Section 68 of the Residential Tenancies Act 2004 – Period of notice for termination by tenant where landlord in default
Residential Tenancies Act 2004 (RTA 2004) · PART 5 – Tenancy Terminations — Notice Periods and other Procedural Requirements › Chapter 3 – Period of notice to be given
Revised Act prepared by the Law Reform Commission, updated to 1 March 2026. Amendments made after that date are not included.
(a) the tenancy is being terminated by the tenant by reason of the failure of the landlord to comply with any obligations of the tenancy, and
(b) in a case falling within subsection (2)(b), the condition specified in subsection (3) in relation to a termination in such a case is satisfied.
(a) 7 days, if the tenancy is being terminated by reason of behaviour of the landlord that poses an imminent danger of death or serious injury or imminent danger to the fabric of the dwelling or the property containing the dwelling, or
(b) 28 days, if the tenancy is being terminated for any other reason,
regardless of the duration of the tenancy.
(a) the landlord has been notified in writing of the failure concerned by the tenant, and
(b) the landlord does not remedy the failure within a reasonable time after being so notified.
(a) in the case of a failure that does not result in financial loss or damage to the tenant or his or her property, to desist from the conduct that constitutes the failure, or if the failure consists of an omission to comply with an obligation, comply with that obligation, and
(b) in the case of a failure that does result in financial loss or damage to the tenant or his or her property—
(i) to pay adequate compensation to the tenant or repair the damage fully, and
(ii) unless the failure is not of a continuing nature, to desist from the conduct that constitutes the failure or comply with the obligation concerned, as the case may be.