Can your landlord evict you?
Your rights as a tenant are protected by law. Understand the rules around eviction in Ireland so you can protect yourself and your home.
Quick answer
In most cases, no — not without a valid legal reason and proper notice. Irish law sets out specific grounds for eviction, and your landlord must follow strict procedures. Here's what you need to know.
Valid grounds for eviction in Ireland
Under the Residential Tenancies Acts, a landlord can only end a tenancy for one of the following reasons:
Sale of the property
The landlord must provide evidence that the property is genuinely being sold (e.g. an estate agent listing or a contract for sale).
Landlord or family member needs to live there
The landlord or an immediate family member must intend to occupy the property as their principal residence.
Substantial refurbishment
The work must require the property to be vacated and typically needs planning permission. Minor repairs do not qualify.
Property no longer suitable for number of occupants
If the property is overcrowded or no longer meets the needs of the household size.
Tenant breach of obligations
The tenant must first be given a formal written warning and a reasonable opportunity to remedy the breach before eviction can proceed.
Important: wanting to charge higher rent is not a valid reason for eviction.
If your landlord is trying to evict you to re-let the property at a higher rent, this is not permitted under Irish law. You can challenge this through the RTB.
The new TMD rules (March 2026)
From 1 March 2026, all new tenancies are classified as Tenancies of Minimum Duration (TMD) with a minimum term of 6 years. This is the most significant change to eviction law in Ireland in years.
What this means in practice
- During the 6-year minimum period, landlords face even more restricted grounds for ending a tenancy.
- The landlord can only terminate during the TMD period for reasons such as genuine sale of the property, personal occupation by the landlord or a family member, or substantial refurbishment requiring vacant possession.
- After the 6-year minimum period expires, standard termination rules apply, but the landlord must still provide a valid reason and full notice.
- Tenants can still end a TMD tenancy at any time by giving the correct notice period.
The TMD rules apply to tenancies created on or after 1 March 2026. Existing tenancies that started before this date continue under the previous rules.
Notice periods for eviction
The notice your landlord must give you depends on how long your tenancy has lasted. These are the minimum notice periods a landlord must provide:
| Duration of tenancy | Landlord notice period |
|---|---|
| Less than 6 months | 90 days |
| 6 months to 1 year | 152 days |
| 1 year to 3 years | 180 days |
| 3 years to 7 years | 196 days |
| More than 7 years | 224 days |
How to challenge an eviction
If you believe your eviction is unfair or invalid, you have the right to challenge it. Follow these steps:
- 1
Check if the notice is valid
A valid notice of termination must be in writing, state the date the notice was served, state the termination date, include a valid reason for termination, and be signed by the landlord or their agent. If any of these are missing, the notice may be invalid.
- 2
Respond in writing to your landlord
Write to your landlord explaining why you believe the notice is invalid or the eviction is unfair. Keep a copy of all correspondence. This creates a paper trail that will be useful if you need to involve the RTB.
- 3
Refer the dispute to the RTB
You can submit a dispute application to the Residential Tenancies Board (RTB) online at rtb.ie or by post. There is no charge for tenants to refer a dispute. The RTB will contact your landlord and arrange mediation or adjudication.
- 4
Attend mediation or adjudication
The RTB will first offer mediation, where a neutral mediator helps both parties reach an agreement. If mediation fails or is not suitable, the case goes to adjudication, where an adjudicator makes a binding decision.
You can stay in the property until the RTB makes a decision.
While a dispute is being resolved by the RTB, you are entitled to remain in the property. Your landlord cannot force you to leave before the RTB process is complete.
What counts as an illegal eviction?
The following actions by a landlord are illegal under Irish law. You do not have to tolerate any of these:
Changing the locks while the tenant is away
Your landlord cannot lock you out of your home under any circumstances without a court order.
Removing the tenant's belongings from the property
Disposing of or moving your possessions without consent is illegal, even if rent is owed.
Cutting off utilities (electricity, gas, water, heating)
Deliberately disconnecting services to make the property uninhabitable is a criminal offence.
Intimidation or harassment to force you to leave
Verbal threats, repeated unwanted visits, or any behaviour designed to pressure you into leaving.
Evicting without giving proper written notice
A landlord must provide a valid written notice of termination with the correct notice period and a lawful reason.
If any of these have happened to you, contact the RTB immediately.
Call the RTB helpline at 0818 303 037 or visit www.rtb.ie to submit a dispute. You may also wish to contact the Gardai if you feel physically threatened.
Need to respond to an eviction notice?
FairRent Pro includes legal letter templates and an RTB case builder to help you challenge unfair evictions — step by step.
See FairRent Pro PlansSources
The information on this page is based on current Irish rental legislation, including the March 2026 reforms. Our sources include:
- Residential Tenancies Board (RTB) — the independent statutory body that regulates the rental sector in Ireland.
- Citizens Information — Ireland's public service information resource, with comprehensive guides to tenant and landlord rights.
- The Residential Tenancies Acts 2004–2024 and associated statutory instruments, including the March 2026 amendments introducing Tenancies of Minimum Duration.
Legal disclaimer
This page provides general information about eviction rights in Ireland and does not constitute legal advice. Every situation is different and specific circumstances may affect your rights. For formal legal advice, consult a solicitor or contact the Residential Tenancies Board (RTB) at www.rtb.ie. Information is current as of March 2026.