RTB Rent Register

@Bronte , the RTB rent lookip algorithm was posted to the RTB Register thread by @Sr. Tayto after a FOI request if memory serves me correctly.
The algorithm is not weighted by highness of rent, but by many other factors such as BER rating, number of rooms, location, etc, so it is entirely plausible that the properties you found a month ago will not longer appear.

UPDATE: Algorithm here.

RTB Rent Register

My github repository now also contains the matchfinder tool which emulates the RTB rent register algorithm, although as noted, the RTB rent register does not follow its own algorithm correctly when producing the 10 matches. https://github.com/landlawd/rtbquerytool/tree/main I believe these are...
www.askaboutmoney.com

UPDATE 2: I noted in https://www.askaboutmoney.com/threads/rtb-rent-register.243258/page-21#post-1993110 that I didn't find any bias in the algorithm regarding rent levels. This was after a quite detailed analysis so I could code it myself. Overall we concluded at the time in subsequent discussion that the problem isn't the algorithm itself, that is a reasonable enough interpretation of the legislation, the problem is limiting it to 10 results which is loaded with issues. Anyway, I succeeded to reproduce the RTB algorithm in code and run it over a large data set scraped from the RTB query tool, with almost same results as the RTB query tool itself gave.
 
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Premos said:
The RTB website in the section called ""if re-setting to market rent is allowed"
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Are they saying so that if there aren't three brand new comparable tenancies within the last three months, you can't reset at all??? You have the previous tenants rent plus 2% for the next 6 years??

Where are they getting this from?
 
Bronte said:
Christ on a bike the rules would do your head in. I'll go back on each snip I put up and see if on the given date there is are 3 current rentals withing the 3 months of the date I put up the snip.
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I just checked one of mine, there is nothing within the last three months.

Also, all my comparables are renewals, not new tenancies.
 
I know @Gerard0 posts here, but I think it is worth posting this which came from him. I attended his last seminar and it was definitely worthwhile. gmurphybl@gmail.com

---​

Just to let you know I will be running another Zoom seminar on Friday 22 May at 4pm, and Tuesday 26 May at 4pm. Each seminar will last 30 minutes. Details attached. If you know anyone who might be interested please feel free to let them know.
Since the Rent Register went live on 1 March 2026, many users have found it difficult to find suitable comparators particularly where rent has been reset to current market level under the amendments made to the Residential Tenancies Act. This seminar will be a practical demonstration of the Rent Register, and the "top secret information" you need to know to use the Register effectively.
You can register for this Zoom seminar on Eventbrite here, or just contact me directly to reserve a place.
The New Rent Register for Residential Tenancies in Ireland Tickets, Friday, May 22 • 4 PM - 4:30 PM GMT+1 | Eventbrite
 
patfert1 said:
UPDATE 2: I noted in https://www.askaboutmoney.com/threads/rtb-rent-register.243258/page-21#post-1993110 that I didn't find any bias in the algorithm regarding rent levels. This was after a quite detailed analysis so I could code it myself. Overall we concluded at the time in subsequent discussion that the problem isn't the algorithm itself, that is a reasonable enough interpretation of the legislation, the problem is limiting it to 10 results which is loaded with issues. Anyway, I succeeded to reproduce the RTB algorithm in code and run it over a large data set scraped from the RTB query tool, with almost same results as the RTB query tool itself gave.
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It is still odd though.

@Bronte's earlier set of comparable with the higher rents was showing much higher comparable percentages than her most recent ones with the lower rents.

Plus two of the rents which disappeared were showing matches of 97 and 95 ie. 2nd and 3rd top matches. Yet they disappear a couple of weeks later. There is no percentage close to those on the more recent list.

Another high rent that disappeared was recent 03/26 - if we have to use new rentals in the last 3 months, surely that should remain.

Could they have changed their methodology. The two lists are very different despite being created not that far apart in time.
 
