Major Reforms to Rental Sector from the 1st of March 2026
- Mar 23
- 2 min read
Reforms have now been enacted by the Residential Tenancies (Miscellaneous Provisions) Act 2026 and commenced on the 1st of March 2026.
The new framework strengthens rent controls and enhances security of tenure for new tenancies created on or after the 1st of March 2026; existing tenancies continue under the pre‑March 2026 rules.
Changes:
1) Tenancies of Minimum Duration
From 1 March 2026, all new private tenancies operate as rolling six‑year Tenancies of Minimum Duration (TMDs), once the tenant has been in occupation for six months without a valid Notice of Termination. Tenants retain the right to leave by giving proper notice.
Large vs small landlords (applies to tenancies created from 1 March 2026):
Large landlords (4+ tenancies or any company) may only terminate at any time where:
the tenant breaches obligations; or
the property is no longer suitable for the tenant’s household needs.
Termination for sale, substantial refurbishment, change of use or own/family occupation is not permitted during a TMD.
Small landlords (1–3 tenancies) have limited additional grounds:
during a TMD: financial/other undue hardship (including sale to avoid such hardship) or own/close‑family use; and
at the end of each six‑year TMD: sale with vacant possession, substantial refurbishment, change of use, or own/close‑family occupation.
Tenancies created before 1 March 2026 keep the pre‑March 2026 grounds and are not affected by the large/small landlord distinction.
2) Rent Setting and Rent Increases
A national system of rent control now applies (replacing the RPZ map), with annual increases capped at the lower of CPI or 2%. From 1 March 2026 the Consumer Price Index (CPI) is the statutory inflation measure for all tenancies.
New tenancies from 1 March 2026:
Initial rent may be reset to market value only where the previous tenancy ended because the tenant left voluntarily, breached obligations, or the dwelling was no longer suitable. A reset is not allowed where the previous tenancy ended for a no‑fault landlord ground (sale, own/family use, change of use) within the last two years.
Thereafter, annual increases are limited to CPI or 2% (whichever lower), with one review per 12 months.
Existing tenancies (in place on 28 February 2026):
Continue under the pre‑March 2026 regime, but annual increases remain limited to CPI or 2% (whichever lower) nationwide.
Newly built apartments and student‑specific accommodation (SSA):
For developments with a commencement notice on/after 10 June 2025, the 2% cap does not apply—increases follow CPI only (to encourage supply).
What Has Not Changed:
Existing tenancies (commenced before the 1st of March 2026) continue under their original rules.
Deposit rules remain under the 2004–2021 regime (no deposit‑protection scheme has been commenced to date—disputes remain within RTB).
About the author: Sinéad Leahy is a Solicitor with Dermot G. O'Donovan Solicitors and is contactable on leahys@dgod.ie
Reading about the Major Reforms to the Rental Sector from 1st March 2026 really shows how governments are trying to balance tenant protection with improving housing supply, especially through measures like stronger rent controls and more secure tenancy durations for new agreements. These changes highlight how structured policies can impact both stability for renters and flexibility for landlords, making the housing system more regulated yet also more complex. As a PhD student in current days working part-time, I still face last-minute assignments and pressure, so I can relate to how important structure and support are in managing responsibilities. I’ve gone through similar struggles in my college days where I suffered a lot from these hustles, which made me more conscious about…