A notice of termination in Ireland is the only lawful way for a landlord to end a tenancy, and in 2026 the rules for it changed twice. From 1 March 2026 even a tenancy under 6 months needs a written notice copied to the RTB. From 14 September 2026 that copy has 7 days to reach the RTB. Miss it and the notice is invalid, however well the rest is written. Here is what a valid notice contains, how much notice is due, and which reasons still work.
What makes a notice valid
The RTB’s Notice of Termination guide lists the requirements. The notice must:
- be in writing and signed by the landlord or their authorised agent;
- give the date of service, which has to be the exact day the tenant receives it;
- give the date the tenancy ends, and say the tenant has the whole 24 hours of that day to leave;
- give the reason, for any tenancy past 6 months or a fixed term;
- tell the tenant they have 90 days to refer the notice to the RTB, or 28 days where the ground is a breach of the tenant’s obligations;
- be sent to the RTB within 7 days of the date it was served on the tenant.
Some reasons need paperwork on top. Unsuitability needs a statement. Selling or moving in a family member needs a statutory declaration, sworn before a solicitor, commissioner for oaths, notary or peace commissioner. Refurbishment and change of use need both. The RTB’s sample templates have the right wording built in, and they are the safest start.
The 7-day copy to the RTB
This is the new part. Since 14 September 2026 the landlord has 7 days from the date of service to get a copy to the RTB, through the online RTB Service Centre, by email to [email protected], or by post. Before 14 September 2026 it had to go on the same day as service. Without the copy, the notice does not count.
Service to the tenant matters as much. The date on the notice must be the day the tenant gets it, so the RTB now recommends email (with a written record that the tenant agreed to receive tenancy emails at that address), hand delivery or leaving it at the home. It does not recommend post, to the tenant or to the RTB.
Notice periods
The length depends on how long the tenancy has lasted on the day the notice is served (RTB). The tenant’s own notice is much shorter.
| Tenancy has lasted | Landlord gives | Tenant gives |
|---|---|---|
| Under 6 months | 90 days (120 at most) | 28 days |
| 6 months to 1 year | 152 days | 35 days |
| 1 to 2 years | 180 days | 42 days |
| 2 to 4 years | 180 days | 56 days |
| 4 to 7 years | 180 days | 84 days |
| 7 to 8 years | 196 days | 84 days |
| 8 years or more | 224 days | 112 days |
Shorter periods apply in three cases. For rent arrears, the landlord first serves a rent arrears warning notice on the tenant and the RTB ([email protected]) giving 28 days to pay, counted from when both have it; if the rent is still unpaid, 28 days’ notice of termination. For any other breach, a warning with a reasonable time to fix it, then 28 days. For serious anti-social behaviour or behaviour that threatens the structure of the home, 7 days and no warning.
Valid reasons, by tenancy start date
First 6 months. Any reason, on a written notice copied to the RTB, unless a fixed term is in place.
Tenancy created before 1 March 2026. After 6 months, any landlord can end it for six reasons: the tenant breached their obligations (arrears included); the home no longer suits the tenant’s needs; the landlord intends to sell within 9 months; the landlord or a family member needs to live there (private landlords only); substantial refurbishment; change of use. A tenancy that began before 11 June 2022 can also be ended for no reason at the end of its 6-year Part 4 cycle.
Tenancy created from 1 March 2026. Any landlord can end it for breach or unsuitability. Beyond that it depends on size, counted on the day the notice is served. A landlord with 4 or more tenancies, or any company, has nothing else. A small landlord (1 to 3 tenancies) can also end it during the 6-year cycle to sell because of undue financial or other hardship, or to house themselves or close family (spouse, civil partner, child, step, foster or adopted child, parent, step-parent, parent-in-law). At the end of the 6-year cycle the small landlord can also sell, move in a wider circle of family, refurbish or change use, with a notice served before the cycle ends. Our guide to how long a tenant can stay has the full picture by start date.
Where the ending is for sale, family use, refurbishment or change of use, the tenant must be offered the home back if it comes up for rent again: within 9 months if no sale agreement is signed, within 12 months after family use or change of use, and once the works are done after refurbishment.
What the reason does to the next rent
Landlords tend to miss this one. For a new tenancy created from 1 March 2026, the rent can reset to market level only if the previous tenant left by choice, or the landlord ended it for breach, arrears or unsuitability (RTB). A sale, family use, change of use or a no-reason ending in the first 6 months is no-fault, and for 2 years any new tenancy in the home stays tied to the old rent plus 2% or inflation. Refurbishment sits in between: market rent only if the works amount to a substantial change and the home was offered back to the previous tenant (RTB, setting and reviewing rents). The Notice of Rent Setting is where the next landlord has to say which case applies, so the notice of termination you serve today decides what you can charge next year. If you are pricing the next letting, the letting report works it out from the register.
If you are the tenant
Check the notice against the list above: date of service, end date, reason, dispute wording, and whether it reached the RTB within 7 days (ask the RTB if you are not sure). You have 90 days to dispute it, or 28 if it is for arrears or breach. Keep paying rent. Forcing a tenant out with threats, lock changes or cut utilities is illegal eviction, and the RTB can order the tenant back in or damages of up to €20,000. A notice served soon after you complained about the rent is also open to challenge, see our RTB dispute guide. Threshold checks notices for free.