The Government has announced its intention to introduce significant reforms to rent regulations, aimed at boosting rental supply while protecting tenants. The proposed changes are due to come into effect on the 1st of March 2026.  

We have set out a summary of the proposed amendments as follows:-

  • Rent Pressure Zones (RPZ’s) are being extended nationally, ensuring tenants across the country are offered rent control protections.
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  • Apartments with a commencement notice dated after 10th June 2025 will be exempt from RPZ caps. Instead, annual rent increases will be linked to the rate of inflation (CPI), rather than being capped at 2%. This move is aimed at making residential developments more financially viable, particularly in high-demand areas.
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  • For tenancies created on or before the 1st of March 2026, the current 2% cap (or the rate of inflation, whichever is lower) remains in place.
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  • Landlords will now be able to reset rents to market rates in between tenancies, provided the tenant is not evicted.
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  • The reforms also introduce six-year rolling tenancies with stronger security of tenure.
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  • Landlords are now categorised:
    - Those with four or more tenancies will not be permitted to impose no-fault evictions except in very limited circumstances.
    - Landlords with three tenancies or less will only be permitted to impose no fault evictions where they face a hardship, or where the property is required for an immediate family member.
    - The circumstances which fall under the term ‘hardship’, and the exceptions to the imposition of no-fault evictions are to be defined by legislation in the coming weeks.
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  • To provide additional protections while balancing the interests of smaller landlords, the six-year rolling tenancies will replace the current provision on tenancies of indefinite duration. The six-year rolling tenancies can only be terminated at the end of the six years on prescribed grounds; namely, to sell, renovate, change of use or requiring the property for a family member.

The changes present both new opportunities and compliance obligations for landlords and are predicted to increase private investment in the sector in hopes of reigniting housing supply.

We await the publication of the Heads of the Bill which will set out the exact legislative amendments proposed. We will continue to monitor developments but in the meantime, if you have any queries please contact Majella Lynch or a member of our Real Estate team.

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