How landlords should conduct a rent review in Ireland

If you are reviewing rent for a tenancy in Ireland, the key point is simple: you cannot treat it as an informal pricing change. The RTB’s current guidance says a landlord can usually only increase rent once every 12 months, by no more than 2% or CPI inflation, whichever is lower, and the review must be documented on the official Notice of Rent Review and sent to the tenant and the RTB on the same day.

For most landlords, the real risk is not only the cap. It is the process. You need the right form, the right timing, and the right supporting evidence. If you miss those steps, the notice can fail and the existing rent stays in place.

This guide focuses on the practical workflow for landlords. For the wider March 2026 reforms, see New Landlord Rules Ireland: a landlord and property manager guide from 1 March 2026 and New Landlord Rules Ireland: national rent control explained.

Quick answer

Under the RTB’s current guidance, a landlord carrying out a standard rent review must:

• check that a review is allowed for that tenancy at that time
• calculate the maximum increase using the RTB Rent Calculator
• gather 3 comparable rents from the RTB Rent Register
• complete the official Notice of Rent Review
• send the notice to the tenant and the RTB on the same day
• make sure the new rent is due to take effect at least 90 days later
• update the tenancy registration within 1 month of the new rent taking effect

From 1 March 2026, the main annual rule for most private tenancies is:

• once every 12 months
• 2% or CPI inflation, whichever is lower

There are two important exceptions:

• for certain new apartments or student-specific accommodation where development commenced on or after 10 June 2025, annual increases can follow CPI only, with no separate 2% cap
• for certain private tenancies created from 1 March 2026, a landlord may re-set to market rent in limited situations, including at the end of a 6-year tenancy cycle

Step 1: Check whether a rent review is allowed now

Before you draft a notice, confirm three facts:

• the date the tenancy started
• the date the rent was last set or last validly reviewed
• whether the tenancy is on the standard capped route or a limited market-rent reset route

The RTB’s current private-rent guidance says rent reviews are generally allowed once every 12 months for both:

• private tenancies that started before 1 March 2026
• private tenancies that started from 1 March 2026

For most private tenancies, the annual cap is the lower of 2% or CPI inflation.

There is also a transitional point that can still matter in 2026. The RTB says that in areas that became a Rent Pressure Zone within the last 2 years before the RPZ system was replaced, the first review may be delayed until 24 months after the rent was last set or reviewed. After that first review, the usual 12-month cycle applies.

If the property is in a new apartment complex or qualifying student-specific accommodation where development commenced on or after 10 June 2025, the RTB says annual increases can follow CPI only.

Step 2: Work out which rent-setting route applies

For most landlords, the review will stay on the standard capped route.

Route 1: Standard capped increase

If your tenancy is still under the standard cap, use the RTB Rent Calculator to work out the maximum increase allowed.

The RTB calculator asks for:

• the current or last rent amount
• the date the rent was last set
• the date the new rent is being set
• whether the tenancy is in a qualifying new apartment or SSA development from 10 June 2025

The calculator then gives the maximum permitted increase. The RTB says you should save a printout of that result and attach it to the notice pack.

Route 2: Limited market-rent reset

For private tenancies created from 1 March 2026, the RTB says a landlord can re-set to market rent only in limited cases, including:

• at the start of a new tenancy in permitted circumstances
• at the end of a 6-year Tenancy of Minimum Duration cycle

If you are using that route, the RTB expects a statement that the new rent is not above market rent and evidence from the RTB Rent Register showing three comparable tenancies.

If you are not clearly inside one of those permitted scenarios, do not assume a market-rent reset is available. The safer route is to treat the review as a standard capped increase.

Step 3: Gather the evidence before you draft the notice

The RTB’s current rent-review guidance expects supporting material to travel with the notice.

For a standard capped review, the statement should include:

• the last rent amount
• the date the last rent was set
• a printout from the RTB Rent Calculator
• details of 3 comparable properties from the RTB Rent Register

For a market-rent reset, the RTB says the statement should show that the new rent is not above market rent and should include details of rent paid for three similar properties from the RTB Rent Register.

The RTB form itself now asks for comparable dwelling details, including the registered tenancy number and the rent amount for each example.

Keep the evidence pack together. If the tenant disputes the review, you will want the calculator printout, the comparable rents, and proof of service in one place.

Step 4: Complete the official Notice of Rent Review

Use the official RTB Notice of Rent Review template.

