The RTB advice on this is clear. In the event of a tenant failing to vacate after the expiration of a valid termination notice, the landlord should submit a dispute resolution application. Damages of up to €20k can be awarded in cases of landlords taking things into their own hands and the likes of Threshold do their best to ensure all tenants in this situation are aware of this.A non paying tenant and a tenant who refuses to leave a property. I know many many landlords and most if not all have encountered either or both.