Should I report a landlord or bring a dispute

There are three ways to complain about a landlord

If a landlord breaks rental law, there are three ways to bring the issue to the RTB:

Dispute resolution service: use this if your rights as a tenant have been broken. A dispute can order a landlord to fix the issue and can award damages of up to €20,000 to a dispute case party.

Report a landlord webform: use this to report a landlord for breaking rental law. The RTB will assess the report and decide what enforcement action is suitable, if any. This can lead to a fixed payment notice, a criminal prosecution or a civil investigation and a sanction of up to €15,000 that is paid to the Exchequer. We don’t tell the landlord who made the report.
Make a formal complaint for investigation: use this to report a landlord for breaking rental law. This can lead to a civil investigation and a sanction of up to €15,000 that is paid to the Exchequer. By law, we must tell the landlord who made the complaint.

This page explains the differences so you can choose the right process.

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.

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 but that can be resolved through dispute resolution.
Are a third party directly affected by the issue, such as anti-social behaviour.

There are strict time limits to refer a dispute about a Notice of Termination or rent increase.

Are reporting a landlord for one of the 11 breaches of rental law that fall under the RTB’s enforcement 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 that did not happen in your own tenancy. For example, if you are a former tenant who knows that the new tenancy is being charged more rent than legally allowed.
Are reporting an issue that cannot be better resolved through dispute resolution.

The main differences between disputes and investigations are summarised below.

Who can use it: Only tenants, landlords, or people directly involved in the situation.
What is covered: You can use it to deal with most breaches of rental law except failure to register a tenancy.
How to begin: Use the RTB Service Centre to apply online or send a paper application form.
Details shared: We inform both sides about the dispute and who raised the issue.
How it works: We will offer you mediation to reach an agreement everyone is happy with. If your issue cannot be resolved through mediation, you can choose an adjudication hearing. An adjudicator will decide your case based on evidence shared and the law. Learn more about dispute resolution.
Notice of termination issues: A disputed notice of termination will not take effect until the dispute is resolved. If a dispute finds the notice is invalid, it can allow a tenant to remain in the property.
Rent review issues: If a rent review is disputed, the new rent will not take effect until the dispute is resolved. A dispute can order a landlord to repay overpaid rent.
Possible outcome: A legally binding Determination Order that can direct the landlord to pay damages or take action.
Damages: Damages of up to €20,000 can be awarded to a dispute case party. Damages are paid to the dispute case party.
Outcomes shared: We publish adjudication and tribunal reports on the RTB website. We do not publish mediation outcomes as they are confidential.

Learn more about the RTB’s dispute resolution service.

Who can use it: Anyone can report a concern or breach.
What is covered: Can only look into 11 specific breaches of rental law.
How to begin: Complete the Report a landlord webform on our website.
Details shared: If you report a concern using the RTB webform, you can remain anonymous. We do not tell the landlord who made the report. 
How it works: We assess all reports that we receive. If we have enough evidence to suggest a breach, we will take the most suitable enforcement action. This can lead to a fixed payment notice, a criminal prosecution or a civil investigation and a sanction of up to €15,000 for a landlord. You will not receive updates on action taken by the RTB.
Notice of termination issues: Does not prevent a notice of termination taking effect.
Rent review issues: Does not prevent new rent taking effect. Cannot order a landlord to repay overpaid rent.
Possible outcome: Can result in a fixed payment notice of up to €200, a criminal conviction or a sanction of up to €15,000 for each breach of rental law.
Fines: Up to €200 for a fixed payment notice or up to €15,000 for each breach in an investigation. The fines are paid to the Exchequer.
Outcomes shared: We publish criminal prosecution and investigation outcomes on the RTB website. We do not publish fixed payment notice outcomes.

Who can use it: Anyone can report a concern or breach.
What is covered: Can only look into 11 specific breaches of rental law.
How to begin: Complete the formal complaint application form.
Details shared: If you submit a formal complaint (pdf) that leads to an investigation, the landlord will receive your name but not your contact details and a copy of the complaint.
How it works: We assess the complaint form. If we decide we can begin an investigation, we will send a notice of investigation to you and the landlord. If we cannot investigate the complaint, we will write to explain why. You will receive updates on the investigation and final outcome.
Notice of termination issues: Does not prevent a notice of termination taking effect.
Rent review issues: Does not prevent new rent taking effect. Cannot order a landlord to repay overpaid rent.
Possible outcome: Can result in a sanction of up to €15,000 for each breach of rental law and costs of up to €15,000.
Fines: Up to €15,000 for each breach and costs of up to €15,000. The fines are paid to the Exchequer and not the complainant.
Outcomes shared: We publish investigation outcomes on the RTB website.

Learn more about how RTB investigations work.