Complain to the RTB about a landlord

There are two ways to complain about a landlord

• Dispute resolution service: use this if your rights as a tenant have been broken.
• Investigations and Sanctions process: use this to report a landlord for breaking rental laws.

This page explains the differences so you can choose the right process. Once you read the information, use the buttons above to continue with your complaint.

If you are a landlord looking to complain about a tenant

If you are a landlord dealing with an issue with a current or previous tenant, you must use the dispute resolution service.

The Compliance and Enforcement Team does not handle complaints from landlords about tenants.

If you are unsure which process to use

Use the Dispute Resolution Service if you:

• Received an invalid Notice of Termination (NoT) or rent review.
• Left a property due to a Notice of Termination that you believe was invalid.
• Experienced an illegal eviction.
• Want a legally binding order for actions such as returning a deposit, paying rent arrears, or ensuring you can remain in the property.
• Have an issue that cannot be investigated by the Compliance and Enforcement unit (see more about improper conducts below) but that can be resolved through dispute resolution.
• Are a third party directly affected by the issue, such as anti-social behaviour.

Use the Investigations and Sanctions process if you:

• Are reporting a landlord for one of the 10 improper conducts that fall under the RTB’s investigation powers.
• Are a third party who is aware of improper conduct, even if you are not directly affected.
• Have information about a rental law breach, such as a landlord charging more rent than legally allowed or if you are a former tenant who knows that the new tenancy is being charged an illegal amount.
• Are reporting an issue that cannot be better resolved through dispute resolution.

The main differences between disputes and investigations are summarised below.

Dispute resolution process

Purpose

Helps solve disputes (problems) between tenants and landlords.

Who can use it

Only tenants, landlords, or people directly involved in the situation can use the RTB dispute resolution service.

What it covers

The following tenancy issues can be handled through dispute resolution:

• Rent arrears (when rent has not been paid)
• Overholding (when a tenant stays in the property after the end date of the tenancy)
• Rent arrears and overholding
• Validity of notice of termination (is the notice to end the tenancy legal)
• Breach of landlord’s obligation (landlord has not followed the terms of the tenancy agreement)
• Standard and maintenance of dwelling (property is not maintained)
• Deposit retention (deposit has not been returned at the end of the tenancy)
• Breach of tenant obligation (tenant has not followed the terms of the tenancy agreement)
• Anti-social behaviour
• Damage above normal wear and tear
• Validity of rent review (is the rent review lawful)
• Rent is more than market rate
• Rent review is not in line with Rent Pressure Zones (RPZ)

How it works

The affected party must apply for dispute resolution. Both sides are informed about the dispute and will know who raised the issue. A decision maker reviews the case and makes a decision. If a rent review or Notice of Termination is disputed, the new rent or termination will not take effect until the dispute is resolved.

Outcome

The outcome is a legally binding decision. This decision is called a Determination Order. The Determination Order can order the landlord to pay damages or take action. Determination Orders for adjudications and tribunals are published on the RTB website. Mediation decisions are confidential and are not published.

Damages and fines

Any damages awarded go to the person affected by the issue. You can take your case to the District Court to get the Determination Order enforced, called Order Enforcement.

Find out more

To find out more details, visit our dedicated section about the dispute resolution process.

Investigations and sanctions process

Purpose

Investigates 10 specific breaches of rental law by landlords. Who can report Anyone can report a concern or breach to the RTB’s Investigations and Sanctions unit. What it covers Investigations and sanctions can only look into 10 specific legal breaches (called improper conducts), such as:

• Breaking Rent Pressure Zone (RPZ) rules
• Fiving 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 SSA during the summer months when the accommodation is not required

How it works

The RTB can start an investigation:

• On its own initiative
• After receiving a report (called a concern)
• After receiving a formal complaint

If you report a concern using the RTB webform, you can remain anonymous. The landlord will not be told who made the report. If you submit a formal complaint (pdf) that leads to an investigation, the landlord will receive your name but not your contact details.

Outcome

If the landlord is found guilty of breaking the law, they can face fines or other penalties (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 outcome is published on the RTB website.

Damages and fines

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