Eviction and Notice Periods
Written in plain language for general understanding. This is educational content, not legal advice. Based on Irish Acts of the Oireachtas, statutory instruments, and official guidance.
Irish National Law
What is this right?
Your landlord cannot evict you without following the legal process. A valid notice of termination must:
- Be in writing
- Be signed by the landlord (or their agent)
- State the date of service and the termination date
- State the reason for termination (if the tenancy has lasted more than 6 months)
- Inform you of your right to refer the matter to the RTB within 90 days
After 6 months, a landlord can only end a Part 4 tenancy for specific reasons:
- The landlord needs the property for personal or family use
- The landlord intends to sell the property
- The landlord intends to substantially refurbish or renovate
- The property needs to be vacant for change of use
- The tenant has breached obligations (after a warning notice)
When does it apply?
- You are renting a property covered by the Residential Tenancies Acts.
- Notice periods depend on length of tenancy: 90 days (under 1 year) up to 180 days (8+ years).
- If evicted for sale or landlord's own use, the landlord must offer you a right of first refusal to return if the property becomes available again within 12 months.
- Illegal eviction (changing locks, cutting services, harassment to force you out) is a criminal offence — the landlord can face prosecution and fines.
What should you do?
- Check the notice carefully — if any required element is missing, the notice may be invalid.
- If you believe the eviction is unfair or invalid, refer the dispute to the RTB within 90 days of receiving the notice.
- The RTB can declare the notice invalid and order that the tenancy continues.
- If you are being illegally evicted (locks changed, utilities cut), call the Gardaí and contact the RTB and Threshold immediately.
- Under the Residential Tenancies (Amendment) Act 2021, landlords must provide statutory declarations and comply with further conditions when terminating for sale or personal use.
What should you NOT do?
- Don't leave just because the landlord says so verbally — a valid termination must be in writing with all required elements.
- Don't ignore the notice — if you do nothing, the termination date will pass and your landlord may seek enforcement through the RTB.
- Don't retaliate by damaging the property — this can lead to claims against you and loss of your deposit.
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