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Residential Tenancy Agreement Template (Ireland)
A residential tenancy agreement governs the rental of a private home in Ireland. Our free template is built around the Residential Tenancies Acts 2004–2022 and covers rent, deposit, repair, termination and RTB registration — suitable for private landlords and approved housing bodies alike.
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RESIDENTIAL TENANCY AGREEMENT
Ireland · Residential Tenancies Act 2004 (As Amended)
LANDLORD
Seamus O'Brien
14 Pembroke Road, Dublin 4, D04 V2N8 · +353 1 234 5678 · seamus.obrien@example.ie
By: PPSN/CRN: 1234567T
TENANT
Niamh Murphy
22 Rathmines Road, Dublin 6, D06 W2H4 · +353 87 234 5678 · niamh.murphy@example.ie
5 Clontarf Road, Dublin 3, D03 R6P7
Rent: EUR 2,200.00/month · BER: C1 · Fixed Term
This Residential Tenancy Agreement ("Agreement") is entered into as of 1 May 2026 between Seamus O'Brien ("Landlord") and Niamh Murphy ("Tenant"). This Agreement is governed by the Residential Tenancies Act 2004 ("RTA 2004") as amended by the Residential Tenancies (Amendment) Acts 2015, 2019 and 2021, the Planning and Development (Housing) and Residential Tenancies Act 2016, and the Residential Tenancies and Valuation Act 2020. Both parties confirm they have read and understood their respective statutory rights and obligations.
1.
PREMISES
The Landlord agrees to let to the Tenant the residential dwelling ("Property") located at 5 Clontarf Road, Dublin 3, D03 R6P7 ("the Premises"). The Premises shall be used exclusively as a private residential dwelling for the Tenant and for no other purpose. The Property is provided unfurnished. The Building Energy Rating (BER) of the Property is C1, as certified under the European Communities (Energy Performance of Buildings) Regulations 2012 (S.I. No. 243/2012).
2.
TERM
This Agreement is for a fixed term commencing on 1 May 2026 and expiring on 30 April 2027 (the "Tenancy"), pursuant to RTA 2004 s. 5. Upon expiry of the fixed term, unless either party serves a valid notice of termination in accordance with RTA 2004 ss. 62–68, the tenancy shall continue on a periodic (month-to-month) basis. The Tenant shall acquire Part 4 security of tenure upon continuous occupation for six months regardless of the nature of the term (RTA 2004 Part 4 as amended by the Residential Tenancies (Amendment) Act 2021).
3.
RENT
The Tenant shall pay to the Landlord a monthly rent of EUR 2,200.00, payable in advance on the first (1st) day of each calendar month, by bank transfer or such other method as the parties may agree in writing. The first rent payment is due on 1 May 2026. Pursuant to RTA 2004 s. 19, the rent shall not exceed the open market rent for the Premises. Where the Premises is situated in a Rent Pressure Zone (RPZ) designated under s. 24A of the RTA 2004, any future rent increase shall comply with the statutory cap (currently capped at the rate of general inflation — HICP, as measured by the Central Statistics Office), calculated in accordance with the prescribed RPZ formula, and shall not be imposed more frequently than once in any twelve-month period. A rent book shall be maintained in accordance with RTA 2004 s. 12(1)(b) and the Housing (Rent Books) Regulations 1993 (S.I. No. 146/1993).
4.
DEPOSIT
Upon execution of this Agreement, the Tenant shall pay a security deposit of EUR 2,200.00 to the Landlord. Pursuant to RTA 2004 s. 19B (inserted by the Residential Tenancies and Valuation Act 2020), the deposit shall not exceed an amount equivalent to one month's rent. The deposit shall be held by the Landlord and returned to the Tenant in full within seven (7) days after the end of the Tenancy, subject to any lawful deductions for: (a) rent arrears; (b) damage to the Premises or contents beyond fair wear and tear; or (c) costs of cleaning required to restore the Premises to the condition set out in any inventory. Dispute over deposit deductions shall be referred to the Residential Tenancies Board (RTB) Dispute Resolution Service pursuant to RTA 2004 Part 6.
