They are not allowed to increase the rent as they they must wait 24 months from the last increase (last August). See the advice from threshold.ie. Also, note that communicating by text is not valid in terms of constituting any request to increase rent so you can ignore these if you wish - you are not obliged to respond to them.
On the other question, the landlord is entitled to end the tenancy for certain reasons as the OP states - see citizensinformation.ie. However given you are in the flat almost 3 years you are entitled to at least 8 weeks notice.
Changes commenced 4TH DECEMBER 2015
The new changes regarding rent certainty:
1. The duration between rent reviews has been extended from 12 months to 24 months. This measure will have effect for a period of 4 years from enactment of the relevant provisions, after which the duration between rent reviews will revert back to 12 months. This measure has been introduced upon commencement of the new legislation on the 4th December 2015.
Change: A Landlord (or Receiver) can only seek a review of the rent once in any 24 month period and cannot increase within 24 months of the commencement of the tenancy. For example, if a landlord issues a Notice of Rent Review on or after the 4 December 2015, a further Notice of Rent Review may not be served until 24 months have passed from the date of the prior rent review notice. The amendments also have a form of retrospective effect. Therefore, if a rent review occurred during 2015, the next review may not occur until 2017.
2. The period of notice of a new rent has been extended from 28 days to 90 days.
Change: If a landlord is seeking to review the rent, they must serve notice on the tenant, in writing, providing 90 days notice before the increase is due to take effect. The new period applies to any notice to increase rent served on or after the 4 December 2015. Any notice served prior to this date will be subject to the previous 28 day period.
Some examples:
1. A landlord reviews the rent of a dwelling on 1 January 2016 by serving a 90 day notice of rent review indicating that the change will take effect from the 1 April 2016. A subsequent Notice of Rent Review can not issue until 1 January 2018 and must also provide 90 days notice prior to the change taking effect.
2. A landlord has reviewed the rent of a dwelling on 3 December 2015 (prior to the commencement of the new legislative changes), and served a 28 day notice that the rent was to increase on 1 January 2016. The next rent review notice can not issue until 3 December 2017 and would additionally have to provide 90 days notice prior to the change taking effect, which would be 4 March 2018.
A landlord has reviewed the rent of a dwelling on 3 December 2015 (prior to the commencement of the new legislative changes), and served a 28 day notice that the rent was to increase on 1 January 2016. The next rent review notice can not issue until 3 December 2017 and would additionally have to provide 90 days notice prior to the change taking effect, which would be 4 March 2018.
Yes, they can suddenly decide that the property is required for a family member but, as far as my memory goes, and I stand to be corrected, the family member must reside in the property for a minimum of 6 months before the property can be rented on the open market again. If the property is rented out in less than 6 months then the previous tenant (you) may make a claim with the RTB for illegal eviction and damages for the landlord's breach.hi all,
Having looked on the PRTB website etc a landlord can end a tenancy for several reasons, none of which we believe apply but can they suddenly decide they need a family member to live in flat or some other excuse just to get us out?
We love the area & really want to stay! Thanks for any advice!
Not according to the RTB example.Paid I would assume it is possible to give 90 days notice prior to August 2017 indicating increase will take place in August 2017.
A landlord has reviewed the rent of a dwelling on 3 December 2015 (prior to the commencement of the new legislative changes), and served a 28 day notice that the rent was to increase on 1 January 2016. The next rent review notice can not issue until 3 December 2017 and would additionally have to provide 90 days notice prior to the change taking effect, which would be 4 March 2018.
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