What are the valid reasons a landlord can terminate a tenancy?

What the Law Says

The Residential Tenancies Act 2004 sets out the only lawful grounds on which a landlord may terminate a tenancy in Ireland. These grounds are strictly defined and must be followed precisely — including correct notice periods and written form — otherwise the termination is invalid.

Under section 34 of the Residential Tenancies Act 2004, a landlord may terminate a tenancy only for specified reasons, such as non-payment of rent, serious breach of tenant obligations, damage to the property, or where the landlord intends to sell, refurbish, or occupy the dwelling themselves.

For rent arrears, the landlord must give at least 28 days’ written notice — but only after the rent is at least 28 days overdue. For other breaches (e.g., anti-social behaviour or damage), the notice period is also 28 days, unless the breach is serious and ongoing.

If ending the tenancy for the landlord’s own use (or that of an immediate family member), they must give at least 3 months’ notice — and the tenancy must have lasted at least 6 months. Additionally, the landlord must intend to live in the property for at least 12 consecutive months.

No-fault terminations (i.e., without alleging wrongdoing) are permitted only after the first 6 months of a periodic tenancy — and require 90 days’ notice. However, this does not apply during the fixed term unless the tenancy agreement allows it.

Statutory Text

A landlord may terminate a tenancy only in accordance with this section and only on one or more of the grounds specified in subsection (2).

— Residential Tenancies Act 2004, s. 34 — Termination of tenancy by landlord

What to Do

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