Small Landlord Queries re Tenancies Pre 1st March 2026

Hi All
Just a few queries regarding the proposed new rental laws which as usual are as clear as mud. Family member has
* Three properties let so they are officially a small landlord?
* Another friend has 4 one bed apartments in a georgian building in Cork - four tenancies in one building so he is a large landlord?
* the family member with 3 rentals has long term tenants on 1/3 the current market rents. Rents haven't been touched since 2014. From the 1st March 2026, will the exisiting tenants enjoy (1) rents that can no longer be raised past the RPZ 2% and an unlimited tenanacy in the property as long as they act in good faith and be good tenants?

If the above is the case, is the best step to protect themselves and their investments to issue a termination notice of 224 days (the maximum notice) on the basis of needs for a grandchild or other family members housing need. After 12 months of this family use, can the property be let again on a 6 year tenancy cycle at market rents?
After 1st March 2026, the grandchild's needs are no longer allowed under family needs?

We won't know for sure until the legislation is published but my understanding is
1. That person would be a small landlord if they have three properties and these are let. If they had six properties but only let three, then I don't know what the answer is.

2. The answer here isn't clear at all. The IPOA are asking for clarification on that point.

3. My understanding is that these continue under the current rules ie. no increases beyond the 2% or inflation but the right to terminate the lease to sell or move in a family member remains. (This is what I think, but please correct me if I am wrong).

4. For new leases post March, if you are a small landlord you can't evict if a grandchild needs the property. If you are a large landlord, you will no longer be able to evict in any circumstances for family need or indeed any other circumstances at all baring a serious tenant default.

As to what you should do, this is so complicated now, I would not dream of advising you. You probably need to consult a good solicitor and/or a financial adviser as to what your options are.

Hi Greenbook
many thanks for taking the time to write such a detailed reply. Just a query re your third point, if a current tenancy affords the right to terminate the lease by selling or when a family member moves in, does that lease when it reverts to a 6 year one (as they all will at some point) post March 2026 keep those options open or do the new rules apply when your pre March 2026 lease eventually changes?
In other words, if a current tenant is still in occupation in 2035, can you still remove him by selling or installing a family member from the wider family circle?

I think that all leases which started before 1 March 2026 continue under the old system (again, subject to seeing the legislation). This would mean:

1. You retain after March 2026 the right to evict for sale or to move in a family member. It does not become a 6 year rolling tenancy.
2. You can only ever raise the rent from its current level by 2% or inflation if lower.

Greenbook said:

You can only ever raise the rent from its current level by 2% or inflation if lower.

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And if this bill about new standards for BER in rented accommodation were to be introduced, the 2% wouldn’t come close to covering the high costs of retrofitting.

Taoiseach in debate today 17/06:


“Any new tenancies post March 2026 or any new units built will be capped at the CPI. Tenure has increased dramatically in terms of protections - no-fault evictions essentially for almost all tenants, but particularly for those with four or more. These are significant protections over and above what was there before the reforms announced last week and yet they get the decried and attacked.”


Does ‘essentially for almost all tenants’ mean that restricted terminations could kick in for existing tenants of small landlords from March 26?

That Bill is coming from Paul Murphy and Ruth Coppinger, so not a hope that it will be passed.

But there is nothing stopping the Government passing something similar. The fear up until now was that a landlord facing large costs for the energy upgrade would sell. That option will only be available post March if your tenant has left of their own accord. So you are a sitting duck for measures of this type.

bipped said:

Does ‘essentially for almost all tenants’ mean that restricted terminations will kick in for small landlords from March 26?

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I don't think so, but literally, God only knows at this stage. He may not know fully himself what the plan is

MM also said:
“It is interesting that Dr. Michael Byrne, who is a lecturer in political economy at the school of social policy, social work and social justice in UCD and who works with Threshold, has said the security of tenure measures announced last week are really significant. He said that, arguably, they are among the most robust protection for tenants in Europe. I am not saying that and no one on the Government side is saying it; it is someone has been involved in the area for quite some time. That is the case, because we have an effective end to no-fault evictions, where the landlord has four or more tenancies. New tenancies will now be guaranteed for six years. Tenancies with smaller landlords generally have a minimum duration of six years. With limited circumstances - more limited than before - smaller tenancies can end.”

Tenants will have the most robust protection in Europe.

bipped said:

Tenants will have the most robust protection in Europe.

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Undoubtedly, that is correct. But small landlords and 4 plus large landlords, if they have any sense, will now be extraordinarily careful who they let to. So this will largely benefit mobile and/or well off tenants. You would be out of your mind especially as a 'large' landlord to rent to a HAP tenant or low income family.

Will be scrutinising the legislation closely when it is introduced, tenants in the property will be the last I will be letting to. The property’s will be sold.

When I looked at my liability statement and at the tax treatment, marginal rate and highest USC rate of 8%, coupled with no relief on the property tax, you really get a sense there isn’t much to make from property.

I see property in future years as being subject to higher property tax and more stringent RTB regulations related to inspections. It will be electrical inspection next and energy efficiency. That is due in my case in 4 years time.
There are better investments for the capital in the markets that I feel more comfortable with.

I wish these rta amendments were easier to understand - plain english…
I can see where all areas will become rpz immediately but what are all the date changes, sections that had rpz ending was Dec25 now it’s Feb26?

With all what looks like extra restrictions on small landlords why are the government so against giving a few more tax breaks to them . Surely wouldn’t hurt the exchequer that much compared to some of the other stuff they doing . If housing is the big issue doing a bit in this area might make it more appealing to be a landlord

Metafora said:

With all what looks like extra restrictions on small landlords why are the government so against giving a few more tax breaks to them .

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What is the case for giving small landlords tax breaks? (Other than "small landlords would like it"?)