Franklins FAQs

A landlord can usually increase rent once every 12 months. With National Rent Control, rent increases are limited to 2% per year or the rate of inflation (CPI), whichever is lower.

To increase the rent legally, landlords must:

1. Use the RTB Rent Calculator to determine the maximum increase
2. Send a Rent Review Notice to both the tenant and the RTB

The landlord must also provide the following:

1. The previous rent amount
2. The date the rent was last set
3. A printout from the RTB calculator
4. Details of three comparable properties from the RTB Rent Register

If the notice is not sent to the RTB, the rent review is invalid.

Yes. From 1 March 2026, landlords may set rent at the current market rate when starting a new tenancy if certain conditions are met. Examples include:

• The previous tenant left voluntarily
• The tenancy ended due to tenant breach (such as rent arrears)
• The property no longer suited the tenant’s needs
• It is the first tenancy in the property
• The property had no tenancy for two years
• The property underwent substantial renovation

Yes. Under Irish equality legislation, landlords cannot refuse a tenant because they receive Housing Assistance Payment (HAP) or other social welfare supports.

Advertising a property with phrases like “No HAP” is illegal and considered discrimination.

Full details on how a landlord can a tenancy in Ireland can be seen here.

Landlords can inspect a property at reasonable intervals, typically every 3 to 6 months, according to RTB guidance. However, landlords must:

• Provide reasonable notice (usually 24–48 hours)
• Arrange inspections at mutually agreed times
• Respect the tenant’s right to peaceful occupation

If a tenant stops paying rent, the landlord must follow the RTB rent arrears process. Steps include:

• Contact the tenant to discuss the issue.
• Serve a Rent Arrears Warning Notice, giving 28 days to clear the arrears.
• If rent remains unpaid, serve a Notice of Termination for rent arrears.

Failure to follow the correct procedure can make the termination invalid.

Yes. All residential tenancies in Ireland must be registered with the Residential Tenancies Board (RTB). Failing to register a tenancy can lead to penalties and legal consequences for landlords.

If a tenant remains in the property after the termination date, the landlord can open a dispute with the RTB for overholding. The RTB will review the case and may issue orders to resolve the dispute.

A landlord can use the tenant’s security deposit to cover damage beyond normal wear and tear. However, deposits cannot be used for standard ageing or minor maintenance issues.

Landlords should notify their insurance provider that the property is being rented and arrange landlord insurance cover. Landlord insurance typically covers:

• Property damage
• Liability claims
• Loss of rental income (depending on policy)

Non-resident landlords must comply with the Non-Resident Landlord Withholding Tax (NLWT) system. Typically, a collection agent (such as an accountant) is appointed to:

• Manage rental tax obligations
• File tax returns with Revenue
• Ensure compliance with Irish tax rules

Under the Housing (Standards for Rented Houses) Regulations 2017, rental properties must meet minimum safety and living standards. These include:

• A structurally sound building free from damp
• Adequate heating and ventilation
• Hot and cold running water
• Essential appliances such as:
  • Fridge freezer
  • Hob and oven
  • Microwave
  • Washing machine
• Smoke alarms, fire blanket and carbon monoxide alarm
• Window restrictors
• Bathroom heating

Estate agents are legally required to verify landlord identity under Anti-Money Laundering regulations. Landlords are usually asked to provide:

1. BER Certificate (Building Energy Rating)

A BER Cert informs potential tenants how energy efficient your property is.  In this regard Franklins recommend you contact Peter Bridgeman (BER Assessor) on 086 266 2882 or email [email protected]

2. PPS Numbers (Ireland’s equivalent to the UK’s National Insurance Number)

Franklins will require a copy of your PPS Number to register the tenancy with the Residential Tenancies Board (RTB).  If you do not have a PPS number, please let us know.

3. Bank Account Details

To ensure you receive any monies owing through rents or deposits, Franklins Lettings will require your bank account details (Bank name, Account name, Iban & BIC).

4. Landlords Property Insurance

Agents are now obliged to seek a copy of the Landlords Property Insurance. Both the policy number and renewal date is required.  Also please provide the square footage of the property, thank you.

5. Proof of address

Agents must obtain a utility bill from all Landlords as proof of their postal address

6. Photo ID

Agents must obtain a copy of all Landlords photo ID. A copy of your Passport or Driving Licence will suffice

7. Non-resident landlords withholding tax (NLWT) system

Under the new NLWT system, as a non-resident landlord, you need to make arrangements now and appoint a collection agent as chargeable person.

In other words, if a non-resident landlord appoints an accountant to act as his/her Collection Agent (chargeable person), there is no need for anyone else to deduct 20% withholding tax. Role of the Collection agent as a chargeable person takes on the commitment and legal responsibility for all tax liabilities relating to the rental income of the non-resident landlord and ensures that all tax returns and reporting requirements relating to this rental income are fulfilled.

Mc Guinness O Neill can provide a Collection Agent as chargeable person service and annual tax return preparation service.  They do not offer a standalone Collection Agent as chargeable person service.

For further information please refer to Revenue: https://www.revenue.ie/en/property/rental-income/non-resident-landlords/changes-from-1-July-2023.aspx