Reform of Residential Rental Sector in Ireland: Residential Tenancies (Miscellaneous Provisions) Act 2026

Ireland’s rental market has entered a new era. The Residential Tenancies (Miscellaneous Provisions) Act 2026 marks the most significant reform of the residential rental sector in decades to include significant rent reforms. With effect from Sunday, 1 March 2026, the legislation replaced the Rent Pressure Zone (RPZ) regime with a new national system of rent control, enhanced tenant security of tenure and introduced landlord investment incentives.

Both new and existing tenancies of private rental accommodation and student-specific accommodation are now subject to national rent control rules. Rent may generally be increased annually, with increases capped at the lower of the increase in the Consumer Price Index (CPI) or 2%. The overriding prohibition on increasing rent above market rent remains in place. To encourage the delivery of new rental stock, Build to Rent/PRS apartment schemes and student-specific accommodation with commencement notices on or after 10 June 2025 are exempt from the 2% cap and can increase rent by the full CPI rate.  For new tenancies created on or after 1 March 2026, landlords may also reset rents to market levels every six years and on creation of a new tenancy in defined circumstances.

The Act also introduces enhanced security of tenure for tenants entering into new “Part 4” tenancies on or after 1 March 2026. Larger landlords (four plus tenancies or a registered company) can only terminate such tenancies for tenant breach or if the dwelling is no longer suitable. Smaller landlords (three or fewer tenancies) retain more flexibility to terminate on specified grounds, but with more limited grounds for termination available to them during six-year tenancies of minimum duration.

For a concise overview of the key changes for investors, developers and landlords navigating Ireland’s evolving rental landscape, see our briefing note: Reform of Residential Rental Sector in Ireland: Residential Tenancies (Miscellaneous Provisions) Act 2026

If you wish to discuss any of the issues raised in this briefing, please contact Michael Walsh, Alison O’Sullivan, Clair Cassidy, Neil Dunne, or your usual contact in the Byrne Wallace Shields LLP Property/Real Estate Team.