Can your landlord
evict you?
Your rights as a tenant are protected by law. Understand the rules around eviction in Ireland so you can protect yourself and your home.
Quick answer
In most cases, no — not without a valid legal reason and proper notice. Irish law sets out specific grounds for eviction, and your landlord must follow strict procedures. Here's what you need to know.
Valid grounds for eviction
Under the Residential Tenancies Acts, a landlord can only end a tenancy for one of these specific reasons:
Sale of property
Must provide evidence the property is genuinely being sold.
Landlord or family needs it
Must intend to occupy as their principal residence.
Substantial refurbishment
Work must require vacant possession, usually with planning permission.
Overcrowding
Property no longer suitable for the number of occupants.
Tenant breach of obligations
The tenant must first be given a formal written warning and a reasonable opportunity to remedy the breach before eviction can proceed.
Wanting to charge higher rent is not a valid reason for eviction.
If your landlord is trying to evict you to re-let the property at a higher rent, this is not permitted under Irish law.
Tenancies of Minimum Duration (TMD)
From 1 March 2026, all new tenancies have a minimum term of 6 years. This is the most significant change to eviction law in Ireland in years.
Restricted grounds during TMD
During the 6-year minimum period, landlords face even more restricted grounds for ending a tenancy — only sale, personal use, or major refurbishment.
After the 6 years
Standard termination rules apply, but the landlord must still provide a valid legal reason and the full notice period.
Tenants can still leave
You can end a TMD tenancy at any time by giving the correct notice period. The 6-year minimum only restricts landlords.
Existing tenancies unaffected
If your tenancy started before March 2026, your existing Part 4 rights still apply. You haven't lost any protections.
Notice periods
The notice your landlord must give depends on how long your tenancy has lasted. These are the minimum periods:
| Duration of tenancy | Landlord must give |
|---|---|
| Less than 6 months | 90 days |
| 6 months to 1 year | 152 days |
| 1 year to 3 years | 180 days |
| 3 years to 7 years | 196 days |
| More than 7 years | 224 days |
How to challenge an eviction
If you believe your eviction is unfair or invalid, follow these steps:
- 1
Check if the notice is valid
It must be in writing, state the date served, the termination date, include a valid reason, and be signed by the landlord or their agent. If anything is missing, it may be invalid.
- 2
Respond in writing
Write to your landlord explaining why you believe the notice is invalid or unfair. Keep copies of everything — this creates a paper trail for the RTB.
- 3
Refer to the RTB
Submit a dispute application to the Residential Tenancies Board online at rtb.ie or by post. There is no charge for tenants to refer a dispute.
- 4
Attend mediation or adjudication
The RTB will first offer mediation. If that fails, the case goes to adjudication, where an adjudicator makes a legally binding decision.
You can stay in the property until the RTB makes a decision.
While a dispute is being resolved, you are entitled to remain. Your landlord cannot force you to leave before the process is complete.
What counts as an illegal eviction?
The following actions by a landlord are illegal under Irish law. You do not have to tolerate any of these:
Changing the locks while you’re away
Your landlord cannot lock you out under any circumstances without a court order.
Removing your belongings
Disposing of or moving your possessions without consent is illegal, even if rent is owed.
Cutting off utilities
Deliberately disconnecting electricity, gas, water, or heating is a criminal offence.
Intimidation or harassment
Verbal threats, repeated unwanted visits, or any behaviour designed to pressure you into leaving.
Evicting without proper written notice
A valid written notice must include the correct notice period and a lawful reason.
If any of these have happened to you, contact the RTB immediately.
Call 0818 303 037 or visit www.rtb.ie. Contact the Gardaí if you feel physically threatened.
Need to respond to an eviction notice?
FairRent Pro includes legal letter templates and an RTB case builder to help you challenge unfair evictions — step by step.
See FairRent Pro PlansSources
Based on current Irish rental legislation, including the March 2026 reforms:
- Residential Tenancies Board (RTB) — independent statutory body regulating Ireland's rental sector.
- Citizens Information — Ireland's public service information resource.
- Residential Tenancies Acts 2004–2024 and the March 2026 amendments introducing TMD.
Legal disclaimer: This page provides general information about eviction rights in Ireland and does not constitute legal advice. For formal legal advice, consult a solicitor or contact the RTB at www.rtb.ie. Current as of March 2026.