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The Residential Tenancies (Miscellaneous Provisions) Bill 2026 – What It Means for the Irish Rental Sector

RTA 1
RTA 1

The Government has now published the Residential Tenancies (Miscellaneous Provisions) Bill 2026, marking another major step toward implementing the rental sector reforms first signalled in June 2025. This Bill, introduced to the Oireachtas on 3 February 2026, is currently at initiation stage and must still pass through both Houses before becoming law.

For landlords, property managers and lettings agents in Limerick, Galway and across Ireland, understanding what is proposed versus what is actually legislated is crucial. Below is a clear overview of what the Bill contains, how it compares to the 2025 proposals, and what to watch out for next.

1. What the Bill Actually Does (Summary of Key Measures)

From the Bill text (as initiated):

A. Increased Transparency & Information Requirements

  • Landlords must provide tenants and the RTB with detailed rental history information at the start of a tenancy.
  • This includes previous rent amounts, dates, supporting comparisons, floor area, BER rating and RTB registration numbers.

B. Access Requirements for Intended Sale/Transfer

  • Tenants must allow reasonable access for prospective purchasers, accompanied by the landlord or their agent.

C. Major Revisions to Rent Setting Rules

  • The Bill operationalises the 1 March 2026 changeover date for new rent‑setting rules.
  • It replaces HICP with CPI for calculation of allowable rent changes.
  • It provides for the creation of an RTB CPI‑based rent calculator.

D. New “Tenancy of Minimum Duration” Framework

  • Introduces 6‑year rolling minimum tenancies (“TMDs”) for new tenancies created on or after 1 March 2026.
  • Larger landlords (companies or >3 tenancies) face significantly restricted termination grounds.
  • Smaller landlords (≤3 tenancies) retain slightly broader rights, but with strict conditions.

E. RTB & Inter‑Agency Data Sharing

  • Expanded powers for the RTB to share data with Revenue, DSP and SEAI (BER, floor area, tenancy data etc.).
  • Revenue may also share ownership/tenancy details back to the RTB.

F. Stricter Notice of Termination Procedures

  • Copies of all notices must be served on the RTB on the same day as served to the tenant or are deemed invalid.
  • RTB must notify tenants of their rights and timelines upon receipt.

G. Short‑Term Letting: Clarified Definition & Planning Status

  • Short‑term letting (≤21 nights) is explicitly defined as a material change of use, requiring planning consent.

2. How This Compares With the June 2025 Announcements

The Government’s June 2025 reforms focused on two core ideas: 1️⃣ Nationwide rent controls (all areas effectively RPZs) 2️⃣ New long‑term tenancy structures and limits on termination

These were outlined in Government communications on 10 & 17 June 2025.

A. Rent Controls & New‑Build Apartments

  • June 2025 proposal: New‑build apartments commencing from 10 June 2025 would be exempt from the 2% RPZ limit and instead tied to CPI to encourage investment.
  • The 2026 Bill clarifies: CPI becomes the universal reference index. It formalises a CPI‑based rent calculator. It details the qualifying conditions (e.g., 25% floor‑area extensions, qualifying construction notices).

Clarification: The Bill does not explicitly re‑state the “new builds exempt from 2%” language, but instead embeds those exemptions into structured subsections of Section 19—meaning the mechanism is still present, just more technically expressed.

B. Tenancies of Minimum Duration (TMDs)

  • June 2025 proposal: Rolling 6‑year TMDs with different termination rules for large vs small landlords.
  • The 2026 Bill confirms: 6‑year TMDs for all new tenancies from 1 March 2026. Large landlords cannot terminate for sale/use/family‑use reasons. Small landlords may terminate for hardship, family use, or sale only under defined conditions, and often only at the end of a minimum 6‑year period.

Clarification: The Bill provides strict statutory definitions, required declarations, and confirms RTB verification powers—none of which were detailed in the June 2025 public proposals.

C. Termination Rules

The proposals suggested major restrictions; however, the Bill goes further by:

  • Adding financial hardship thresholds,
  • Introducing mandatory statutory declarations,
  • Requiring precise timing relative to the 6‑year duration,
  • Restricting termination grounds for larger landlords even more tightly.

D. Short‑Term Letting

  • June 2025 proposals: Did not emphasise this area.
  • 2026 Bill: Contains an entirely developed legal definition of short‑term letting and embeds it in planning law—this is a new, clearer element.

3. Important: The 2026 Bill Is Not Yet Law

Even though the Bill is detailed and comprehensive, it remains at an early legislative stage (as initiated). It may be amended in Committee and Report Stages before final enactment. The June 2025 announcements explicitly warned that proposals were not yet law and could change.

Therefore: Landlords, Property Managers, Letting Agents and Investors should NOT make operational decisions solely based on this Bill.

The devil will be in the detail, and the final Act may contain subtle but significant differences.

4. Wallace Real Estate Academy – Upcoming Webinar

Once the final 2026 Act is enacted, Wallace Real Estate Academy will host a detailed live webinar explaining:

  • What the new law actually says
  • How landlords and property managers can remain compliant
  • Strategies to achieve your property or investment goals within the new legal framework
  • Implications for Property Valuations Limerick, Property Valuations Galway, Residential Lettings Limerick, Residential Lettings Galway, and Property Management across Limerick and Galway.

📩 To register your interest: Email [email protected] or visit wre.ie and send a message.

5. Final Thoughts

The Residential Tenancies (Miscellaneous Provisions) Bill 2026 represents a major restructuring of Ireland’s rental market. Compared with the June 2025 proposals, the Bill confirms the direction of travel but introduces detailed mechanisms, definitions, thresholds and procedural requirements that were not visible in last year’s announcements.

The bottom line for landlords, letting agents and property managers in Limerick and Galway: Stay alert, stay informed, and wait for the final enacted law before making changes.

Wallace Real Estate remains committed to supporting the sector through expert education, valuations, rental advisory and ongoing guidance.

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