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This field is required. Please specify whether the issue happened before 1st July 2019.
The powers of the RTB to Investigate and Sanction landlords commenced on 1st July 2019. If the issue you wish to bring to the RTB's attention happened prior to this date, please do not complete this form as the RTB cannot investigate the matter.
If the issue is not one of the ‘improper conducts’ listed below or it happened before 1st July 2019 the RTB has another process which may be able to resolve the issue, Dispute Resolution. Dispute Resolution can deal with a wide variety of issues which arise in a tenancy and a decision maker can issue and order to one or both of the parties to the process to resolve the issue or pay damages to an affected party. Click here for more information on Dispute Resolution.
If you are unsure whether you should apply for Dispute Resolution or submit information to the Investigations and Sanctions unit please visit here where we have provided a comparison of the two processes to help you to decide
The information you submit in this form will be fully assessed by the RTB to determine if an investigation can commence. You may be contacted for further information if necessary. Your name and contact details will not be shared with the landlord and you will not be informed if an investigation commences. If you wish to be informed whether an investigation proceeds and of the results of any investigation and you do not mind the landlord knowing that you made a complaint please submit your information via the formal complaint form. For a copy of the formal complaint form and for more information click here.
Please note that if an investigation proceeds on information submitted on a formal complaint form a copy of the form, including your name but not your contact details will be sent to the landlord.
Additional information on the questions below can be viewed by hovering your cursor over the grey question marks when provided.
All questions with an asterix (*) are required for submission.
Please choose at least one of the options below, noting that selecting 'Yes' may require the input of additional information. If the issue you are experiencing/want to bring to the RTB's attention is not one of these options, it does not come within the remit of the Investigations and Sanctions Unit but it may be open to you to apply for Dispute Resolution please click here for more information.
Please choose the relevant option below:
*Click here to calculate the correct amount of rent according to the former formula applicable to increases carried out before 16 July 2021.
**Click here to calculate the correct amount of rent according to the formula applicable to increases carried out after 16 July 2021.
After December 11th 2021 rent increases were capped at 2% per annum. If the rent increase occurred between 16th July 2021 and 11th December 2021 the HICP % change applies, if the rent increase occurred after 11th December 2021 the 2% Cap Rate applies
If you are seeking to challenge the validity of a rent increase while still in the property it is important that you submit an application for Dispute Resolution here as soon as possible. An investigation by the Investigations and Sanctions unit will not prevent a rent increase coming into effect.
There are two exemptions to RPZ rules, which may allow a landlord to increase rent by more than the amount allowed by the formula set out in the Residential Tenancies Act, for information on the exemptions and definition of substantial change see here
Please choose which exemption is being relied on. If a property:
Where a landlord seeks to rely on an exemption to RPZ rules, they must notify the RTB within one month of the new rent being set. Please detail the exemption relied on and why you believe the landlord has not notified the RTB in step 3.
All landlords are obliged to register new tenancies with the RTB within one month of the tenancy commencing and from 4th April 2022 for a continuing tenancy, on the anniversary of its commencement date. You will be asked to provide the date the tenancy started and ended (if known) at Step 2
The details of a registered tenancy must be updated within one month of a change to the rent payable under the tenancy. The details to be updated include the amount of rent now being charged, the date that rent change took place and any other details of the tenancy which have changed since the tenancy was registered or last updated. If more than one detail has not been updated please provide further details in step 3 of the form.
You will be required to provide a copy of the notice and further information relating to the reason given in the "Details of Improper Conduct" section at step 3 and below upon selecting Yes.
If you are seeking to challenge the validity of a Notice of Termination while still in the property it is important that you submit an application for Dispute Resolution here as soon as possible. An investigation by the Investigations and Sanctions unit will not prevent a Notice of Termination coming into effect.
Certain grounds for termination require the landlord to offer the tenant a chance to return to their tenancy in certain circumstances.
The reason for termination written in the Notice of Termination, you must have received a written Notice of Termination in order for this Improper Conduct to be pursued
The landlord is obliged to offer the property back to the tenant if the property is not sold within 9 months of the termination of the tenancy
The landlord is obliged to offer the property back to the tenant if the landlord/family member vacates the property within 12 months of the termination of the tenancy
The landlord is obliged to offer the property back to the tenant where the property becomes available for reletting by completion of the works.
The landlord is obliged to offer the property back to the tenant if the property is available for reletting within 12 months of the termination of the tenancy
A landlord cannot seek a deposit for a property that is more than the equivalent of one month’s rent for that property.
for example if the landlord was advertising the property what date had he advertised as the available date, if you discussed entering a tenancy what date did the landlord say the tenancy would be available
A landlord cannot seek an advance payment of rent for a property that is more than the equivalent of one month’s rent for that property.
Please note that in order to proceed to the next step you must have answered any question with asterix (*) and selected at least one improper conduct from the list above.
Please enter a valid email address
Please enter a valid phone number
This field is required. Please select an option to identify your relationship to tenancy.
If there is more than one landlord please set out their details in the "Details of Improper Conduct" section at step 3.
Please enter a valid email address for the email of the landlord
Please enter a valid phone number for the phone number of the landlord
Please enter a valid email address for the email of the agent
Please enter a valid phone number for the phone number of the agent
Please provide a valid address for the rental property.
This field is required. Please fill in the tenancy commencement dates.
Please specify details of any documents attached. Examples of documents might include lease agreement, notice of termination, rent review form, evidence of rent paid or any other information relating to the improper conduct.
Please check the checkbox to say you agree that RTB may contact you using the details you provided.
Please check the checkbox to confirm you understand that RTB will not provide any updates or information about any investigation
Please check the checkbox to confirm that you understand that the landlord may receive the details you provided, including your identity and any evidence uploaded.
Note, data will need to be re-entered if navigating to previous steps on this form.
The RTB respects your privacy and is committed to complying with Data Protection law. For information on how the RTB handle your personal data, please refer to the RTB Privacy Statement.
