New rental law changes and RTB powers 14 September 2026

[Bronte]

Because my property was reconfigured, my bathroom window is floor to ceiling, so about a foot off the extension roof outside. I had to put blinds on it for privacy reasons, they are lovely and there is a nice view. I didn't want to put frosted glass or plastic coating on it.

What's a remedial ventilation system and now does it work?

I've made friends with a landlord who purchased off me, he has solved a back downstairs dark shower-room damp issue by putting in a small dehumidifier. And he put special backing onto the shower walls to help with internal water because of the location of the bathroom. I'm not referring to marine ply, it was a plastic type thing.

 

[Premos]

Forced ventilation heat recovery systems in the bedrooms and living room as well as a moisture sensor ventilation in the bathroom. It did seriously improve the issue. However, I know not opening the Windows and living in semi-darkness doesn't help.

 

[Wavelly]

IPOA being cowardly again.

Commenting on the case where the landlord had to compensate €10,000 the neighbour who was bullied by his tenant, they say

The IPOA Code of Practice and Ethics specifically requires members to:

Have policies and procedures for dealing with disputes between tenants and neighbours

Investigate written complaints and, where necessary, enforce the conditions of occupancy

Keep proper records

Respond promptly to reasonable requests

Monitor what happens when a Notice of Termination has been served

Investigate immediately where a tenant fails to leave on the required date and take appropriate action

I have unfortunately found myself in this position, as today I received a letter in the post from a desperate neighbour of one of our tenants, complaining of intimidation and harassment and noise (deliberate slamming of doors, thrashing of kitchen objects, slamming of front doors, shouting and screaming from time to time, and suspected drug use.)

The neighbour has quoted the Residential Tenancies Act and that we can be ordered to make substantial payments to neighbours for distress caused by tenants.

Our property is fully managed so I don't know either the tenant or the neighbour - apparently the neighbour has frequently contacted the management company but the outcome has been unsatisfactory, and in desperation he has found out my address and written to me. I have asked the management company to advise me what warnings have been issued previously and what can be done.

Is there anything we need to do / can do other than issue an official warning to the tenant? Should I try to speak to other neighbours to see if they have similar issues?

This tenancy is due to convert into a tenancy of unlimited duration next year (after 6 years are up). I think that this has made up my mind that we will have to issue a NoT at the end of the 6 years, as we have had other issues with them such as constant late rent. I had hoped to avoid terminating the tenancy as didn't want to deal with the RTB, but sounds like I will be dealing with them one way or another after receiving this letter.

 

[Greenbook]

Our property is fully managed so I don't know either the tenant or the neighbour

Do you have somebody managing the property for you or is this the management company of an apartment block that you are referring to?

 

[Wavelly]

Do you have somebody managing the property for you or is this the management company of an apartment block that you are referring to?

Sorry yes, it's fully managed by a letting/property management company. They found and vetted the tenants , and they handle everything from rent collection to repairs/maintenance and RTB registration etc.

 

[Dave Byrne]

If this is an apartment, you should contact the managing agent (the agent appointed my the management company that are responsible for the development) also as they may have received complaints from your tenants neighbors.

 

[Wavelly]

If this is an apartment, you should contact the managing agent (the agent appointed my the management company that are responsible for the development) also as they may have received complaints from your tenants neighbors.

Thank you - that's a good suggestion. I will contact them also.

 

[Greenbook]

Sorry yes, it's fully managed by a letting/property management company. They found and vetted the tenants , and they handle everything from rent collection to repairs/maintenance and RTB registration etc.

I think that you should contact them first off to see what has been going on. If there were complaints about your tenant, they should have informed you and, having advised you, acted on your behalf. That is what you are paying them for.

I think before you issue a written warning you should contact them to find out how long this has been going on for and what if any steps they have taken. Otherwise, you are issuing a warning notice blind.

Probably as well to make contact with the neighbour and tell her that you are taking what she says very seriously and endeavouring to find out what is going on. It will prevent her from making a pre-emptive complaint to the RTB.

Depending on what you find out, it might be as well to get a solicitor involved. Your tenant may take things more seriously if he gets a solicitors letter. If there is an eventual complaint to the RTB, you'll have a solicitor at your back and it'll show that you are taking this seriously.

I wouldn't do anyting for the moment, aside from writing a mollifying letter to the neighbour, before you find out exactly what has been going on.

 

[Wavelly]

Probably as well to make contact with the neighbour and tell her that you are taking what she says very seriously and endeavouring to find out what is going on. It will prevent her from making a pre-emptive complaint to the RTB.

Depending on what you find out, it might be as well to get a solicitor involved. Your tenant may take things more seriously if he gets a solicitors letter. If there is an eventual complaint to the RTB, you'll have a solicitor at your back and it'll show that you are taking this seriously.

I wouldn't do anyting for the moment, aside from writing a mollifying letter to the neighbour, before you find out exactly what has been going on.

Thanks for the advice.