5.
LANDLORD OBLIGATIONS
The Landlord shall comply with all obligations imposed by RTA 2004 s. 12, including: (a) Repair and maintenance — maintain the structure and exterior of the Premises in good repair and working order, ensure all electrical, gas, plumbing, heating, sanitary, and other mechanical installations are in safe working order, and comply with the Housing (Standards for Rented Houses) Regulations 2019 (S.I. No. 137/2019); (b) Quiet enjoyment — allow the Tenant to enjoy peaceful and exclusive occupation of the Premises free from any interference by the Landlord or persons acting on the Landlord's behalf; (c) Rent book — provide and maintain a rent book or written receipts for all rent payments in accordance with the Housing (Rent Books) Regulations 1993; (d) BER certificate — provide the Tenant with a copy of the Building Energy Rating certificate; (e) RTB registration — register the Tenancy with the RTB within one month of commencement pursuant to RTA 2004 s. 134.
6.
TENANT OBLIGATIONS
The Tenant shall comply with all obligations imposed by RTA 2004 s. 16, including: (a) pay rent on time in the manner agreed; (b) not use or allow the Premises to be used other than as a private residential dwelling; (c) not sub-let the whole or any part of the Premises without the prior written consent of the Landlord (s. 16(g)); (d) not assign the tenancy without prior written consent; (e) maintain the interior of the Premises in a clean and tidy condition, attending to minor maintenance such as changing light bulbs and resetting trip switches; (f) not cause damage to the Premises or its contents beyond fair wear and tear; (g) notify the Landlord of any defects or disrepair requiring attention as soon as practicable; (h) allow the Landlord or their authorised agent access to the Premises at reasonable times upon not less than 24 hours' prior notice for the purpose of inspection or carrying out repairs; (i) not behave, or permit others in the Premises to behave, in a way that is anti-social or could constitute a nuisance to neighbours.
7.
RTB REGISTRATION
The Landlord acknowledges the statutory obligation to register this Tenancy with the Residential Tenancies Board (RTB) within one month of the commencement date pursuant to RTA 2004 s. 134. The Landlord confirms that the Premises meets all required standards for rented accommodation under the Housing (Standards for Rented Houses) Regulations 2019. Failure to register does not affect the validity of this Agreement but may result in RTB sanctions and prevents a landlord relying on certain RTA provisions in dispute proceedings.
8.
PERIODIC RENT REVIEW
Rent may not be reviewed more than once in any twelve-month period (RTA 2004 s. 19(1)). Any proposed rent increase must be notified to the Tenant in writing not less than ninety (90) days before the new rent is to take effect. Where the Premises is in a designated Rent Pressure Zone, the amount of any rent increase is further restricted to the percentage change in the Harmonised Index of Consumer Prices (HICP) as published by the Central Statistics Office for the relevant period, in accordance with the formula prescribed under the Residential Tenancies and Valuation Act 2020. The Tenant may refer any disputed rent review to the RTB for assessment under RTA 2004 s. 24B.
9.
SUB-LETTING AND ASSIGNMENT
The Tenant shall not sub-let the whole or any part of the Premises, nor assign this tenancy, without the prior written consent of the Landlord, which shall not be unreasonably withheld (RTA 2004 s. 16(g)). Any purported sub-letting or assignment without such consent shall be void. Where the Landlord withholds consent unreasonably, the Tenant may refer the matter to the RTB for a determination under RTA 2004 Part 6.
10.
ALTERATIONS
The Tenant shall not make, or permit to be made, any alterations, additions, or improvements to the structure, decoration, fixtures or fittings of the Premises without the prior written consent of the Landlord. Any alterations carried out with consent shall, unless otherwise agreed in writing, be reinstated to the original condition by the Tenant at the Landlord's request at the end of the Tenancy, at the Tenant's expense.
11.
UTILITIES
All utility charges (including electricity, gas, heating oil, broadband, and television licence) are payable by the Tenant directly to the relevant service providers. The Tenant is responsible for setting up and maintaining all utility accounts. The Landlord shall ensure that broadband infrastructure (where installed) is accessible and functional. The Tenant shall not tamper with gas, electricity, or other utility meters or connections.
