IrelandThe landlord wants to renovate and asks me to leave. How much notice?
If your landlord wants you to leave for renovations, they must give you at least 28 days’ written notice — but only if the tenancy is protected under the Residential Tenancies Act 2004 and the renovation qualifies as 'substantial refurbishment'.
What the Law Says
The Residential Tenancies Act 2004 sets strict rules for when a landlord can ask a tenant to leave for renovations. Section 34 outlines the limited circumstances and notice requirements.
Under Irish law, a landlord cannot simply ask you to leave for renovations without following specific legal steps. The tenancy must be a 'protected tenancy' (e.g., not excluded categories like owner-occupied homes or short-term lets), and the stated reason must be 'substantial refurbishment' — meaning major works that make the property uninhabitable during the work.
Even then, the landlord must serve you with a written notice stating the intention to terminate the tenancy for this reason. This notice must be given at least 28 days before the termination date.
Importantly, the landlord must also intend to re-let the property after the works are complete — and the works must actually happen. If the landlord fails to carry out the refurbishment or re-lets without doing the work, you may have grounds to challenge the termination.
Statutory TextA landlord may terminate a tenancy where the landlord intends to carry out substantial refurbishment of the dwelling and the refurbishment cannot reasonably be carried out while the dwelling is occupied.
— Residential Tenancies Act 2004, s. 34 — Termination by landlord for substantial refurbishment
What to Do
Check whether your tenancy is protected under the Residential Tenancies Act 2004 (most private rented tenancies are).
Review the written notice: it must clearly state ‘substantial refurbishment’ and give at least 28 days’ notice.
Ask the landlord for details of the planned works and timeline — you can request evidence if you suspect the reason is not genuine.
Contact the Residential Tenancies Board (RTB) for advice or to raise a dispute if the notice appears invalid or the works don’t proceed.
Sources
Not legal advice. This article is general information based on publicly available sources, written for educational purposes. Laws change and individual situations vary. Consult a licensed attorney in your jurisdiction before acting on anything you read here. Last reviewed: 2026-06-08.