Can my landlord raise the rent more than once a year in Ireland?

How often a landlord can review rent

Irish law is clear on this. A landlord may only review the rent on a tenancy once every twelve months. This rule applies to almost all private residential tenancies registered with the Residential Tenancies Board (RTB).

This means if your rent was last reviewed in March 2026, your landlord cannot review it again until at least March 2027. It does not matter whether the previous review resulted in an increase, a decrease, or no change at all — the 12-month clock starts ticking from the date of the review.

The rule applies whether you have a fixed-term lease, a Part 4 tenancy, or are renting on a periodic (rolling) basis. The only narrow exceptions involve substantial works to the property, which we cover below.

The 90-day notice rule

Even when a review is permitted, a landlord cannot increase the rent on the spot. They must serve you with a valid Notice of Rent Review at least 90 days before the new rent takes effect.

For the notice to be valid, it must:

• Be in writing and use the prescribed RTB form
• State the proposed new rent
• State the date the new rent takes effect (at least 90 days after notice)
• Confirm that the new rent is not in excess of market rent
• Provide three examples of comparable properties in the local area
• Include the standard RTB statutory information sheet

If any of these elements are missing, the notice is invalid and the rent increase cannot take effect. You are not obliged to pay the increased amount until a valid notice has been served and 90 days have passed.

Rent Pressure Zones

If your rental property is in a Rent Pressure Zone (RPZ), an additional cap applies. Most of Dublin, Cork, Galway, Limerick, and many commuter towns are designated RPZs.

The current RPZ caps for 2026 are summarised below:

Tenancy type	Maximum increase	Frequency
RPZ — standard tenancy	2% per year, or HICP rate, whichever is lower	Once every 12 months
RPZ — first-time letting	Subject to market rent assessment	N/A (initial rent setting)
Outside RPZ	No statutory cap (must be market rent)	Once every 12 months
Substantial works exception	Reset of rent permitted	After major refurbishment

You can check whether your property is in an RPZ using the RTB’s online RPZ checker. If it is, and your landlord proposes an increase above the cap, the increase is unlawful regardless of whether the notice itself is valid.

What if your landlord ignores the rules?

If your landlord serves an invalid notice, ignores the 12-month rule, or proposes an increase above the RPZ cap, you have several routes available:

1. Refer the dispute to the RTB

The Residential Tenancies Board adjudicates rent disputes for free. You can apply for an Adjudication or Mediation through the RTB’s online dispute resolution service. Most rent disputes are resolved within 8–12 weeks.

2. Continue paying the existing rent

You are not legally required to pay any increase that arises from an invalid notice. Continue paying your existing rent on time. Keep written evidence (bank transfers, signed receipts) of every payment.

3. Seek written confirmation from your landlord

Write to your landlord, ideally by registered post or email with read receipts, stating the basis on which you believe the notice is invalid. Many disputes are resolved at this stage when the landlord realises their notice doesn’t meet the statutory requirements.

Steps to take if it happens to you

1. Check the date of your last rent review — was it less than 12 months ago?
2. Check the notice itself — does it use the prescribed RTB form and contain all required information?
3. Check whether your property is in an RPZ — and whether the increase exceeds the cap.
4. Keep all correspondence — notices, emails, texts, and rent receipts.
5. Reply in writing stating your position calmly and citing the relevant law.
6. Apply to the RTB for dispute resolution if your landlord won’t withdraw the notice.
7. Talk to a solicitor if the situation escalates or your tenancy is at risk.

Frequently asked questions

What if my lease says the rent will increase every six months?

A clause in a lease cannot override the statutory 12-month rule. Any clause to the contrary is unenforceable. The Residential Tenancies Act takes precedence over the lease terms.

Does the 12-month rule apply to new tenancies?

The first rent set at the start of a tenancy is the initial rent — not a review. The 12-month clock starts from that date. Subsequent reviews must follow the 12-month and 90-day rules.

What about substantial improvements to the property?

If a landlord carries out substantial works that materially change the property (more than just routine maintenance), they may be permitted to set a new rent outside the normal review cycle. The works must be significant — repainting or new appliances do not qualify.

Can the landlord just give me notice to leave instead?

A landlord can only terminate a tenancy on specified statutory grounds, with a strict notice period based on tenancy length. If you suspect a notice to quit is being used to circumvent the rent rules, this may be unlawful retaliation, which is itself a ground for an RTB complaint.