12.
TERMINATION BY LANDLORD
The Landlord may terminate this Tenancy by serving a valid Notice of Termination pursuant to RTA 2004 ss. 62–68. The minimum notice periods (calculated from the date of the notice) are as follows, dependent on the duration of the Tenancy at the date of the notice: less than 6 months — 28 days; 6 months to less than 1 year — 35 days; 1 year to less than 2 years — 42 days; 2 years to less than 3 years — 56 days; 3 years to less than 4 years — 84 days; 4 years to less than 5 years — 112 days; 5 years to less than 8 years — 112 days; 8 years or more — 196 days. During the Part 4 period, the Landlord may only terminate on one of the grounds specified in RTA 2004 s. 34 (e.g., non-payment of rent, breach of tenant obligations, Landlord requiring the property for own use, sale, or refurbishment). All termination notices must comply with the formal requirements of RTA 2004 ss. 62 and 66 (including declaration by the Landlord).
13.
TERMINATION BY TENANT
The Tenant may terminate this Tenancy by serving a valid Notice of Termination pursuant to RTA 2004 ss. 62–68. The minimum notice periods are: less than 6 months — 28 days; 6 months to less than 1 year — 35 days; 1 year to less than 2 years — 42 days; 2 years to less than 3 years — 56 days; 3 years to less than 4 years — 84 days; 4 years to less than 5 years — 112 days; 5 years to less than 8 years — 112 days; 8 years or more — 140 days. A fixed-term tenant who vacates before the expiry of the fixed term may be liable to the Landlord for losses incurred in re-letting (RTA 2004 s. 18).
14.
DATA PROTECTION
Each party shall comply with their obligations under the Data Protection Acts 1988–2018, EU General Data Protection Regulation (GDPR) 2016/679, and all applicable Irish data protection legislation. The Landlord shall process the Tenant's personal data only to the extent necessary to manage the Tenancy and comply with statutory obligations (including RTB registration). Personal data shall not be disclosed to third parties except as required by law or RTB registration obligations. The Tenant has the right to access, rectify, or request erasure of their personal data in accordance with applicable legislation.
15.
DISPUTE RESOLUTION — RTB
Any dispute or complaint arising under this Agreement shall, in the first instance, be referred to the Residential Tenancies Board (RTB) Dispute Resolution Service pursuant to RTA 2004 Part 6 (as amended). The RTB provides mediation and adjudication services for residential tenancy disputes, including disputes relating to rent, deposit deductions, maintenance, and notice of termination. Applications to the RTB must generally be made within specified time limits. The parties are encouraged to resolve disputes by agreement prior to formal referral. RTB determinations are legally binding and enforceable through the Circuit Court.
16.
GOVERNING LAW
This Agreement shall be governed by and construed in accordance with the laws of Ireland. The parties agree that the Residential Tenancies Act 2004 (as amended) applies and that no provision of this Agreement shall exclude or restrict any right or obligation imposed by the RTA 2004. To the extent any provision of this Agreement conflicts with the RTA 2004 or any statutory instrument made thereunder, the RTA 2004 shall prevail. Disputes not resolved through the RTB process may be pursued in the Circuit Court or District Court (as appropriate by jurisdiction) of Ireland.
17.
PART 4 TENANCY RIGHTS
After six (6) months of continuous occupation, the Tenant shall acquire Part 4 security of tenure under RTA 2004 Part 4 as amended by the Residential Tenancies (Amendment) Act 2021. During the Part 4 period (which runs for six years from the date of first occupation), the Landlord may only terminate the Tenancy on one of the following statutory grounds set out in RTA 2004 s. 34: (a) non-payment of rent; (b) breach of tenant obligations; (c) the dwelling is no longer suitable for the Tenant's accommodation needs; (d) the Landlord intends to sell the dwelling within 3 months; (e) the Landlord or a family member intends to occupy the dwelling as their principal private residence; (f) the Landlord requires the dwelling for substantial refurbishment or change of use under planning permission; (g) the dwelling is no longer required for residential use. A Landlord who terminates on grounds (d)–(g) must comply with additional obligations (including offering the property back to the Tenant in certain circumstances) under RTA 2004 ss. 34, 36A and 46. The Landlord confirms understanding of Part 4 obligations.
