Changes to Residential Tenancies took effect on 1st March 2026, and the changes that have been introduced vary as between small and large landlords. These changes have both positive and negative consequences, but notable, as a small landlord
- You retain more flexibility than larger landlords for ending a tenancy in legitimate circumstances.
- You can still sell the property or use it for yourself/family under certain conditions.
A small landlord is one who owns three or fewer tenancies.
The act has introduced 2 main changes:
- Duration
All new tenancies from 1 March 2026 become Tenancies of Minimum Duration (TMDs) — effectively six year rolling tenancies after the first six months.
What this means for small landlords:
- You cannot terminate “without fault” during the six year period unless specific legal grounds apply.
- Tenants can leave at any time with proper notice.
Valid termination grounds for small landlords include:
- Genuine need to sell due to financial hardship.
- Required occupation by you or an immediate family member.
- Tenant breach
- Rent Setting
For new tenancies beginning after 1 March 2026, a small landlord may set the initial rent at market level if the previous tenant left voluntarily or due to breach, even if previous rent was below market rate.
The Act introduces a national rent control, replacing Rent Pressure Zones.
Annual rent increases are capped at the lower of CPI or 2%, applied nationwide.
Rent may be reset to market level at the end of each six year TMD, or between tenancies if a tenant leaves voluntarily or after a breach.
If you would like help with this matter, or any legal matter, please contact us here or email us info@mcgrathmullan.ie.
More property law articles from McGrath Mullan
- Thinking of Selling your Property? These are the Documents you Need.
- eConveyancing in Ireland
- Voluntary Transfer of Property or Land
- Importance of carrying out a Planning Search before signing contracts for the purchase of a property
- Risks when buying property at auction
- First-Time Buyers: Financial Help, Legal Advice, and What to Expect
- Changes to Residential Lettings Law