Notice of termination of a residential tenancy
Most private rented tenancies in Ireland are governed by the Residential Tenancies Acts and regulated by the Residential Tenancies Board (RTB). A landlord can only end a tenancy for a permitted reason and must serve a valid written Notice of Termination that states the termination date, is signed and dated, and gives you the correct notice period based on how long you have been renting. A notice that does not meet the statutory requirements is invalid.
Key facts
Deadline
If you believe a Notice of Termination is invalid, you can refer a dispute to the Residential Tenancies Board (RTB). A dispute about the validity of a notice of termination should be referred to the RTB within 28 days of receiving the notice.
What to do
- Check the Notice of Termination is in writing, signed by (or on behalf of) the landlord, and states the date of service and the termination date.
- Confirm the notice period given matches your length of tenancy – longer tenancies attract longer notice periods.
- Check the stated reason for termination is one permitted under the Residential Tenancies Acts and, where required, that a statutory declaration or supporting statement is attached.
- Keep the envelope and note the date you actually received the notice.
- If the notice looks invalid or the reason is not genuine, refer a dispute to the RTB – promptly and within the referral time limit.
- Continue to pay your rent while any dispute is ongoing; rent arrears can be a separate ground for termination.
- Get advice from Threshold, the RTB, or a Citizens Information Centre if you are unsure.
What to watch out for
- Missing the RTB referral deadline can prevent you from challenging an invalid notice.
- Overholding (staying after a valid notice expires) can lead to an RTB determination and enforcement.
- Building up rent arrears gives the landlord a separate ground to end the tenancy.
- Notice periods and grounds have changed over successive amendments – always check the rules in force on the date your notice was served.
Legal basis
Frequently asked questions
How much notice must the landlord give?
The required notice period increases with the length of your tenancy. Short tenancies attract shorter notice; long-standing tenancies can require several months' notice. Check the period that applies to your tenancy length under the Acts in force when the notice was served.
What makes a Notice of Termination invalid?
Common defects include the wrong termination date, an insufficient notice period, no signature, no date of service, or a missing statutory reason or declaration where one is required. An invalid notice has no legal effect.
Where do I challenge the notice?
You refer a dispute to the Residential Tenancies Board (RTB), which can adjudicate or mediate. Do this promptly – disputes about the validity of a notice of termination should be referred within 28 days of receiving it.