RTB Adjudication & Tenancy Tribunal Appeals in Ireland
Reviewed by the Commoner Law Editorial Team. Sourced from Irish Acts of the Oireachtas, statutory instruments, and official guidance. Written in plain language for general understanding — this is educational content, not legal advice. Our editorial standards
What is this right?
The Residential Tenancies Board (RTB) runs a fast, free-to-enter dispute service for landlords, tenants, and affected third parties. Disputes move through three possible stages — adjudication, tribunal, and (rarely) the High Court. The 2018 move to District Court enforcement and the 2016 reduction of the tribunal appeal window catch many people out:
- Adjudication (€30 per application): Most cases resolve here. In 2024 the average time to resolve was 19 weeks. Hearings are usually online by video, last 1-2 hours, and need no solicitor.
- 10 working days to appeal to the Tenancy Tribunal — weekends and bank holidays do not count. The original 2004 text said 21 days; the 2016 Act reduced it. Always use 10 working days.
- Tribunal fees: €85 to appeal an adjudication, €30 to appeal a mediated outcome. The older €15 figure in some guides is out of date.
- De novo rehearing: Three-member panel; hearings are public; you get at least 21 days' notice; both sides can submit new evidence. Private recording by parties is never allowed.
- Determination Orders are binding (s 121) and enforced in the District Court (not Circuit Court) since 26 February 2018 under s 124. Stamp duty is currently €15.
- High Court appeal (s 123): On a point of law only, within 21 calendar days. Factual disagreements are routinely dismissed.
- Time limits to refer: 28 days after tenancy ends for rent amount disputes, 90 days from a notice of termination (28 days if the tenant breached), or before a rent increase takes effect.
When does it apply?
- You are a tenant or a landlord in a private rented, AHB, or cost-rental tenancy, and you have a dispute that internal negotiation has not resolved.
- Common disputes: rent arrears, overholding, illegal eviction, deposit retention, damage beyond wear and tear, rent-above-market, breach of landlord or tenant obligations, or anti-social behaviour.
- You received an RTB adjudicator's report and want to appeal to the Tenancy Tribunal.
- The other side is ignoring a binding Determination Order and you need District Court enforcement.
- You believe the Tribunal made a genuine error of law and want to appeal to the High Court.
What to Do If You Want to Bring an RTB Dispute, Appeal to the Tribunal, or Enforce a Determination Order in Ireland
- Adjudication (step 1): Apply on the RTB Service Centre at services.rtb.ie or by email to [email protected]. Pay €30. Send evidence at least 5 days before the hearing.
- Tribunal appeal (step 2) within 10 working days: Apply online, by email to [email protected], or by post to RTB, PO Box 13841, Freepost FKY7736, Killorglin, Co Kerry. Pay €85 (or €30 from mediation).
- Enforce a Determination Order: Ask the RTB to press for compliance first. If ignored, send a 7-day pre-proceedings letter, then file a Notice of Application and grounding Affidavit in the District Court for the area where the property is (€15 stamp duty). Serve on the other party and the RTB.
- Ask the RTB for legal assistance when enforcing. It is discretionary and prioritises overholding, rent arrears of €3,000+ (or 3 months' rent), deposit retention of €1,000+, and unlawful termination.
- High Court appeal (step 3) within 21 calendar days: File an originating notice of motion (€130 stamp duty) plus a grounding affidavit. Identify a genuine point of law — not a fact dispute.
- If you are an unregistered landlord being pursued by a tenant: register the tenancy immediately. Unregistered landlords face fines up to €4,000, up to 6 months' imprisonment, or civil sanctions of up to €15,000 plus €15,000 costs.
What should you NOT do?
- Don't miss the 10-working-day Tribunal appeal window. Weekends and bank holidays do not count. Late appeals are rejected and the adjudicator's decision becomes final.
- Don't try to re-argue the facts at the High Court. s 123 is point-of-law only. Cases like Doyle v PRTB and Canty v PRTB have been dismissed on exactly this basis.
