Proposed Rental Reforms from 1 March 2026: What Donegal Landlords Need to Know
Residential lettings in Ireland have become significantly more regulated in recent years, with a clear policy direction toward stronger tenant protections and greater security of tenure. A major set of proposed reforms is planned to begin on 1 March 2026 and will affect new tenancies created from that date.
At Franklins.ie, we manage and advise landlords across Co. Donegal every day. This update explains what’s changing, what it means in practice, and the steps landlords should take now.
Key points at a glance
- From 1 March 2026 (for new tenancies only)
- Government policy proposes introducing Tenancies of Minimum Duration (TMD) — described as rolling 6-year tenancies designed to give tenants greater stability.
- Tenancies already in place won’t be impacted
The reforms are aimed at new tenancies created from 1 March 2026, and the Government has stated that existing tenancies will not be affected by the new protections.
⚠️ These changes are not law yet
The RTB notes that the reforms are proposed and require legislation to pass through the Oireachtas and be signed before they take effect.
What’s changing: “rolling 6-year tenancies” (security of tenure)
Under the proposed reforms, new tenancies from 1 March 2026 will fall under a new structure: Tenancies of Minimum Duration (TMD). These are intended to be rolling 6-year cycles, where landlords can only end the tenancy during the 6-year period in limited, defined circumstances.
The Government summary lists examples of when a landlord may end a tenancy during the 6-year term, including:
- the tenant is not meeting their obligations, or
- the property no longer suits the tenant’s needs.
Different rules for smaller vs larger landlords
The proposal also differentiates between:
- Smaller landlords (3 or fewer tenancies), and
- Larger landlords (4+ tenancies).
For smaller landlords, the Government summary states there will be additional limited cases where termination may be possible during the 6-year period, including:
- financial hardship requiring sale, or
- where the landlord or close family member needs to live in the property.
For larger landlords (4+ tenancies), the Government summary states they will not be allowed to end tenancies for sale, renovation, occupation, or change of use – while still being able to end tenancies for the limited reasons listed (such as tenant breach or the property no longer being suitable for the tenant’s needs).
Rent-setting rules (also planned from 1 March 2026)
The reforms also propose updated rent-setting rules, including:
- For existing tenancies in place on 28 February 2026, rent increases would be capped at CPI inflation or 2%, whichever is lower.
- For new tenancies from 1 March 2026, rent increases would also be capped at CPI or 2%, whichever is lower, after the initial setting (with specific conditions described by Government for when rent may be set at market level).
What this means for the Donegal market
Donegal continues to experience strong rental demand. The RTB/ESRI Rent Index for Q2 2025 reported the standardised average rent in new tenancies in Donegal at €1,021 per month, and noted this as the lowest among counties that quarter.
As tenancy durations become longer (and terminations become more restricted for new tenancies), we expect:
- Less turnover in the market (properties available less often)
What landlords should do now (January – February 2026)
If you’re a landlord, the key is planning:
- Decide your 2–6 year plan for the property. Are you holding long-term, considering sale, or planning major works? Your timeline matters more than ever.
- Treat every new tenancy decision as long-term. If a tenancy is likely to become a rolling multi-year commitment, strong tenant selection and clear expectations are crucial.
- Get your compliance and records in order. Inspections, maintenance logs, written communications, correct notices and rent review procedures are your best protection.
- Get advice before starting a new tenancy near March 2026. Because the reforms are proposed and still moving through the legislative process, the detail matters. We’ll help you understand what applies to your situation.
Need a landlord check-in? Franklins.ie can help
We provide full letting and property management support across Co. Donegal, including:
- tenancy setup, referencing, and documentation
- rent collection and routine inspections
- maintenance coordination and records
- guidance on regulatory changes and practical next steps
If you’d like us to review your current tenancy position or plans for 2026, contact our office or email [email protected]
Disclaimer: This article is general information, not legal advice. The changes described above are proposed reforms and are not yet law; final details may change depending on enacted legislation.