How to file a dispute with the RTB
Everything you need to know about taking a complaint to Ireland's Residential Tenancies Board — costs, timelines, evidence, and what to expect at a hearing.
Quick facts
Cost
€15 for online applications
Timeline
Usually 4–8 weeks for adjudication
Who can file
Tenants or landlords
No solicitor required
The process is designed to be accessible without legal representation
What you can dispute
The RTB handles disputes between landlords and tenants in private rented accommodation, approved housing body tenancies, and student accommodation. Common grounds include:
- ●
Illegal rent increases
Rent raised above RPZ limits or without proper notice
- ●
Invalid notice of termination
Notice that doesn’t meet legal requirements
- ●
Deposit not returned
Landlord withholding some or all of your deposit without justification
- ●
Breach of landlord obligations
Failure to carry out repairs or meet minimum standards
- ●
Illegal eviction
Locked out, utilities cut off, or forced to leave without valid notice
- ●
Anti-social behaviour
Conduct that interferes with peaceful occupation of the dwelling
- ●
Overholding
Tenant refusing to vacate after a valid notice of termination has expired
Step-by-step process
Here's what to expect from start to finish when filing a dispute with the RTB.
- 1
Try to resolve it directly
Before involving the RTB, attempt to resolve the issue with your landlord or tenant. Put your complaint in writing (email or letter) and keep a copy. This shows the RTB you made a good-faith effort.
- 2
Gather your evidence
Collect all relevant documents — your lease, rent receipts, written correspondence, photos, and anything else that supports your case. The stronger your evidence, the better your chances.
- 3
Apply online at rtb.ie
Submit your dispute application through the RTB’s online portal. You can also apply by post, but online is faster and costs €15. You’ll need to describe the issue and upload supporting documents.
- 4
RTB acknowledges and contacts the other party
The RTB will confirm receipt of your application and notify the other party (respondent). They’ll be given a chance to respond and submit their own evidence.
- 5
Choose mediation or adjudication
You’ll be asked whether you prefer mediation (informal, both parties must agree) or adjudication (formal hearing). If mediation fails or isn’t suitable, the case proceeds to adjudication.
- 6
Attend the hearing
Hearings can take place by phone, video call, or in person. Present your case clearly, refer to your evidence, and answer any questions from the adjudicator. You may bring a representative.
- 7
Receive the determination order
After the hearing, the adjudicator issues a determination order. This is a legally binding decision that sets out what each party must do — for example, return a deposit or halt a rent increase.
- 8
Appeal to the Tenancy Tribunal if needed
If you disagree with the decision, you have 10 days to appeal to the Tenancy Tribunal. The Tribunal rehears the case in full. Further appeals to the High Court are possible but only on a point of law.
Evidence you'll need
The RTB expects you to back up your case with documentation. Use this checklist to make sure you have everything before you apply.
- ✓Copy of your lease agreement
- ✓Rent payment records (bank statements, receipts, transfers)
- ✓Written correspondence with your landlord or tenant
- ✓Photos or videos of the property condition
- ✓Notice of rent increase or notice of termination received
- ✓RTB registration confirmation (if available)
- ✓Details of any witnesses who can support your case
Mediation vs adjudication
When you file a dispute, you'll be asked to choose between two resolution paths. Here's how they compare.
Mediation
- +Voluntary — both parties must agree
- +Confidential — not published
- +Usually faster than adjudication
- +Agreements are legally binding once signed by both parties
Best for: Disputes where both parties are willing to negotiate, or where you want to preserve the landlord–tenant relationship.
Adjudication
- +Formal hearing with an independent adjudicator
- +Decision is legally binding (determination order)
- +Public record — determination orders are published
- +Does not require the other party's consent
Best for: Disputes where the other party is uncooperative, or where you need a binding, enforceable order.
After the decision
Once the adjudicator issues a determination order, here's what happens next.
Determination orders are legally binding
Both parties must comply with the order. This could mean returning a deposit, reversing a rent increase, or vacating the property by a specific date.
The RTB can enforce through the courts
If the other party ignores the determination order, you can ask the RTB to enforce it through the District Court. The RTB handles the legal proceedings on your behalf.
Appeals process
Either party can appeal to the Tenancy Tribunal within 10 days of the determination order. The Tribunal rehears the case in full. After that, further appeals can only be made to the High Court on a point of law.
Building your RTB case?
FairRent Pro's Case Builder walks you through every step — timeline, evidence checklist, and complaint letter — all in one downloadable bundle.
See FairRent Pro plansFrequently asked questions
How much does it cost to file a dispute with the RTB?
Filing a dispute online with the RTB costs €15. Paper applications may incur additional processing fees. There is no cost if you are referred to mediation.
How long does the RTB dispute process take?
Most disputes are resolved within 4 to 8 weeks from the date of application if you choose adjudication. Mediation can be faster if both parties agree. Appeals to the Tenancy Tribunal can add several additional weeks.
Do I need a solicitor to file an RTB dispute?
No, you do not need a solicitor. The RTB process is designed to be accessible without legal representation. However, you may choose to bring a solicitor or other representative to your hearing if you wish.
Can a landlord file a dispute with the RTB?
Yes. Both tenants and landlords can file disputes with the RTB. Common landlord disputes include overholding (where a tenant refuses to leave after a valid notice of termination) and anti-social behaviour.
What happens if the other party ignores the RTB determination order?
RTB determination orders are legally binding. If the other party does not comply, the RTB can enforce the order through the District Court. You can contact the RTB to request enforcement proceedings.
This guide is for general information purposes only and does not constitute legal advice. While we strive to keep the information accurate and up to date, laws and procedures can change. For advice specific to your situation, contact the Residential Tenancies Board directly or seek independent legal advice. Last updated March 2026.