RTB Notice Periods Ireland — Full Guide 2026
Serving a notice of termination with the wrong notice period or an invalid ground is the most common reason the RTB finds a landlord's notice invalid. This guide sets out the notice periods in Section 66 of the Residential Tenancies Act 2004, the shorter periods for tenant breach, and the changes for tenancies that began on or after 1 March 2026. It was checked against the consolidated Act (updated to 1 March 2026).
Landlord notice periods (Section 66, Table 1)
The notice period depends on how long the tenancy has lasted at the date the notice is served. These periods apply where the landlord ends the tenancy on a ground under Section 34 (sale, own use, refurbishment, change of use and similar):
| Length of tenancy at date of service | Landlord notice period |
|---|---|
| Less than 6 months | 90 days |
| 6 months to less than 1 year | 152 days |
| 1 year to less than 7 years | 180 days |
| 7 years to less than 8 years | 196 days |
| 8 years or more | 224 days |
Tenant notice periods (Section 66, Table 2)
A tenant who ends a tenancy must give notice based on the same measure of tenancy length:
| Length of tenancy | Tenant notice period |
|---|---|
| Less than 6 months | 28 days |
| 6 months to less than 1 year | 35 days |
| 1 year to less than 2 years | 42 days |
| 2 years to less than 4 years | 56 days |
| 4 years to less than 8 years | 84 days |
| 8 years or more | 112 days |
Shorter periods where the tenant has breached the tenancy (Section 67)
Where a landlord ends the tenancy because of the tenant's conduct, shorter periods apply:
- 7 days for serious anti-social behaviour (Section 17(1)(a) or (b)) or where the tenant's behaviour threatens the fabric of the dwelling
- 28 days for other breaches of tenant obligations
- Rent arrears: 28 days only if the landlord has notified the tenant and the RTB in writing of the unpaid rent and it has remained unpaid for 28 days (Section 67(3)). Otherwise the Table 1 period applies.
Valid grounds for termination (Section 34)
After the first six months (Part 4 tenancies) a landlord can only end a tenancy on a ground in the Table to Section 34. Each ground has its own statement or statutory declaration requirements under Section 35, and a notice that does not include them is at risk of being found invalid:
- Paragraph 1: the tenant has not complied with obligations (breach)
- Paragraph 1A: rent arrears
- Paragraph 2: the dwelling is no longer suitable for the tenant's accommodation needs (for example overcrowding)
- Paragraph 3: the landlord intends to sell the dwelling (statutory declaration required)
- Paragraph 4: the landlord or a family member needs the dwelling as their residence (statutory declaration required)
- Paragraph 5: substantial refurbishment (statement, declaration and a certificate from a registered construction professional)
- Paragraph 6: change of use (statement and declaration)
New rules for tenancies that began on or after 1 March 2026 (Section 35B)
For tenancies that started on or after 1 March 2026, a landlord that is a company, or that has more than three tenancies, cannot use the sale, own use, refurbishment or change-of-use grounds (paragraphs 3 to 6). Smaller landlords are restricted from the sale, refurbishment and change-of-use grounds during the six-year minimum duration, with limited exceptions, including a notice served within the minimum duration that expires on or after its end and the hardship exceptions for sale.
Tenancies that began before 1 March 2026 are not affected by these new restrictions.
How to serve a valid notice
The notice must be in writing, signed and dated, and must state the date of service, the notice period, the termination date, the ground relied on and the enclosures that ground requires. The tenant has the whole of the 24 hours of the termination date to leave. It must also state that any issue about its validity must be referred to the RTB under Part 6 of the Act within the period in Section 80 (generally 90 days from the date of the notice, or 28 days where it relies on tenant breach).
A copy of the notice must be given to the RTB (Section 62(1A)). The RTB's guidance says this must be done within 7 days from 14 September 2026, so check rtb.ie for the current rule. RTB guidance also advises against serving a termination notice by post.
Common mistakes that invalidate notices
- Using the wrong notice period for the length of the tenancy
- Citing a ground as a lettered subsection (for example "34(d)") instead of the numbered paragraph of the Table to Section 34
- Leaving out the statutory declaration or construction professional's certificate the ground requires
- Relying on a sale, own-use, refurbishment or change-of-use ground that Section 35B bars for that landlord
- Not giving the RTB a copy of the notice
- Leaving out the statement about referring a dispute to the RTB
Frequently asked questions
How much notice does a landlord have to give in Ireland?
It depends on the length of the tenancy: 90 days for under 6 months, 152 days for 6 to 12 months, 180 days for 1 to under 7 years, 196 days for 7 to under 8 years and 224 days for 8 years or more (Section 66, Residential Tenancies Act 2004).
How much notice does a tenant have to give?
From 28 days for a tenancy under 6 months, rising through 35, 42, 56 and 84 days, to 112 days for a tenancy of 8 years or more.
Can a landlord give shorter notice for anti-social behaviour or rent arrears?
Yes. Serious anti-social behaviour carries 7 days and other breaches 28 days. For rent arrears, 28 days applies only where the landlord has notified the tenant and the RTB in writing and the rent has stayed unpaid for 28 days; otherwise the normal notice period applies (Section 67).
What must a valid notice of termination include?
It must be in writing, signed and dated, and state the date of service, notice period, termination date and the ground (as a numbered paragraph of the Table to Section 34), together with any declaration or certificate that ground requires, the tenant's right to refer a dispute to the RTB, and a copy must go to the RTB.
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