Residential Tenancies Board
The Residential Tenancies Board was set up under the Residential Tenancies Act 2004. It was formerly called the Private Residential Tenancies Board (PRTB) but its name was changed to the Residential Tenancies Board (RTB) on 7 April 2016, when approved housing bodies (housing associations) were brought under its remit by the Residential Tenancies (Amendment) Act 2015.
The RTB's main functions are to:
- Maintain a register of private residential tenancies, tenancies of approved housing bodies and student-specific accommodation tenancies
- Provide a dispute resolution service for tenants and landlords
- Carry out research into the private rented sector
- Investigate tenancy agreements with or without a formal complaint
- Caution or sanction landlords with a fine of up to €15,000 if they do not meet their obligations as a landlord
The RTB will use these powers to monitor and enforce the legislation, particularly in relation to Rent Pressure Zones and termination of tenancy notices.
Residential Tenancies Acts
The Residential Tenancies Acts 2004 to 2019 deal with the regulation of the mainstream private rented housing sector and the approved housing body sector. The Residential Tenancies (Amendment) Act 2019 also brings student-specific accommodation under the remit of the RTB. This came into effect on 15 July 2019 and means that tenants in student-specific accommodation have most of the same rights as private tenants.
COVID-19 (coronavirus) and renting
Since 27 March 2020, emergency measures have been in place to protect tenants during the coronavirus emergency period. These measures were initially put in place for 3 months from 27 March to 27 June 2020. The Government has extended the emergency period until 20 July 2020. During the emergency period:
- You cannot be served with a notice of termination
- If you had been served with a notice of termination before 27 March, the notice period is paused for the emergency period
- Your landlord cannot increase your rent, even if notice of the rent increase was served before 27 March
Your landlord may still serve you with a warning notice if you do not pay your rent, or pay less than the amount of rent that is due.
The warning notice period has been extended from 14 days to 28 days. Your landlord should give you a reasonable amount of time to pay the rent that is owed.
If the rent is still not paid within this time, your landlord may issue a notice of termination at the end of the emergency period.
You can read more about these changes in our document Renting and COVID-19.
COVID-19 and the Emergency Measures in the Public Interest (COVID-19) Act 2020 brought changes to how the RTB is delivering its services during the emergency period. You can read more about current RTB services on the RTB website.
Services provided by the RTB
Registration of tenancies
The RTB maintains a national register of tenancies. All private residential tenancies, approved housing body tenancies and student-specific accommodation tenancies must be registered with the RTB. There are penalties for landlords who do not register. The Residential Tenancies (Amendment) Act 2019 sets out a new requirement for landlords to register tenancies annually. This requirement is not yet in effect, but is expected to commence in early 2020.
The RTB can share information with local authorities, which enforce the regulations relating to standards and rent books. It can also share information with the Department of Employment Affairs and Social Protection and the Revenue Commissioners.
Accredited training for landlords
The legal framework governing the rental sector is complex and continually changing. The RTB offers free training to landlords through its BetterLet: RTB Accredited Landlord training sessions to help landlords manage their tenancies and keep up to date with the policy and legislative changes in the sector.
To become an accredited landlord, you must attend a one-day training session designed to make you aware of your rights and responsibilities as a landlord, and the rights and responsibilities of your tenants. Contact the RTB to find out more about upcoming training sessions.
The RTB provides a confidential dispute resolution service. You can start the dispute resolution process if you are a tenant, a landlord or are otherwise directly affected by a problem (for example, if you are a neighbour). A landlord who has not registered the tenancy with the RTB cannot use the dispute resolution service, but their tenant can use it.
Research and information
The RTB has published a number of research reports on issues in the private rented sector and it also publishes a quarterly Rent Index. It provides a wide range of information for tenants, landlords and agents, along with sample forms and other publications, such as the Good Landlord/Tenant Guide (pdf).
Exclusions from scope of Acts
The Residential Tenancies Acts 2004 to 2019 do not apply to the following types of rented property:
- Business lettings
- Holiday lettings
- Formerly rent-controlled properties or long occupation lease tenancies (separate legislation applies to them)
- A room that you rent in your landlord's home
- Properties in which the spouse, parent or child of the landlord lives. This applies to informal family arrangements where there is no tenancy agreement in writing. However, the Act does cover formal agreements between family members, for example where a lease has been signed
- Local authority housing
Part 4 of the Act (which deals with security of tenure) does not apply to:
- Employment-related lettings – these are sometimes called 'tied' houses in that they are tied to the job and you must leave the property when the job ends, and
- Student-specific accommodation
- Transitional properties let by housing associations
The basic rate for registering a tenancy with the RTB is €90 per tenancy. This rate applies if the RTB receives the completed application within a month of the start of the tenancy. A late fee of €180 per tenancy applies if an application is received more than a month after the tenancy starts. The rate for registering student-specific accommodation tenancies is €40 in 2019, as the requirement to register student accommodation with the RTB only began in July 2019. The rates for registering a tenancy are due to change in 2020 as part of an annual registration process. Find more information in our document on registering a tenancy.
The RTB deals with disputes between landlords and tenants. There are 2 stages to the RTB’s dispute resolution process. Stage 1 is confidential mediation or adjudication. Mediation means that an impartial mediator helps the parties come to an agreement together, while adjudication is where an adjudicator makes a decision on the case. Stage 2 is an appeal of the mediator’s or adjudicator’s decision, which is a public hearing by a 3-person Tenancy Tribunal.
Fees for submitting an application to the RTB for dispute resolution are:
|Dispute resolution by mediation||No charge||No charge|
|Dispute resolution by adjudication||€15||€25|
How to apply
You can register a tenancy online or else contact the RTB and ask for a tenancy registration form.
Where to apply