18.
RENT PRESSURE ZONE
The parties confirm that the Premises is located in a Rent Pressure Zone (RPZ) designated under RTA 2004 s. 24A (as inserted by the Planning and Development (Housing) and Residential Tenancies Act 2016 and amended by the Residential Tenancies and Valuation Act 2020). The Landlord is legally prohibited from setting an initial rent or increasing rent in an amount that exceeds the lesser of: (a) the market rent for the property; and (b) the amount calculated by applying the RPZ formula (based on the percentage change in the HICP over the relevant period, capped at 2% per annum where HICP is lower) to the last rent set for the property. The Landlord shall provide the Tenant with the prescribed notice setting out the basis for any rent calculation in an RPZ area. Failure to comply with RPZ obligations is an offence under the RTA 2004 and may result in RTB sanction and repayment obligations.
19.
INVENTORY
A detailed inventory and schedule of condition of the Premises and its contents is appended to this Agreement as a schedule ("the Inventory"). The Tenant acknowledges receipt of the Inventory and confirms that it accurately records the condition of the Premises and contents at the commencement of the Tenancy. Any deficiencies noted in the Inventory shall not be the basis for deposit deductions at the end of the Tenancy. The Landlord may deduct from the deposit, pursuant to RTA 2004 s. 12(4), only amounts attributable to: (a) damage to the Premises or contents beyond fair wear and tear, as evidenced by comparison with the Inventory; (b) costs of restoring the Premises to the cleanliness recorded in the Inventory; or (c) unpaid rent or other lawful charges. The Inventory shall be signed by both parties before or at the commencement of the Tenancy.
20.
RTB REGISTRATION OBLIGATION
The Landlord confirms and undertakes to register this Tenancy with the Residential Tenancies Board within one (1) month of the commencement date of the Tenancy, pursuant to RTA 2004 s. 134 (as amended by the Residential Tenancies (Amendment) Act 2015). The Tenant shall provide such information and documentation as the Landlord may reasonably require to complete RTB registration. The Landlord shall provide the Tenant with the RTB registration number once obtained. The annual RTB registration fee is payable by the Landlord. A Landlord who fails to register may not benefit from certain RTB dispute resolution procedures and may face fixed payment notices under the Residential Tenancies (Amendment) Act 2019.
21.
PET POLICY, SMOKING AND PARKING
Pets: No pets or animals of any kind shall be kept on the Premises without the prior written consent of the Landlord. Smoking: Smoking (including e-cigarettes, vaping, and cannabis) is strictly prohibited anywhere in or on the Premises, including garden or balcony areas. Parking: The Landlord provides the following parking facilities as part of this Tenancy: 1 parking space — driveway, exclusive use. Parking is for the Tenant's private use only.
22.
ADDITIONAL TERMS AND CONDITIONS
Quiet hours from 11:00 PM to 7:00 AM. No alterations to the property without prior written consent of the Landlord.
23.
GENERAL PROVISIONS
Entire Agreement: This Agreement constitutes the entire agreement between the parties relating to the Tenancy and supersedes all prior negotiations, representations, or understandings. Amendments: No amendment shall be effective unless made in writing and signed by both parties, provided that any amendment that would reduce a party's statutory rights under the RTA 2004 shall be void. Severability: If any provision of this Agreement is found invalid or unenforceable, the remaining provisions shall continue in full force and effect. Joint and Several Liability: Where there is more than one Tenant, each Tenant shall be jointly and severally liable for all obligations under this Agreement. Notices: All notices shall be in writing and delivered by hand, post, or email (with receipt confirmed) to the addresses stated in this Agreement. Electronic Execution: This Agreement may be executed electronically; electronic signatures are legally valid under the Electronic Commerce Act 2000 (s. 13) and EU Regulation No 910/2014 (eIDAS).
IN WITNESS WHEREOF, the parties have executed this Agreement as of the Effective Date first written above.
