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. Breaking Rent Pressure Zone (RPZ) rules

A Rent Pressure Zone (RPZ) is an area where rent increases are restricted by law.

In an RPZ rents cannot be increased by more than 2% per year, or by the rate of inflation if this is lower. The rate of inflation is recorded by the Harmonised Index of Consumer Prices (HICP).

Rent increases must follow legal guidelines. Learn more about setting and reviewing rent in an RPZ and How RPZs work.

2. Incorrectly claiming an RPZ exemption

Exemptions from RPZ rules must comply with legal requirements. Landlords cannot falsely claim an exemption from 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.

3. Failure to notify the RTB of RPZ exemptions

Landlords claiming an exemption to RPZ rules must notify the RTB within 1 month of setting the new rent.

Breaches related to tenancy registration

4. 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.

5. Failure to update tenancy details

Landlords must update the tenancy registration within 1 month of any changes to tenancy details, such as:

  • Changes to rent
  • Changes in tenant or landlord details

Breaches related to ending a tenancy

6. Giving false or misleading reasons for ending the tenancy

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

7. 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  • The original reason for termination is no longer applicable.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

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

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

9. 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

10. 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.