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Proposed Changes to the Residential Tenancy Act have now been scrutinized before becoming law in March 2026

Ireland’s rental sector is set for significant transformation in 2026. Changes were proposed in 2025, those changes have now been scrutinized by Joint Committee on Housing, Local Government and Heritage and may change before coming into law in March 2026 based on the committee’s recommendations which we now have. Beware, these proposed changes are proposed changes and can change and definitions may be altered and so its advised not to act until this bill comes into law. (expected in March 2026)

The Joint Committee on Housing, Local Government and Heritage has published its Report on Pre‑Legislative Scrutiny of the General Scheme of the Residential Tenancies (Amendment) (No. 2) Bill 2025— Below is our detailed review of this report and what will be the most substantial update to rental law in years.

With the new legislation expected to come into effect in March 2026, landlords, agents, property managers, and housing professionals should start preparing now for what these changes mean in practice. Prepare but don’t act just yet !

🔍 What’s Changing?

The Committee’s report outlines wide‑ranging reforms, including:

1. New National System of Rent Controls

Rent increases would be linked to the Consumer Price Index (CPI), with a continued cap for existing tenancies and specific provisions for newly built apartments and student accommodation.

2. Major Enhancements to Tenant Security

Tenancies created from March 2026 would become six‑year minimum duration arrangements, continuing indefinitely thereafter. Larger landlords would face tighter restrictions on when they can end a tenancy.

3. Rent‑Setting & Transparency

Landlords will need to provide evidence from comparable properties when setting rent for new tenancies. A new rent register will support transparency for tenants.

4. Technical & Operational Changes for the RTB

These include public hearings, electronic notices, increased enforcement powers, and improved data‑sharing arrangements with bodies like SEAI and Revenue.

5. 11 Key Recommendations from the Committee

1️⃣ Ramp Up Communications

The Department of Housing and the RTB should greatly increase communication efforts to ensure landlords and tenants understand the proposed changes and reduce misinformation.

2️⃣ Consider a Rent Brake Mechanism

The Government should examine adding a rent‑brake feature to allow future administrations to curb sudden or extreme rent increases.

3️⃣ Include Fees & Charges in Recorded Rent

All extra fees and charges should be included in the officially recorded rent so the RTB register properly reflects what tenants actually pay.

4️⃣ Consult Students Before Changing SSA Rules

No changes to Student Specific Accommodation (SSA) rent rules should occur without meaningful consultation with student representative bodies and proper analysis of potential impacts.

5️⃣ Define “At Risk of Homelessness” in Law

The Housing Act 1988 should include a legal definition of “at risk of homelessness” to ensure consistent application of hardship provisions.

6️⃣ Provide a Clear Legal Definition of “Rent”

The legislation should explicitly define what counts as “rent” to avoid ambiguity and ensure transparency.

7️⃣ Reconsider Landlord Classification

The distinction between large and small landlords should be based on the number of properties owned, not the number of tenancies.

8️⃣ Fully Resource the RTB

The RTB should receive full funding and staffing to handle new responsibilities and increased caseloads under the amended legislation.

9️⃣ Do Not Use Eircode Routing Keys for Rent Comparison

Eircode routing keys are not accurate enough for rent benchmarking; instead, use Pobal HP Deprivation Indices, Small Area Population Statistics, or Local Electoral Areas.

🔟 Continue Serving Notices by Post

Despite moves to digital communication, notices and documents should continue to be served by post for clarity and legal certainty.

1️⃣1️⃣ Include Fáilte Ireland in Data‑Sharing Agreements

Fáilte Ireland should be added to new data‑sharing arrangements, supporting better oversight of short‑term letting activity.

🏡 What This Means for the Industry

These proposals in enacted into law will reshape rent setting, tenancy duration, compliance obligations, and landlord operations. They will introduce new risk areas but also new avenues for professional practice.

As always, clarity and preparedness will be key. Beware, this proposed changes are proposed changes and can change and definitions may be altered based on the key recommendations from the committee as stated above and so its advised not to act until this bill comes into law.

🎓 Wallace Real Estate Academy: Upcoming Webinar

Building on our late-2025 webinar, where we explored the proposed changes and their potential impact, once the bill becomes law (expected in March 2026) Wallace Real Estate Academy will host a dedicated webinar to break down:

This webinar will be particularly valuable for: ✔ Estate agents ✔ Letting agents ✔ Property managers ✔ institutional landlords ✔ Smaller private landlords ✔ Housing professionals and advisors

📩 Register Your Interest Now

To register your interest in attending this webinar, email us at: 👉 [email protected]

Spaces will be limited—and based on the scale of these changes, demand is expected to be high.

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