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Rent increases in private rented accommodation

Introduction

The amount of rent payable for a property is agreed between the landlord and tenant at the start of a tenancy. Private landlords must follow certain procedures if they want to raise the rent. The rules are set out in Part 3 of the Residential Tenancies Act 2004. These rules only apply to private rented housing, not to social housing.

The Private Residential Tenancies Board (PRTB) was set up under the Act and has a central role in supporting the rental housing market. It deals with disputes between landlords and tenants, including disputes about rent reviews.

It has also published an article Rent increases: the facts, which answers some common questions.

Market rent

Under Section 19 of the Residential Tenancies Act 2004, landlords cannot charge more than the open market rate of rent. Market rent is defined in Section 24 as ‘the rent which a willing tenant not already in occupation would give and a willing landlord would take for the dwelling’. The PRTB publishes a quarterly index of rents, which you can use to check current market rents.

Read more about market rent and the rent index.

Rent reviews

A rent review can result in an increase or reduction of the rent. Your landlord has the right to review the rent once a year. Unless the accommodation has changed substantially, it cannot be reviewed more often than this, or during the first 12 months of the tenancy.

Your landlord must give you at least 28 days’ notice of the amount of the proposed new rent and the date from which it is to take effect. The notice must be in writing, in a form that meets the requirements of Section 6 of the Residential Tenancies Act. Emails, text messages and spoken messages are not valid forms of notice.

The landlord must also notify the PRTB of the revised rent.

Requesting a rent review

As a tenant, you can ask your landlord to review the rent if:

  • You think it is more than the current market rate for the property or
  • You want a new review and more than a year has passed

If your landlord is raising the rent

Threshold, the national housing charity, publishes detailed advice on how to deal with rent increases, including a list of tips (pdf) on dealing with your landlord. You can contact Threshold for advice on your particular situation – see ‘Where to apply’ below’.

If there is any dispute about the amount of rent being proposed, either side can refer the dispute to the PRTB. If you are claiming that the proposed rent is higher than the market rate, you should provide comparable evidence of rental rates for similar properties in the same area.

If the landlord has given you a valid written notice of the rent increase, you must contact the PRTB with your dispute before the date that the new rent comes into effect or within 28 days of getting the notice, whichever is later. There is no time limit if the notice is not valid.

You must continue to pay your rent until the case has been determined by the PRTB.

Tenants on Rent Supplement

If you are getting Rent Supplement and are at risk of losing your home due to a proposed rent increase, you can contact the Tenancy Protection Service, which is run by Threshold on behalf of the Dublin housing authorities – see ‘Where to apply’ below. This will shortly be extended to Cork.

Outside of the Dublin region, you should contact the local office that administers the Supplementary Welfare Allowance Scheme, which includes Rent Supplement.

Rates

To refer a dispute to the PRTB for resolution, it costs €15 to apply online and €25 for a paper application (pdf).

Where to apply

Threshold

21 Stoneybatter
Dublin 7
Ireland

Opening Hours:Mon-Fri 9.30 am - 5 pm
Tel:1890 334 334
Fax:(01) 677 2407
Homepage: http://www.threshold.ie
Email: advice@threshold.ie

Threshold

Dublin Outreach Clinic
Co. Council Office
Grove Road
Blanchardstown
Co. Dublin

Opening Hours:Tuesday 2pm - 5pm
Tel: (01) 635 3651


Threshold

22 South Mall
Cork
Ireland

Opening Hours:Mon - Fri: 9 am to 1 pm and 2 pm to 5 pm
Tel:(021) 427 8848
Fax:(021) 480 5111
Homepage: http://www.threshold.ie
Email: advicecork@threshold.ie

Threshold

3 Victoria Place
Merchant's Road
Galway
Ireland

Opening Hours:Mon-Fri 9.30 am - 5 pm
Tel:(091) 563 080
Fax:(091) 569 273
Homepage: http://www.threshold.ie
Email: advicegalway@threshold.ie

Tenancy Protection Service

Opening Hours:Monday to Friday, 9 am to 9 pm
Locall:1800 454 454
Homepage: http://www.threshold.ie
Email: tps@threshold.ie

Private Residential Tenancies Board

PO Box 47
Clonakilty
Co. Cork
Ireland

Tel:+353 (0) 818 30 30 37
Fax:+353 (0) 818 30 30 39
Homepage: http://www.prtb.ie/


Page updated: 30 December 2014

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Related Documents

  • Private Residential Tenancies Board
    The Private Residential Tenancies Board maintains a register of tenancies in the private rented sector and provides a dispute resolution service.
  • Landlords’ rights and obligations
    Landlords have certain rights and obligations, which derive from landlord and tenant law as well as from any tenancy agreement (written or spoken) between landlord and tenant.
  • Types of tenancy in Ireland
    Periodic and fixed-term tenancies are the most common type of tenancy in Ireland. Tenants have security of tenure for 3 ½ years after an initial six-month period. This is called a Part 4 tenancy.

Contact Us

If you have a question relating to this topic you can contact the Citizens Information Phone Service on 0761 07 4000 (Monday to Friday, 9am to 8pm) or you can visit your local Citizens Information Centre.