Greenbook said:
Could they have changed their methodology. The two lists are very different despite being created not that far apart in time.
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When I get a chance I will retry on the electoral area /property in Dublin I used a month ago. I've got a lot of data so should be able to see clearly new properties that turn up in the results, and see if the RTB changed anything in their query.
 
patfert1 said:
When I get a chance I will retry on the electoral area /property in Dublin I used a month ago. I've got a lot of data so should be able to see clearly new properties that turn up in the results, and see if the RTB changed anything in their query.
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As I'm only learning I made some errors. I don't know exactly the size or BER I used as initially I was just playing with it. From now on I'll copy/paste the inputting size data as well. I've also moved to Electoral areas rather than inputting a particular property. Alternatively from now on in the 3 cities I'll use 40 m2 and a BER of C3 for consistency.

But if the RTB rules is tenancies only in the last 3 months, why is their register showing older properties, on their website they say they go back 2 years.
 
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Let's check out the 3 rentals in the last 3 months for your 3 comparables rule using Waterford (40m, one bed, C3)

1779114597858.webp


- Red are all the ones out of date.
- Yellow is 26th Feb this year, so that's in date
- blue, one assumes that is re-registrered in April this year.

What happens if you only have two comparables.

If the 3 have to be within 3 months of your rent setting date:

- is it the date you set the rent for in the future (that doesn't make sense because you cannot predict the rents in a couple of months time).
- or today if you're sending your letter to the tenant
 
Other side of Waterford

1779114998782.webp

- 3 are in date, yellow
- the one with the blue outline, it's a re-registration in 2026, BUT it's originally a June registration in 2019, so how is that reregistered already in 2026?
 
Here's my get out clause:

- my auctioneer was the person who told me what rent he was going to set for me, based on his expert knowledge, so as no rents on the register are as high as my rent, I can use his expert valuation !
- I actually had a second auctioneer out who gave around the same rent valuation
- the RTB says the register is the main reference point, but it says 'additional evidence' with the example of an expert valuation, it also says you can reference additional sources, (assums DAFT/MY home etc)
- RTB says the Register should carry 'significant' weight, how do they measure your measurement of that ! Is that in the legislation?
- maybe I should take an RTB case against myself !



1779115529529.webp
 
Bronte said:
- the one with the blue outline, it's a re-registration in 2026, BUT it's originally a June registration in 2019, so how is that reregistered already in 2026?
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Take RT 1118 01420157 - 25

Is it that this tenancy started in 11 2018, and was last renewed in 2025?

Any tenancies starting with 25 and not having 25 or 26 at the end are new tenancies which haven't been renewed yet ie. RT 1025 01600824

It is the latter ones we should be using and those should be as close to your rent setting date as possible.

An entry showing an original rent back in 2018 plus HCIP increases is irrelevant to current market value.
 
Bronte said:
- my auctioneer was the person who told me what rent he was going to set for me, based on his expert knowledge, so as no rents on the register are as high as my rent, I can use his expert valuation !
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Your approach is entirely logical @Bronte

An EA who has been renting in the area for years will have a pretty clear idea of what rent your apartment will fetch. He or she will have inspected your apartment, will be familiar with the particular street, amenities in the area, transport issues etc That really should be definitive, the local expert advises, same as when you're selling your house. Daft would be helpful too.

But the fact that they went to all the effort to construct this clunky restrictive Register which seems to be producing lots of old RPZ rentals, makes me very suspicious that there is another agenda here - make the Register definitive, the local expert largely redundant and use it to keep rents down.

Keep in mind what S.24 of the Act says, what a willing tenant would pay having regard to the Register - nothing about anything else.

The government can't afford for rents to increase, one of the RTB's jobs is to carry out government policy, so landlords with a permanent eviction ban and tied in plus 2% to the same rent levels as before.
 
Greenbook said:
Your approach is entirely logical @Bronte
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Not casting aspersions on your EA @Bronte but given the amount of misinformation around, I wouldn't assume all EAs know the rules (and people on this forum are more invested than your average EA I'd suggest).

