Query Re Long Term Tenant

Many thanks to all who have dealt with the many queries re the proposed new tenancy rights especially Greenbook who has been extremely helpful.
I have some further queries.
1) If a current tenant signed a lease in 2015 on a relatively low rent, when does that tenancy revert to a 6 year tenancy.
2) If all tenants have moved on over time and have been replaced by their friends, does the tenancy still retain the rights of the 2015 tenancy?
3) Does the right to end a tenancy for family reasons end on the 28th February 2026 or does that right extend past that date for existing tenancies?

1) It seems it never reverts to a six year tenancy, it carries on right past March 2026 as is with the current rent rules.
2) God only know! Personally, I'm not sure whether this 6 year rule has been thought through properly. For example, if you rent to A and B in 2026 and B leaves after 2 years and is replaced by C, do you have a new 6 year tenancy for C or does he take over directly from B? Also, if C's 6 years start when he moves in, when do you get vacant possession to sell - you can evict A to sell in 2032 and C to sell in 2034, but you won't have an entirely vacant house at either of those times. The 6 year tenancy only works if all tenants enter into the lease at the same time and all tenants stay put - alot of tenancies don't work like that and you have people coming and going.
3) Again, my understanding is that pre-March 2026 tenancies continue under the current rules. When the pre-2026 tenant leaves, then the new tenancy is covered by the new rules.

We won't know for certain until we see the legislation

Limerick17 said:

right to end a tenancy for family reasons

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Assume you mean giving notice that you require the property for your own / family use.

As far as I understand it there is no change; open to correction.

DannyBoyD said:

As far as I understand it there is no change; open to correction.

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I think that is correct, as long as you are a small landlord. I think they've said as well that they will reduce what constitutes family to yourself, spouse, children and parent.

As I understand it, the current rules for family will continue with pre-March 2026 tenancies.

DOES the small landlord / big landlord take effect from last Government announcement or March 2026

Meath Lady said:

DOES the small landlord / big landlord take effect from last Government announcement or March 2026

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Yes, it won't take effect until then. Any new leases granted after March 2026 will have the 6 year cycle or the complete ban on no-fault evictions depending on whether the landlord is large or small.

Lots of unanswered questions remain though - what happens if the landlord changes his status, if he moves from being a large landlord to a small landlord, do his tenancies move to the 6 year cycle when that happens? This will be a very complex system.

Yes too much left hanging in the air.

This morning I have one tenant in a unit with 2 other tenants looking to sublet .
I have a condition in contract of no subletting without landlord permission but strongly think the best option now is to refuse.
They are in situ since July 2021.

Meath Lady said:

Yes too much left hanging in the air..

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I agree, I think this new system was either designed in a hurry or by people who don't really understand how the PRS works and how messy it can be in real life

Meath Lady said:

DOES the small landlord / big landlord take effect from last Government announcement or March 2026

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As Greenbook said I think the small/big landlord rules take effect on new tenancies from March 2026, however it is confusing and unclear on how the system will work. We currently have 4 properties, however one of the tenants has just given notice and so we've decided to sell the property once they have vacated. At least then we'll be considered a small landlord and not have to worry about all the future implications of the new rules for large landlords!