Report certain breaches of rental law

Types of breaches you can report

There are 10 specific legal breaches (called improper conducts) that the RTB can investigate and sanction landlords for.

These include:

• Breaking Rent Pressure Zone (RPZ) rules
• Giving false or misleading reasons for ending a tenancy
• Not offering the property back to tenants within the required timeframe
• Not registering a tenancy on time
• Asking for too much deposit or rent upfront
• Making students pay for student specific accommodation (SSA) for more than 41 weeks if the accommodation is not needed

We have detailed information on improper conducts and what the RTB can investigate.

There are some issues that can only be resolved, or can be better resolved through dispute resolution. Our dispute resolution and investigations and sanctions processes are not connected.

Read about how to complain to the RTB about a landlord if you are unsure which process to use.

Who can report

Anyone can report a concern or breach to the RTB’s Compliance and Enforcement team. This could be:

• A current or former tenant of the landlord
• A representative body
• Another statutory body working with landlords or tenants
• A public representative
• A neighbour or concerned party residing near a tenancy
• Another landlord or letting agent

There is no fee to report a landlord to the RTB Compliance and Enforcement team.

How to make a report

You can make a report using the RTB webform.

• Read the form carefully, complete it in full and provide as much information as possible to help us process your report.
• You can choose to provide your contact details on the form or you can remain anonymous
• By providing contact details, we can contact you for more information to help with an investigation.
• The landlord will not be told who made the report.
• You will not be updated about the outcome of your report but if an investigation takes place and the landlord is sanctioned, all sanctions will be published on our website once the case has been completed.

You can make a formal complaint by submitting the RTB Complaint Form.

It is important that you understand that if you make a formal complaint that your name will be shared with the landlord. If you do not want the landlord to know, you should report your issue through the RTB webform.

Documents you should submit

Include any documents you think are relevant to support your report.

Examples include:

• Notice of Termination and Statutory Declaration
• Notice of Rent Review
• Copy of a current or previous tenancy agreement
• Emails or text messages with the landlord
• Copies of any letting advertisements viewed

What happens next

We will send you an acknowledgement by email or letter. If necessary, we may contact you to clarify some details or provide additional information.

If your report does not lead to an investigation

A report may not be investigated for the reasons below.

• Can only be dealt with or better suited to dispute resolution: some issues are more appropriate for the RTB’s dispute resolution process instead of an investigation.
• Not enough information: if your report does not include enough detail, we will contact you to ask for more.
• Not something we can investigate: some issues cannot be investigated by the RTB.
• Frivolous or unfounded reports: reports that lack substance, foundation, or are made in bad faith will not be investigated.

Investigation outcomes

If the landlord is found guilty of breaking the law, they can face fines or a written caution (called sanctions).

A landlord can be fined up to €15,000 for each breach and may have to cover costs of up to €15,000. The investigation outcome is published on the RTB website.

Damages and fines

Any fines go to the government (the Exchequer), not the person who made the report. All sanctions must be confirmed in the Circuit Court.