Yes was thinking of writing back to the neighbour or even calling in and letting them know I'm taking it seriously. Hopefully the letting agent will get back to me with the information I requested. I think I will definitely get a solicitor involved if it comes to it.

 

[Dave Byrne]

You might find that your letting agent knows nothing given the neighbors would complain via the managing agent (both the neighbor and the managing agent may not have your letting agents details). IMHO important to get all the facts from these agents to get a full picture of what’s been going on.

 

[DannyBoyD]

quoted the Residential Tenancies Act and that we can be ordered to make substantial payments to neighbours.

Forgive the cynicism; but I suspect we are at the start of the PRS version of 'whiplash' claims.

 

[Greenbook]

Forgive the cynicism; but I suspect we are at the start of the PRS version of 'whiplash' claims.

I am begining to suspect the same thing. I don't think you are being cynical at all.

With the new 6 year/permanent tenancies, it is now a no lose bet for tenants. Take a claim against the landlord, see if anything sticks and get a nice sum in compensation. Pre-March there was always a risk that the landlord would get fed up and sell, that option is gone now. The landlord of course might issue an NoT at year 6, but you can always challenge that and probably gain another three years.

We're increasingly the patsy at the poker game, paying rent is optional and we can be stung for compensation as well.

 

[bipped]

I suspect we are at the start of the PRS version of 'whiplash' claims.

At least motorists have insurance cover.

 

[Bronte]

Sorry yes, it's fully managed by a letting/property management company. They found and vetted the tenants , and they handle everything from rent collection to repairs/maintenance and RTB registration etc.

They are not a good letting agent if you got you fully vetted crap tenants. Surely it’s up to them to issue the Nof T, with warning letters being sent first etc.

 

[Greenbook]

On the PRS being the new whiplash, from one of the FB landlord groups.

The Rtb are not fit for purpose there is no way it should take 2-3 years to get your property back ,
There are loads of loopholes for the tenants, while the landlord just has to suck it up. We only became landlords by default ( excutors ) & when I tell people all of the sh** we have to do, to try get our property back , they bascially dont belive me, saying stuff like it's your house just take it back & risk getting a huge fine!!!! you have the county councils, threshold , people before profit telling the tenant to stay in the house thats there's nothing the LL can do to throw you out ..
There needs to be awareness of this brought to the general public , what about journalists ?? Social media etc ?? Gript ??
The tenant i have is on Hap this is her second time overholding , first tribunal went her way as I was told I didnt do enough to help her ( we were only after losing our mum suddenly )
Her solictor from threshold told the rtb there is a housing crisis they have nowhere to go !!!!
I replied thats the fault of the irish government not our families fault !!
Fast forward new NoT severed went to adjucation tenant didnt bother turning up ,
Went in our favour, the day we recieved it she started this, that & the other needs fixing , all fixed for her withing a few days , then she sends in an appeal to go for second tribunal , which is 15-29 weeks , so by the time this is finished it could take 3 years , that is absolutely ridiculous.
It even stated in the will that the house was to be sold , the rtb couldn't care less even our solicitor says it bias towards landlords .

 

[Wavelly]

They are not a good letting agent if you got you fully vetted crap tenants. Surely it’s up to them to issue the Nof T, with warning letters being sent first etc.

I agree, and charged us €600 letting fees for the privilege. They are good on the property maintenance side of things, but not great on managing late paying or antisocial tenants. Thankfully this is the only tenant who has been a problem for us in 10 years, but enough to make us want to get out as soon as we can!

 

[JamieB_]

There are always people who will learn to play any system. Imagine when two of them rent apartments near each other. They claims against both landlords would be non stop.

 

[Greenbook]

There are always people who will learn to play any system. Imagine when two of them rent apartments near each other. They claims against both landlords would be non stop.

Unfortunately, the RTB system is now wide open to being played.

You have a very minor dispute with your tenant, ask them to use the bathroom fan because you spot mould building up on an inspection for example, they can now very easily retaliate by taking you to the RTB. They've nothing to lose, Threshold's solicitors will help them for free. If they lose the case, so what, you can't do anything. If they win, well they've put you in your place and you'll be writing them a nice big cheque.

 

[Greenbook]

Again two sides to every story in this Waterford Live article here

Landlord tries to evict tenant for consistent late payment of rent. Usual arguments over validly of termination notices.

The tenant got €2000 compensation over bathroom repairs not being done. The landlord gave evidence of extensive works being carried out on the property. He was also unable to schedule the bathroom repairs because she wouldn't agree to times - she had to visit her parents in hospital apparently.

Mould and damp, but again the landlord argued that there was none at the start of the tenancy.

No rent at all paid since April 2025.

She also alleged that he had used toxic paint when painting the premises.

I bet the minute the landlord gets her out he is selling up.

 

[Bronte]

On the PRS being the new whiplash, from one of the FB landlord groups.

Can you send me a link to these groups please. There used to be an Irish Landlord website but haven't seen it in years.