Key Rental Sector Changes Coming 1 March 2026: What Our Landlords and Tenants Need to Know
Significant new regulations will come into effect across the Irish rental sector on 1 March 2026. Here at ERA Downey McCarthy, our dedicated Property Management and Lettings team manage over 850 properties across Cork. We want to ensure both our landlords and tenants are fully informed and prepared for these changes. Below is a breakdown of what’s coming, why it matters, and how it may affect you.
We’re here to support you as these new rules come into force. From preparing new leases, to advising on rent reviews, to managing compliance on your behalf.
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Important to note for current landlords:
ENDING OF EXISTING TENANCIES WILL NOT BE IMPACTED BY THE CHANGES
- How you can end any existing tenancy agreements that you have will not be impacted by the new rental changes or strengthened tenancy protections coming in from 1 March 2026.
- There are no changes to you, or to your current tenants’, rights or responsibilities when ending an existing tenancy.
- You will continue to have the right to end a tenancy in line with the provisions of the Residential Tenancies Acts 2004 to 2025 (RTA) as they currently apply.
- There is no 6-year rent resetting option, or 6-year rolling tenancy of minimum duration for your current tenancy arrangements. That is only for new tenancies which commence on/after 1 March 2026.
- If you have an existing tenant, you continue after the 1st March 2026 as you have been with your tenancy agreement. Your tenants do not get a tenancy of minimum duration of six years as they remain under the current rules of their lease agreement.
Six Year Minimum Tenancies for All New Agreements – From the 1st March 2026, all new tenancies will automatically become a rolling six-year tenancy. You can still give notice of termination without giving a reason in the first 6 months of the new Tenancy of Minimum Duration, provided your tenant signs a periodic tenancy agreement and not a fixed term tenancy agreement.
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Will landlords be able to sell their properties?
- All landlords will be able to sell their rented property with the tenant remaining in the dwelling, and the tenancy continuing, at any time.
- All landlords may choose to sell their property with vacant possession when a tenant has left of their own accord.
- Smaller landlords may choose to sell their property with vacant possession at the end of each 6-year Tenancy of Minimum Duration (TMD), by issuing a valid notice of termination giving the minimum required notice period before the property rolls into a further 6-year tenancy.
- During a six year tenancy term, smaller landlords will only be able to terminate tenancies for sale due to financial hardship (such as separation/divorce, moving home from abroad, bankruptcy).
Changes to No-Fault Evictions Based on Landlord Type at the END of each 6-Year Term (TMD)
The new rules differentiate between “small” and “large” landlords.
For large landlords (Four or more rental tenancies)
- No-fault evictions will no longer be permitted for NEW tenancies from 1 March 2026. For Example, larger landlords will not be allowed to end tenancies for:
- Sale.
- Renovation.
- Occupation.
- Or Change of use.
- A tenancy can only be ended on specific legal grounds:
- Breach of tenant’s obligations, including failure to pay rent.
- Property no longer suitable for tenants needs (e.g. size, accessibility).
For small landlords (Three or less tenancies)
- Some no-fault grounds remain available during the first 6 Years of the TMD
- Occupation by landlord or family member (i.e. spouse, child, parent).
- Landlord Hardship (e.g. separation/divorce, moving home from abroad, bankruptcy) .
- Property Unsuitable for tenants needs (e.g. size, accessibility).
- Some no-fault grounds remain available after the first 6 Years of the TMD
- Selling.
- Major renovations.
- Change of use of the property.
- But these grounds cannot be used to reset the rent to a higher market level.
- A Landlord may terminate a tenancy due to Breach of Tenant’s Obligations, including rental arrears, throughout any tenancy
We will continue to guide landlords on compliant notice procedures and valid termination grounds.
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How does a tenant end a Tenancy of Minimum Duration (TMD)?
A tenancy will become a rolling 6-year TMD if:
- The tenant has lived in the property under tenancy for at least six months, and
- Has not received a valid notice of termination during that period.
Tenants can end their tenancy at any time by giving written notice with the required notice period. They won’t be tied to a 6-year contract. Tenant notice periods vary from 28 days to 112 days, depending on how long they have been in the tenancy.
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When will landlords be able to reset rents to market value?
A landlord can reset rents to market value if:
- A tenant leaves voluntarily.
- A tenant has had their lease terminated due to a breach of their obligations, including rental arrears.
- The home no longer meets their needs (e.g. size, accessibility).
- At the end of each 6-year tenancy.
Our team can assist with market rental assessments if any of the above circumstances arise.
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If one tenant leaves the property and 2 others remain, is this tenancy under the ‘old’ or ‘new’ rules?
The ‘new’ rules only apply to new tenancies that begin after 1 March 2026. If one or more tenants leave and are replaced, this is not a new tenancy and will continue to be bound by the legislation under which the original lease agreement was signed.
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Key Changes (Starting March 1, 2026)
- 6-Year Minimum Tenancy: New tenancies automatically become a Tenancy of Minimum Duration (TMD) after 6 months, lasting 6 years and renewing in 6-year cycles.
- Rent Caps & Reviews: Rent can only rise with the Consumer Price Index (CPI), capped at 2% annually within the 6 years.
- Rent Reset Opportunity: For tenancies after the 1st March 2026 and at the end of the 6-year TMD, landlords can reset rent to market rates if it’s below market value, or during the TMD but only if the tenant left voluntarily or breached their tenancy obligations.
- ‘Small’ or ‘Large’ Landlords: Landlords will be categorised as ‘small’ or ‘large’. That categorisation only applies to a new tenancy that starts after 1 March 2026.
- All Areas are Rent Pressure Zones (RPZs): The whole country will be a Rent Pressure Zone.
As of the 30th of January 2026, this document drafted by ERA Downey McCarthy is subject to these proposed changes awaiting full legislative passage through the Dáil and Seanad.
Our dedicated Lettings and Property Management team:
