How a landlord can end a tenancy - Residential Tenancies Board

Important changes to rental law will take effect from 1 March 2026. To learn what these changes will mean for tenants and landlords click here.

How a landlord can end a tenancy

Steps to end a tenancy

To legally end a tenancy, you must:

  • Provide your tenant with a written Notice of Termination.
  • Give them the correct notice period.
  • Make sure the notice meets legal requirements.
  • Send a copy of the notice to the Residential Tenancies Board (RTB) on the same day you send it to your tenant.

When and why can a landlord end a private tenancy?

The rules on when and why a landlord can end a private tenancy depend on:

  • The tenancy start date
  • The number of tenancies a landlord has – for new tenancies created from 1 March 2026
Tenancy created before 1 March 2026 You can end a tenancy at any time for the following 6 reasons:
  • -The tenant breached the obligations in their tenancy agreement. For example, by not paying their rent.
  • -The property is no longer suitable for the tenant’s needs. For example, it is too small.
  • -You plan to sell the property within 9 months.
  • -You or an immediate family member need to live in the property. This only applies to private landlords.
  • -You plan to carry out substantial refurbishments to the property.
  • -You plan to change the use of the property, for example to convert it into an office.

All landlords can end a tenancy that was created before 1 March 2026 for these reasons. There is no difference based on how many tenancies you have for a tenancy created before 1 March 2026.
Tenancy created from 1 March 2026 All landlords can end a tenancy created from 1 March 2026 at any time:
  • -If the tenant does not meet their obligations, including not paying rent.
  • -The property is no longer suitable for the tenant’s needs.
 
The reasons that a landlord can end a tenancy created from 1 March 2026 are different depending on the landlord’s size. There are some additional reasons why a small landlord can end a tenancy.

 Small landlords (1 to 3 tenancies): During a 6-Year Tenancy of Minimum Duration
If a landlord owns 1 to 3 tenancies on the day they serve a Notice of Termination, they can also end a tenancy during a 6-year Tenancy of Minimum Duration if:
  • -They need to sell the property due to avoid undue financial or other hardship.
  • -The landlord or a close family member needs to live in the property. Close family means a spouse, civil partner, child, step-child, foster child, adopted child, parent, step-parent or parent-in-law only.


Small landlords (1 to 3 tenancies) – At the End of a Tenancy of Minimum Duration
If a landlord owns 1 to 3 tenancies on the day they serve a Notice of Termination, they can also end a tenancy at the end of a 6-year Tenancy of Minimum Duration for additional reasons. These are:
  • -If they want to sell the property.
  • -If they or a family member needs to live in the property.
  • -If they plan to substantially refurbish or renovate the property.
  • -If they plan to change the use of the property.
 
In these cases, the landlord must serve a Notice of Termination before the end of the 6-year Tenancy of Minimum Duration. The tenancy end date on the notice must be on or after the date the Tenancy of Minimum Duration ends.
Tenancy created before 11 June 2022 For tenancies that started before 11 June 2022, there is an additional circumstance where a landlord can end a Part 4 tenancy. At the end of each Part 4 tenancy or Further Part 4 tenancy term, a landlord can end a tenancy for any reason. It does not have to be one of the 6 specific reasons outlined above for tenancies created before 1 March 2026.
Ending any tenancy within first 6 months All landlords can end a tenancy within the first six months for any reason.

But, from 1 March 2026, they must now serve a Notice of Termination to the tenant and copy this notice to the RTB to end the tenancy.

Any new tenancy in this property within the next 2 years cannot re-set the rent at market rent unless:
  • -The last tenant ended the tenancy by choice.
  • -The last tenancy ended because the tenant breached their obligations.
  • -The last tenancy ended because the home no longer met the tenant’s needs.

Selling to avoid undue hardship – small landlords

A small landlord can only end a tenancy to sell during a 6-year Tenancy of Minimum Duration to avoid undue financial or other hardship.

This is allowed only when the landlord, their spouse or civil partner needs the proceeds of the property sale:

  • To provide a home for themselves – this must be where they normally live (principal private residence).
  • To repay a debt in full or to make a payment of 15% or more of the asking price for the property. They must be legally obliged to pay the debt and it must be paid within 9 months of the tenancy end date. They can use the sale proceeds to pay tax owed to Revenue or to repay a debt under the Fair Deal scheme.
  • Following the appointment of a personal insolvency practitioner as they are bankrupt, at risk of being declared bankrupt or have agreed an arrangement with creditors.

Summary table

Reason for ending Tenancy created before 1 March 2026 Tenancy created after 1 March 2026 Tenancy created after 1 March 2026 Notice of Termination Requirements from 1 March 2026
All landlord sizes Small landlord with 1-3 tenancies Large landlord with 4+ tenancies / all company landlords All landlord sizes (where ending is allowed for reason)
Breach of tenant obligations – rent arrears Allowed Allowed Allowed Must follow rent arrears process before serving Notice of Termination
Breach of tenant obligations – all other Allowed Allowed Allowed Must issue warning notice before serving Notice of Termination.
Property no longer suits tenant needs Allowed Allowed Allowed Valid Notice of Termination + statement
To sell the property Allowed
  • -Allowed only to avoid undue financial or other hardship during 6-year Tenancy of Minimum Duration (TMD) cycle
  • -Allowed at end of 6-year tenancy cycle.
  • -Landlords can sell at any time with tenant in situ
 Ending tenancy not allowed

But landlords can sell the property at any time with tenant in situ. 		Valid Notice of Termination + statutory declaration
Landlord or family member needs to live in the property Allowed
  • -Allowed at end of 6-year tenancy cycle (TMD)
  • -Allowed only in cases of hardship during 6-year tenancy cycle (TMD) for landlord or immediate family member only.
 Not allowed Valid Notice of Termination + statutory declaration
For substantial refurbishment / renovation Allowed Allowed at end of 6-year tenancy cycle (TMD) only. Not allowed Valid Notice of Termination + statutory declaration + statement

Requirement to offer back to tenant in set timeframes
To change property use Allowed Allowed at end of 6-year tenancy cycle (TMD) only. Not allowed Valid Notice of Termination + statutory declaration + statement
No reason – ending within first six months Allowed Allowed

But no re-set to market rent allowed for next tenancy if no-fault termination.		 Allowed

But no re-set to market rent allowed for next tenancy if no-fault termination.		 *NEW* requirement to submit a Notice of Termination to the RTB

Valid Notice of Termination + statement
No reason – ending after first six months Allowed only for tenancies created before 11 June 2022 at end of 6-year Part 4 or Further Part 4 cycle. Not allowed Not allowed Valid Notice of Termination

Special cases

Student specific accommodation: Rules for ending a tenancy of unlimited duration don’t apply to student specific accommodation.

Fixed term tenancies: If you have a fixed term tenancy agreement with your tenant, you cannot end the tenancy before the date you agreed unless the tenant has broken the terms of their agreement.

Notice periods

The notice you need to give depends on how long the tenancy has been in place.

Tenancy length Notice period
Less than 6 months 90 days
6 months to 1 year 152 days
1 year to 7 years 180 days
7 years to 8 years 196 days
More than 8 years 224 days

Shorter notice periods

There are some cases where notice periods can be shorter:

  • Breach of tenant obligations: You must first send them a warning notice that gives them a reasonable time to fix the issue. If the issue is not fixed, you can then send a Notice of Termination giving the tenant 28 days’ notice to end the tenancy.
  • Serious anti-social behaviour by the tenant: or behaviour that threatens the structure of the property. You can end the tenancy with 7 days’ notice. You don’t need to serve a warning notice.
  • Unpaid rent: you can also give a shorter notice period. Follow these steps:
    1. Send a rent arrears warning notice with the amount they owe and give 28 days to pay.
    2. Send a copy of the rent arrears warning notice to the RTB on the same day you send it to your tenant.
    3. If the rent arrears are unpaid after 28 days, you can send a Notice of Termination giving the tenant 28 days’ notice to end the tenancy.

Find out more in our Notices of Termination guide.

Right to return to the property

A tenant must be given the right to return to the property (opportunity to reoccupy) if it becomes available to rent again after the tenancy was ended for any of the following reasons:

  • Sale of the property: if you end the tenancy to sell the property but no agreement for sale is signed within 9 months of the end of the notice period.
  • Use by landlord or family: If you or your family lived in the property but you put it up for rent again within 12 months of the end of the notice period.
  • Change of use: If you changed the use of the property, but you put it up for rent again within 12 months of the end of the notice period.
  • Refurbishment or renovation: if you ended the tenancy for major works or upgrades but you put it up for rent after the work is completed.

RTB templates

The best way to be sure the notice is correct is to use the RTB templates. These also include the statutory declaration or statement when needed.

Sending the Notice of Termination

You must send the Notice of Termination to your tenant and the RTB at the same time. Read our Notice of Termination guide for full details.

After the tenancy ends

If you have followed the above steps correctly, the tenancy will end on the date you set. Once your tenant leaves the property, you must return their deposit quickly. You can only keep some or all of the deposit if there is:

  • Rent arrears
  • Unpaid bills and charges (which the tenant was responsible for under the tenancy agreement)
  • Damage beyond normal wear and tear

Ending tenancies when selling multiple properties (the ‘Tyrrelstown’ amendment)

If you are selling 10 or more properties in the same development within 6 months, special rules apply under what is known as the ‘Tyrrelstown’ amendment. These rules aim to protect tenants from losing their homes due to large-scale property sales. In these cases, a tenancy cannot be ended simply on the grounds of an intention to sell unless certain conditions are met.

Conditions for ending a tenancy

You can only end a tenancy in this situation if you can prove that:

  • The property’s sale price with an existing tenant living in it is more than 20% lower than the market value if sold empty.
  • Preventing the termination of the tenancy would be unduly onerous or would cause you undue hardship.

You must be able to prove that you meet these conditions to the Residential Tenancies Board (RTB). If a tenant believes you have broken the Tyrrelstown Amendment, they can bring a dispute case to the RTB. An RTB hearing will decide if you have proven that you met the conditions to serve Notices of Termination to sell 10 or more properties under the Tyrrelstown amendment.

Notice of Termination requirements

If a termination is allowed under the Tyrrelstown amendment:

  • Each tenant must receive an individual Notice of Termination.
  • A statutory declaration must accompany each notice, explaining the exemption being used.