect, and a copy of the notice must go to the RTB on the same day it's served on the tenant. A notice that misses either requirement can be ruled invalid.
How often can you have a rent review?
Once every 12 months is the standard rule for most tenancies under the national rent control system. Some recently designated Rent Pressure Zone areas carry a 24-month first-review rule instead, so it's worth checking the area's designation history.
What are the new rent rules in Ireland from March 2026?
From 1 March 2026, a national system applies: rent increases are capped at the lower of 2% or the rate of inflation measured by CPI, and tenancies starting from that date allow landlords to re-set to market rent once every six years using RTB Rent Register evidence. Tenancies that began earlier keep more limited re-setting rights.
What happens if a tenant disputes a rent increase?
A tenant can refer a dispute to the RTB before the new rent takes effect, or within 28 days of receiving the notice. If the notice is found invalid, for example because the RTB submission was missing, the previous rent stays in place until a correct notice is served.