LANDLORD
Seamus O'Brien
Date: ____________________
TENANT
Niamh Murphy
Date: ____________________
What Is a Residential Tenancy Agreement?
A residential tenancy agreement is a contract between a landlord and a tenant for the rental of a private residential dwelling in Ireland. It sits within the statutory framework of the Residential Tenancies Acts 2004–2022 and must be registered with the Residential Tenancies Board (RTB).
Irish residential tenancies come in several varieties. A fixed-term tenancy runs for a defined period (often one year). A Part 4 tenancy arises automatically after six months’ continuous occupation, giving tenants security of tenure. Since 11 June 2022, Part 4 tenancies created on or after that date are tenancies of unlimited duration, meaning they continue indefinitely absent a statutory ground for termination.
Under the 2004 Act, landlords must register each tenancy with the RTB within one month of its commencement and each year thereafter. The Act also regulates deposits (up to one month’s rent for most new tenancies under the 2021 Amendment Act), rent reviews (with the 2% / CPI cap in Rent Pressure Zones), termination grounds, and disputes (handled by the RTB).
What's Covered in This Template
Our residential tenancy template is fully aligned with the 2004–2022 Acts and RTB expectations.
Landlord and Tenant Details
Names, addresses with Eircode, and contact details.
Dwelling Address
Full property address including Eircode and BER number.
Tenancy Type
Fixed-term or unlimited-duration Part 4 tenancy.
Term and Start Date
Start date and term length where applicable.
Rent and Payment
Monthly rent in euro, payment method and date.
Deposit
Security deposit (maximum one month’s rent) and return mechanism.
Utilities and Services
Who pays for electricity, gas, broadband, bins, TV licence.
Permitted Occupants
Named occupants and rules on visitors and sub-letting.
Repair and Maintenance
Landlord’s minimum standards obligation and tenant’s duty of care.
Termination
Statutory grounds and notice periods under the 2004 Act.
RTB Registration
Confirmation of landlord’s duty to register with the RTB.
Dispute Resolution
Referral to the Residential Tenancies Board.
How to Create a Residential Tenancy Agreement
Draft a compliant Irish residential tenancy agreement in minutes.
- 1
Enter Landlord, Tenant and Property Details
Provide names, addresses with Eircode, and the dwelling’s full address and BER number.
- 2
Choose Tenancy Type and Term
Select fixed-term or Part 4 unlimited-duration tenancy and set the start date.
- 3
Set Rent, Deposit and Payment
State monthly rent in euro, deposit (max one month), and payment method.
- 4
Add Responsibilities and Rules
Set out who pays utilities, permitted occupants, and repair obligations.
- 5
Sign and Register with the RTB
Both parties sign, and the landlord registers the tenancy with the RTB within one month.
Legal Considerations in Ireland
Residential tenancies are among the most regulated sectors of Irish law. Both parties should understand the rules.
This template is for information only and is not legal advice. For complex tenancies (student accommodation, Approved Housing Body lettings, short-term lettings), consult the RTB or an Irish solicitor.
Drafted for Irish residential tenancy law
Residential Tenancies Acts 2004–2022
The 2004 Act, as extensively amended, is the central framework for private residential tenancies in Ireland. It covers registration, rent, deposits, termination, minimum standards, and dispute resolution. The Residential Tenancies Board (RTB) oversees the regime.
RTB Registration
Landlords must register each tenancy with the RTB within one month of creation and then annually under the Residential Tenancies (Amendment) Act 2019. Failure to register is an offence and prevents the landlord relying on certain remedies.
Deposit Rules
Under the Residential Tenancies (Amendment) Act 2021, the security deposit plus advance rent cannot exceed two months’ rent (typically one month deposit plus one month in advance). Deposits must be returned promptly at the end of the tenancy, subject to any deductions for damage or arrears.
Minimum Standards
The Housing (Standards for Rented Houses) Regulations 2019 set minimum standards for rented dwellings, including structural condition, fire safety, heating, ventilation and sanitary facilities. Landlords must provide a BER (Building Energy Rating) certificate.
Frequently Asked Questions
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