My fixed-term lease ended. Do I have to leave?

What the Law Says

Under Irish law, when a fixed-term residential tenancy ends, it does not automatically end unless the landlord gives proper notice. If no valid notice is served, the tenancy continues on a periodic (rolling) basis under the same terms.

Section 28 of the Residential Tenancies Act 2004 sets out what happens when a fixed-term tenancy expires. It states that if the tenant remains in occupation with the landlord’s consent — or even without objection — the tenancy continues as a periodic tenancy. This means it rolls from week to week or month to month, depending on how rent is paid.

The landlord must give written notice to terminate the tenancy *before* the fixed term ends — at least 28 days before the intended termination date — and the notice must comply with strict legal requirements. If they fail to do so, the tenancy does not end, and you are entitled to remain.

Importantly, the periodic tenancy retains all the original terms — including rent amount, payment dates, and obligations — unless changed by agreement or by a valid rent review process under the Act.

Statutory Text

Where a tenancy is for a fixed term and that term expires and the tenant continues in occupation of the dwelling with the consent of the landlord or, where the landlord does not object to the continued occupation, the tenancy shall, subject to this Part, continue as a periodic tenancy.

— Residential Tenancies Act 2004, s. 28 — Continuation of tenancy after fixed term

What to Do

Sources