What can the RTB investigate - 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.

What the RTB can investigate

The RTB can only investigate specific breaches of rental law by landlords, known as improper conducts. If a landlord is found guilty of improper conduct, they can face:

  • A written caution
  • A financial sanction up to €15,000 for each breach
  • Additional costs up to €15,000 for each breach

Breaches related to rent

1. Setting rent higher than permitted

Rent increases must follow legal guidelines. For a rent setting or review that takes place from 1 March 2026, private and student specific accommodation tenancies are subject to national rent control rules. Read the rules on setting and reviewing private rents and SSA rents.

For a rent setting or review that took place in a Rent Pressure Zone before 1 March 2026, annual rent increases were limited to 2% or the rate of inflation if lower. In RPZs the rate of inflation was recorded by the Harmonised Index of Consumer Prices (HICP). Under national rent control rules since 1 March 2026, inflation is now measured by the Consumer Price Index (CPI).

2. Incorrectly claiming a rent exemption

Exemptions from rent increase restrictions must comply with legal requirements. Landlords cannot falsely claim an exemption from national rent control or RPZ rules. Breaches include:

  • Falsely claiming substantial renovations to justify a rent increase.
  • Incorrectly stating no tenancy existed in the property for 2 years before a new tenancy started.
  • Providing a false reason that the last tenancy ended to allow re-setting to market rent for a new tenancy after 1 March 2026

3. Failure to comply with rent setting rules

Landlords must serve a rent review notice to their tenant and the RTB on the same day.

4. Failure to notify the RTB of a rent exemption

Landlords claiming an exemption from rent increase restrictions must serve a notice of exemption to their tenant and the RTB within one month of the date they set the rent.

Breaches related to tenancy registration

5. Failure to register a tenancy

Landlords must register a tenancy with the RTB within 1 month of the tenancy start date. Ongoing tenancies must be registered annually. You can check if a tenancy is registered.

6. Failure to update tenancy details

Landlords must update the tenancy registration within 1 month of a change in rent with any changes to tenancy details, such as:

  • Changes to rent
  • Changes in tenant or landlord details

Breaches related to ending a tenancy

7. Giving false or misleading reasons for ending the tenancy

A landlord cannot issue a Notice of Termination with false or misleading reasons.

8. Failure to offer a tenancy back to a previous tenant

If a tenancy ended for specific reasons that no longer apply, the landlord must offer the tenancy back to the former tenant if:

  • The original reason for termination is no longer applicable.
  • The property is available for re-letting within the timeframes set out below.

Re-letting timeframes

  • The landlord planned to sell but did not do so within 9 months after the tenancy end date stated in the Notice of termination or the date the tenants left (whichever came later).
  • The landlord or a family member moved in but left within 12 months after the tenancy end date stated in the Notice of termination or the date the tenants left (whichever came later).
  • Renovation work on the property is now completed.
  • The landlord changed the use of the property, but it is now available again within 12 months after the tenancy end date stated in the Notice of termination or the date the tenants left (whichever came later).

Breaches related to deposits and advance rent

9. Requesting a deposit more than one month’s rent

Landlords cannot request a deposit of more than one month’s rent.

10. Requesting advance rent beyond one month

Landlords cannot request more than one month’s rent in advance.

Students in Student Specific Accommodation (SSA) can pay more if they also pay tuition to the same provider.

Breaches related to Student Specific Accommodation

11. Requiring a student to sign a longer lease

Landlords of Student Specific Accommodation (SSA) cannot force students to sign a lease longer than 41 weeks unless requested by the student.

How to report a breach

You can report a landlord to the RTB for certain breaches of rental law outlined above. Find out how to report a landlord.