Can my landlord end a minimum-duration tenancy during the minimum period?

Generally no. During the minimum period, a landlord can only terminate a minimum-duration tenancy for: non-payment of rent, serious breach of tenancy agreement, the landlord needing the property for their own occupation (under Section 34A), or the property becoming uninhabitable.

Tenant Guide — 2026 Law Changes

Tenancy of Minimum Duration — The March 2026 Changes Explained for Tenants

Q: What is a tenancy of minimum duration in Ireland?

A tenancy of minimum duration is a category introduced by the Residential Tenancies (Miscellaneous Provisions) Act 2026. It applies to tenancies entered into on or after the Act's commencement and provides a guaranteed minimum period during which a landlord cannot end the tenancy except in limited circumstances.

Q: What happens to a minimum-duration tenancy after the minimum period ends?

The tenancy continues — it does not automatically end. It transitions into a standard Part 4 tenancy. Your landlord would need a valid Part 4 ground and correct notice to end it.

The Residential Tenancies (Miscellaneous Provisions) Act 2026, which came into effect in March 2026, introduced a new category of tenancy — the “tenancy of minimum duration”. If your landlord has told you your tenancy is subject to these new rules, or if you've seen this term on a tenancy agreement, this guide explains what changed, what it means in practice, and what your rights are.

Note: RTB case outcomes under the new minimum-duration framework are not yet available in the corpus — this page will be updated with outcome data as decisions under the March 2026 framework are published. The legal framework below is based on the Act itself.

What is a tenancy of minimum duration?

A tenancy of minimum duration is a new statutory category created by the 2026 Act. It applies to certain tenancies entered into on or after the date the Act commenced.

In simple terms: a tenancy of minimum duration has a guaranteed minimum period during which your landlord cannot end the tenancy except in very limited circumstances. This is intended to provide stronger security for tenants than the standard “six-month point” threshold that previously applied.

How it differs from Part 4 (standard security of tenure)

Before the 2026 Act, Part 4 of the Residential Tenancies Act gave tenants “security of tenure” once they had been in a property for six months. That security meant the landlord could only end the tenancy on specified grounds — but it didn't guarantee any particular minimum duration.

The minimum-duration framework adds a layer: it specifies a minimum period during which the tenancy cannot be ended by the landlord even on valid grounds (with very limited exceptions). Think of it as a guaranteed occupancy floor.

Which tenancies does it apply to?

The minimum-duration framework applies to tenancies entered into on or after the Act's commencement date. If your tenancy began before March 2026, you are still governed by the pre-2026 Part 4 rules. If your tenancy started in March 2026 or after, check your tenancy agreement — it should specify whether it is designated as a tenancy of minimum duration, and what the minimum period is.

What the minimum duration means for you

How long is the minimum period?

The minimum duration is set at the period stated in your tenancy agreement, which must comply with the Act's requirements. Your tenancy agreement must state the minimum duration clearly. If it doesn't, ask your landlord in writing and keep a record of the answer.

Can your landlord end the tenancy during the minimum period?

In general, no. During the minimum period, a landlord may only end a minimum-duration tenancy in the following exceptional circumstances:

You have failed to pay rent (arrears ground)
You have seriously breached the tenancy agreement
The dwelling is required for the landlord's own occupation or that of an immediate family member — subject to the new Section 34A rules
The property has become uninhabitable through no fault of either party

A landlord who attempts to end a minimum-duration tenancy on grounds not listed above — or who serves a notice of termination for sale during the minimum period — is likely in breach of the Act.

What happens after the minimum period ends?

At the end of the minimum period, the tenancy continues — it does not automatically end. The tenancy transitions into a standard Part 4 tenancy. Your landlord can then end the tenancy on the usual Part 4 grounds (with the appropriate notice), but the additional protection of the minimum period no longer applies.

Notices of termination under the minimum-duration framework

The new notice rules

Notices of termination served on minimum-duration tenancies are subject to the same formal requirements as standard notices (written, signed, correct period, correct ground, valid service). In addition, if the notice is served during the minimum period, it must state a ground that is permitted during that period.

The new Section 34A ground

The 2026 Act added a new Section 34A ground to the Act, which relates to sale of a minimum-duration tenancy property. The conditions and procedure for Section 34A differ in some respects from the original Section 34. If you receive a notice citing “Section 34A” as the ground, the same basic checklist applies: check the notice period, the stated ground, the form, and the service. If anything fails the checklist, file an RTB dispute within 28 days.

What hasn't changed

The March 2026 Act changed some things, but not everything. These rights remain:

Your right to a written tenancy agreement (your landlord must provide one)
The RTB's jurisdiction over all disputes — deposits, notice validity, rent increases, conditions
The Rent Pressure Zone rules (including the 2% cap in RPZ areas)
Your right to refer any dispute to the RTB
The 28-day window for challenging a notice of termination

If your landlord tells you that the 2026 Act changed any of the above, that's not correct.

Common misunderstandings

“The minimum duration means I can't be asked to leave at all during that period.”

Not quite. The minimum period protects you from most termination grounds but not all. Serious rent arrears and serious tenancy breaches remain grounds for termination even during the minimum period.

“If my tenancy doesn't say ‘minimum duration’ anywhere, the new rules don't apply.”

If your tenancy started before March 2026, you are under the old rules. If it started in March 2026 or after, check whether the 2026 Act applies — ask your landlord directly and get the answer in writing.

“A minimum-duration tenancy means my landlord can't increase the rent.”

No. The RPZ rules govern rent increases. A minimum-duration tenancy that is in an RPZ is still subject to the 2% cap. A minimum-duration tenancy outside an RPZ can still have rent reviewed according to the standard rules. Check our RPZ guide if your landlord has increased your rent.

If you think your rights are being breached

The first step is always the same: file an RTB dispute. The RTB's jurisdiction covers minimum-duration tenancy disputes in the same way as standard tenancy disputes.

Given that post-2026 case law under the minimum-duration framework is still developing, if you receive a notice of termination during what you believe is your minimum period, get advice from Threshold (threshold.ie, 1800 454 454) or FLAC (flac.ie) alongside using righttostay. This is a new legal area and the RTB's interpretation of edge cases is not yet settled.

FAQ

My landlord says my tenancy of minimum duration ends in six months and they can then ask me to leave. Is that right?

After the minimum period expires, the tenancy continues under standard Part 4 rules — your landlord doesn't automatically get to serve a notice. They would still need a valid Part 4 ground (sale, owner-occupation, etc.) and the correct notice period.

I started my tenancy in February 2026, before the Act. Can I opt into the minimum-duration framework?

Generally, no — the framework applies to tenancies entered into after the Act's commencement. Existing tenancies continue under the previous rules. You could, in theory, re-negotiate your tenancy agreement with your landlord to include minimum-duration provisions, but that would require your landlord's agreement.

I haven't received a written tenancy agreement at all. What do I do?

Your landlord is legally required to provide a written tenancy agreement. Their failure to do so is a breach of the Act that you can report to the RTB. In the absence of a written agreement, the Act's default provisions apply — you are not without rights.

Not sure where you stand under the new rules?

righttostay walks you through what your tenancy agreement says, flags any issues with the notice you received, and helps you build a clear record of your tenancy. Free to use.

Understand your tenancy on righttostay.ie →

This page will be updated with RTB outcome data as decisions under the March 2026 framework are published.

This is legal information, not legal advice. For advice on your specific situation, contact Threshold (Freephone 1800 454 454), FLAC (flac.ie) for free legal advice clinics, or a solicitor.