Residential Tenancy Agreement
A residential tenancy agreement (a lease or letting agreement) sets out the terms on which a landlord lets a dwelling to a tenant in return for rent. Use it when letting a house, apartment or room in Ireland. Private residential tenancies are governed by the Residential Tenancies Act 2004 (as amended), the tenancy must be registered with the Residential Tenancies Board (RTB), and the statutory rules on rent, deposits, repairs and termination apply whatever the written agreement says.
Residential Tenancy Agreement
RESIDENTIAL TENANCY AGREEMENT
THIS AGREEMENT is made on [date]
BETWEEN
Landlord: [full name], of [address] ("the Landlord")
AND
Tenant: [full name], of [address] ("the Tenant")
1. THE DWELLING
The Landlord agrees to let and the Tenant agrees to take the dwelling at [full address of the property], together with the fixtures, fittings and contents listed in the inventory attached to this Agreement.
2. TERM
The tenancy begins on [start date]. It is [a periodic (month-to-month) tenancy] / [a fixed term of [X] months ending on [date]]. The security of tenure provisions of the Residential Tenancies Act 2004 apply.
3. RENT
The rent is EUR [amount] per [month], payable in advance on the [X] day of each month by [bank transfer to IBAN [____] / other method]. Rent reviews and any rent increase are subject to the limits and notice requirements of the Residential Tenancies Act 2004 (as amended).
4. DEPOSIT
The Tenant pays a security deposit of EUR [amount]. The deposit is refundable at the end of the tenancy, less any amount properly due for rent arrears or for damage beyond normal wear and tear.
5. TENANT'S OBLIGATIONS
The Tenant shall pay the rent on time, keep the dwelling in good order, allow access for inspection or repair on reasonable notice, not cause nuisance to neighbours, and not assign or sub-let without the Landlord's written consent.
6. LANDLORD'S OBLIGATIONS
The Landlord shall register the tenancy with the Residential Tenancies Board, keep the structure and exterior in repair, ensure the dwelling meets the minimum standards for rented accommodation, and respect the Tenant's right to peaceful occupation.
7. TERMINATION
Either party may terminate the tenancy only by a valid written notice of termination that complies with the grounds and notice periods set out in the Residential Tenancies Act 2004 (as amended).
8. MISCELLANEOUS
Any dispute may be referred to the Residential Tenancies Board. This Agreement is governed by the law of Ireland.
Signed by the Landlord: ______________________ Date: __________
Signed by the Tenant: ______________________ Date: __________
Legal basis
Frequently asked questions
Do I have to register the tenancy with the RTB?
Yes. The landlord must register every private residential tenancy with the Residential Tenancies Board within one month of the start of the tenancy and renew the registration every year on its anniversary. Failure to register is an offence and prevents the landlord from referring most disputes to the RTB until the tenancy is registered.
How much deposit can a landlord ask for in Ireland?
For tenancies created since August 2021, the deposit may not exceed one month's rent and any advance rent may not exceed one month's rent either (section 19B of the Residential Tenancies Act 2004). A narrow exception allows students to pay more rent in advance if they choose to. Clause 4 of this template should never be filled in above one month's rent.
Can the landlord keep the deposit?
Only to cover rent arrears, unpaid charges the tenant is liable for, or the cost of damage beyond normal wear and tear. The landlord must return the deposit promptly at the end of the tenancy (section 12 of the 2004 Act). A tenant who disagrees can refer a dispute to the RTB; the referral is free if made online.
How much notice must be given to end a tenancy?
Notice periods depend on how long the tenancy has lasted and on which party serves the notice, and they are set by Part 5 of the Residential Tenancies Act 2004 as amended (including by the 2026 Act). The notice must be in writing, signed, dated and must state the termination date; a landlord must also state a ground permitted by the Act. A clause in the agreement cannot shorten the statutory periods.
Can the rent be increased during the tenancy?
Only by a rent review carried out within the limits of Part 3 of the 2004 Act. For reviews on or after 1 March 2026, section 19 caps any increase in every part of the country at the lower of a fixed annual percentage and consumer price inflation, with a limited exception for apartments in new developments commenced on or after 10 June 2025. The landlord must serve written notice of the new rent at least 90 days before it takes effect and notify the RTB.
Is a verbal tenancy agreement valid in Ireland?
Yes. The Residential Tenancies Act 2004 applies to oral and written tenancies alike, and the tenant's statutory rights do not depend on having a signed document. A written agreement is still strongly recommended because it records the rent, the deposit and the inventory, which are the usual subjects of disputes.