EAs are shooting fish in a barrel with sales and rentals at the moment, and have no real risk to themselves if you (any landlord) ends up on the wrong side of the RTB.

This was brought to my mind based on a conversation I had with a friend of mine over the weekend who has one house rented out (very short term) and one getting ready to rent out. The tenants left voluntarily about 9mths ago so no issue to now rent at "market rate". The EA (a very well known and large agency), told her that she didn't need to worry about the rent register because it was effectively a new tenancy aka the tenants had left voluntarily so market rate could ignore the rent register - this is their business and you'd "assume" they'd know the regs inside out, but again, not their dime on the line if they get it wrong!!
 
Shakespeare said:
Not casting aspersions on your EA @Bronte but given the amount of misinformation around, I wouldn't assume all EAs know the rules (and people on this forum are more invested than your average EA I'd suggest).
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I agree entirely. I've found a lot of EAs I've dealt with in the past clueless and couldn't care less because it is the landlord who is on the line. The number who were and are still using 1 year tenancy agreements which hugely disadvantages the landlord is astounding.

The point I was making is that if you want market rent for a particular property, the local agent whose been looking after rentals for years in the area is your best bet for market rate and not this convoluted Register.
 
Shakespeare said:
Not casting aspersions on your EA @Bronte but given the amount of misinformation around, I wouldn't assume all EAs know the rules (and people on this forum are more invested than your average EA I'd suggest).
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I’m taking no chance Shakespeare, hence my near obsession on here with getting this right. I thought I’d read the legislation etc. That if we discussed further a couple of months, if we ask the RTB and take guidance from the IPOA etc that by now we’d all be very clear on the new laws. Unfortunately it’s still unclear.

Once I’ve a better grip on this I’ll be seeking further clarity.

Because the RTB has driven me nuts from its inception I do not want to get anything wrong, so for the first time ever I’ve hired a professional who manages everything for me. Including the RTB, he’s not a one man shop. He too cannot know all the rules. And NONE of us know what way a court might order. When I get more info or acquire more knowledge I’ll post back on here. I’ll be consulting the IPOA and the lady managing the RTB registrations with my auctioneer. I DO NOT want to be two years down the road being told I set the rent incorrectly. It’s my money on the line.
 
Shakespeare said:
EAs are shooting fish in a barrel with sales and rentals at the moment, and have no real risk to themselves if you (any landlord) ends up on the wrong side of the RTB.
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Yes I’m well aware it’s ultimately my responsibility. And I know my auctioneer used 3 comparables. Basically they must have set my rent, and then got three to “fit” after the fact!
 

@Bronte, Reminder: IPOA Webinar with RTB: Rent Setting & Rent Reviews - Wednesday 20th May @12.30pm.​

Our topic is as in the title, and we will be joined by Emer Morissey, Head of Compliance and Investigations team with RTB.

The legislative changes have commenced from the 1st of March 2026 and will require adjustments in the management of new rental properties. Staying informed is essential to ensure compliance and to avoid costly errors in the management of your business.

Q & A will follow the presentation.

You might login to this.
I am unable to take part in this
 
Bronte said:
I DO NOT want to be two years down the road being told I set the rent incorrectly. It’s my money on the line.
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Exactly and it is completely unfair to landlords that it is now impossible to work out how to set the rent.

An EAs valuation is, it seems, not worth much.

The Register throws up 10 properties, but all you know is that they are nearby, same number of bedrooms, similar size and BER and that it is.

They might be tips or palaces, on an unsavoury street, with or without parking, and the rent may have been set years ago. And you have to repay the rent and perhaps be criminally prosecuted for getting it 'wrong'.

The Register doesn't really tell you anything and it may be manipulated.

The job of renting out a property when you combine it with the eviction ban and the support for squatters is now practically impossible.
 
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