RTB rent calculator not working ?

L

landlord

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I have been told by HAP that I need to submit missing RTB calculations from previous rent reviews​

Below is a result summary page copied and pasted of one of them…. surely that can’t be correct? It’s showing no increase was allowed, or am I doing something wrong?

​

Result Summary ✓​

Post 10th June 2025 Development:No
Current Rent:€1600.00
Date Last Set:24/06/2016 (2016-06-24)
Date New Set:24/06/2018 (2018-06-24)
CPI (Last Set):83.7
CPI (New Set):83.7
CPI % Change:+0.00%
2% Cap Applied:No
Maximum rent increase permitted, if any:€0.00
 
I have to go back and show calculations for previous Rent Reviews. The RTB have the rent set in 2016 as €1600. But in 2018 I increased it to €1700. They want to see an RTB calculation for this.
 
Were you on Rpz zones then? At the time, 4 per cent was the maximum increase per year and I am not sure there was a calculator
 
Yes I was in a rent pressure zone at that time but I have just realised I think you are correct, I don’t think the Calculator started until the end of 2016. That might explain the anomaly. Thanks.
 
I think they changed something with the calculator recently. It used to use the HICP for inflation and now uses CPI index instead. I wonder if this change over has affected doing calculations based in the past?

The old calculator used to be able to take account for the time with 4% and the time period under 2% rule in the same calculation, and still be able to give back an allowable amount to increase. But I have never had to go back as far as 2016 or 2018.
 
You you need to give a minimum of 90 days notice for a rent increase. Why does the RTB calculator only allow up to today’s date for “date new rent is set” when the new rent increase will not kick in for at least 90 days ?
 
Chipmunk said:
You you need to give a minimum of 90 days notice for a rent increase. Why does the RTB calculator only allow up to today’s date for “date new rent is set” when the new rent increase will not kick in for at least 90 days ?
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In fairness, they can't predict what inflation will be over the next three months.

But it is one of the tricks used, you only get 10 months per year for example because of rounding, things like that.
 
Chipmunk said:
You you need to give a minimum of 90 days notice for a rent increase. Why does the RTB calculator only allow up to today’s date for “date new rent is set” when the new rent increase will not kick in for at least 90 days ?
Click to expand...
Rent setting date and rent effective date are different.

The calculator isn't asking for the effective date - it's asking for the date you're setting the new rent. That's the reference point it uses to work out the permitted increase (it compares against the date rent was last set), which is why it won't take a future date.

So you set the rent today, the calculator confirms the allowable amount, you serve notice, and the effective date is at least 90 days later. Be careful with how you serve it -potential issues around servicing dates discussed here.

There is a few issues with the new calculator flagged here.
 
stormy said:
you set the rent today, the calculator confirms the allowable amount, you serve notice, and the effective date is at least 90 days later
Click to expand...
Reviewing rent with this 'new' calculator; made up figures for simplicity.

So the allowed increase is €40 per month or €480 for the year. All ok so far.

Three months notice required, so tenant will pay new rent starting Sept.

But - 10x40 is €400 so the monthly rent from Sept 26 through to June 2027 should in fact be €2048.

My memory is that the previous rent calculator took this notice period into account, this one doesn't appear to?

Edit: Went back to some old records:

This was the previous formula - it allows for the notice period. If I sub in my figures I get €2050 as the new rent payable from Sept.

R x (1 + 0.02 x t/m)
2000 X (1+0.02 × 15/12)

R = the amount of rent last set under a tenancy for the dwelling (the current rent amount)

t = the number of months between the date the current rent came into effect and the date the new rent amount will come into effect.

m = you must enter 24 OR 12 (as the number of months to apply to the rent review in question: -


1000039876.webp
 
Last edited:
DannyBoyD said:
My memory is that the previous rent calculator took this notice period into account, this one doesn't appear to?
Click to expand...
The formulas were phased out when the limiting to below inflation came in (2021). The calculator that came in at that time only counted the increase between last setting date and current setting date. There was no benefit given for the notice period since then. Rightly or wrongly, I'm not sure.
 
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