- Don't rely on outdated fee figures. €85 tribunal and €130 High Court stamp duty are the current figures; older guides showing €15 are wrong.
- Don't sue in the Circuit Court for enforcement. Determination Order enforcement moved to the District Court on 26 February 2018 under s 124.
- Don't ignore a Determination Order. The other side — or the RTB — can enforce it in the District Court, with fines, costs, and (for landlords) a criminal conviction on top.
- Don't record a Tribunal hearing privately. Only the RTB keeps the official record — unauthorised recording can lead to sanctions.
Common Questions
How long do I have to appeal an RTB adjudication to the Tenancy Tribunal?
10 working days from receiving the adjudicator's report under section 100 of the Residential Tenancies Act 2004 (as amended by the 2016 Act). Saturdays, Sundays, and bank holidays do not count. The old 21-day figure from the 2004 Act text is no longer correct.
How much does it cost to appeal an RTB decision in Ireland?
€85 to appeal an adjudication decision to the Tenancy Tribunal, or €30 to appeal a mediated outcome. The widely cited €15 figure is out of date. High Court appeals on a point of law cost €130 in stamp duty on the originating notice of motion, plus legal fees.
Which court enforces an RTB Determination Order in Ireland?
The District Court — not the Circuit Court — since 26 February 2018 under section 124. File the application in the District Court area where the rented property is located, with stamp duty of €15. The court must make the enforcement order in most cases.
Can I appeal an RTB Tribunal decision to the High Court?
Only on a point of law under section 123 — not on the facts. The deadline is 21 calendar days. Factual disputes dressed up as points of law are routinely dismissed, as in Doyle v PRTB and Canty v PRTB.
What if my landlord is not registered with the RTB?
Tenants can still use the RTB even if the landlord has not registered — but landlords must be registered to use the service. Unregistered landlords face fines up to €4,000, up to 6 months' imprisonment, or civil sanctions of up to €15,000 plus costs of €15,000.
When does it apply — rtb adjudication & tenancy tribunal appeals?
You are a tenant or a landlord in a private rented, AHB, or cost-rental tenancy, and you have a dispute that internal negotiation has not resolved.Common disputes: rent arrears, overholding, illegal eviction, deposit retention, damage beyond wear and tear, rent-above-market, breach of landlord or tenant obligations, or anti-social behaviour.You received an RTB adjudicator's report and want to appeal to the Tenancy Tribunal.The other side is ignoring a binding Determination Order and you need District Court enforcement.You believe the Tribunal made a genuine error of law and want to appeal to t...
What should I do if I want to appeal an RTB adjudicator's report or enforce a Determination Order against a non-compliant landlord or tenant in Ireland?
Adjudication (step 1): Apply on the RTB Service Centre at services.rtb.ie or by email to [email protected]. Pay €30. Send evidence at least 5 days before the hearing.Tribunal appeal (step 2) within 10 working days: Apply online, by email to [email protected], or by post to RTB, PO Box 13841, Freepost FKY7736, Killorglin, Co Kerry. Pay €85 (or €30 from mediation).Enforce a Determination Order: Ask the RTB to press for compliance first. If ignored, send a 7-day pre-proceedings letter, then file a Notice of Application and grounding Affidavit in the District Court for the area where t...
What should you NOT do — rtb adjudication & tenancy tribunal appeals?
Don't miss the 10-working-day Tribunal appeal window. Weekends and bank holidays do not count. Late appeals are rejected and the adjudicator's decision becomes final.Don't try to re-argue the facts at the High Court. s 123 is point-of-law only. Cases like Doyle v PRTB and Canty v PRTB have been dismissed on exactly this basis.Don't rely on outdated fee figures. €85 tribunal and €130 High Court stamp duty are the current figures; older guides showing €15 are wrong.Don't sue in the Circuit Court for enforcement. Determination Order enforcement moved to the District Court on 26 Feb...