The 2026 RTB form covers the practical details landlords need to complete, including:

• the tenancy address and RT number
• the current rent and new rent
• the date the last notice of rent review was served
• the date the new rent takes effect
• which national rent control rule was applied
• the comparable dwellings and their RT numbers

If you are claiming an exemption from the standard rent increase restriction, the RTB form includes Part D for that purpose.

If your review is a standard capped increase, the key point is that the form must match the route you are actually using. If you are re-setting to market rent, the statement and supporting documents need to show why that route is available and why the new rent is not above market rent.

Step 5: Serve the notice on the tenant and the RTB

The RTB’s current guidance is strict on timing.

You must:

• send the rent review notice to the tenant and the RTB on the same day
• make sure the notice is served at least 90 days before the new rent takes effect

The RTB’s guide says you can send the notice to the tenant by post or email. If you send it by post, the RTB recommends keeping a record of postage.

To submit the notice to the RTB, the RTB guide points landlords to the RTB Service Centre to upload the notice. If you cannot submit online, the RTB guide says you can post it to:

Residential Tenancies Board, PO Box 13841, Freepost FKY7736, Killorglin, Co Kerry.

The safest practice is to keep:

• the signed notice
• the supporting statement
• calculator and register printouts
• proof of email delivery or postage
• confirmation of the RTB upload or postal submission

The RTB says a rent review notice is invalid if it is not sent to the RTB on the same day as the tenant.

Step 6: Update the RTB registration record

This is a separate step, and it is easy to miss.

The RTB’s guide to rent review notices says submitting the notice through the RTB Service Centre does not automatically update the tenancy registration record.

The RTB’s registrations guidance says landlords must update the tenancy registration:

• when there is a change to the rent amount
• within 1 month of the new rent taking effect

So once the reviewed rent goes live, log in to your Tenancy Registration Account and update the rent details there as well.

Fixed-term vs periodic tenancy: what changes in practice?

If the tenancy is inside a fixed term and you are unsure whether the agreement permits a review at that stage, pause and check the tenancy contract before serving a notice.

What happens if the tenant disputes the review?

The RTB provides a dispute resolution service for rent disputes.

If a tenant challenges the review, the practical question will usually be whether you followed the process correctly and whether the new rent was supported by the RTB calculator, the RTB Rent Register, and the correct notice timing.

That is why the record-keeping side matters so much. A landlord with a clean notice pack is in a much stronger position than a landlord trying to rebuild the file afterwards.

Practical checklist

1. Confirm the tenancy start date and the date the rent was last set or last validly reviewed.
2. Check whether the tenancy is on the standard capped route or a permitted market-rent reset route.
3. Use the RTB Rent Calculator to calculate the maximum increase allowed.
4. Pull 3 comparable rents from the RTB Rent Register and save the printouts.
5. Download and complete the official Notice of Rent Review.
6. Send the notice to the tenant and the RTB on the same day, at least 90 days before the new rent takes effect.
7. Keep proof of service, the calculator printout, the comparable-rent evidence, and the completed notice together.
8. Update the RTB tenancy registration within 1 month of the new rent taking effect.

Short FAQ

How often can a landlord review rent in Ireland?

Under the RTB’s current private-rent guidance, rent reviews are generally allowed once every 12 months. The increase is usually capped at the lower of 2% or CPI inflation.

Do I have to send the rent review notice to the RTB as well as the tenant?

Yes. The RTB says the notice must go to the tenant and the RTB on the same day. If it is not sent to the RTB as required, the notice is invalid.

Do I have to use the official RTB form?

Yes. The safest view is that landlords should use the current RTB Notice of Rent Review template and not materially depart from its wording or format. RTB guidance says changes to the prescribed notice can invalidate it.

What evidence should I keep with the notice?

At minimum, keep the RTB Rent Calculator printout, the 3 comparable rents from the RTB Rent Register, the completed notice, and proof that you served the tenant and the RTB correctly.

What if the property is in a new apartment complex from 10 June 2025?

For qualifying developments, the RTB says annual increases can follow CPI only, without the separate 2% cap. You should still use the RTB Rent Calculator and follow the same notice and evidence process.

Primary sources

• RTB: Guide to rent review notices
• RTB: Setting and reviewing private rents from 1 March 2026
• RTB: Notice of Rent Review Form
• RTB: RTB Rent Calculator
• RTB: RTB Rent Register
• RTB: Updating registrations
• Law Reform Commission: Residential Tenancies Act 2004 (revised)