Notice periods & eviction

How much notice must a landlord give?

Under the Residential Tenancies Acts, the minimum notice period depends on the length of the tenancy. Your landlord must give you the following notice in writing:

Note: These notice periods were updated by the Residential Tenancies (Amendment) Act 2021. If you received a notice before July 2022, shorter periods may have applied.

Valid reasons for ending a tenancy

A landlord can only end a tenancy for specific reasons set out in law. These include:

• The landlord needs the property for personal or family use
• The property is being sold — the landlord must have a contract of sale or evidence the property is on the market
• Substantial renovation — works that require the property to be vacant
• Change of use — the property will no longer be used as a rental
• Breach of tenant obligations — for example, anti-social behaviour or persistent non-payment of rent

A landlord cannot end your tenancy simply because they want to increase the rent or find a different tenant.

What makes a notice invalid?

A notice to quit is invalid if:

• It is not in writing
• It does not state the reason for the termination
• The notice period is too short
• It does not include the date the tenancy will end
• It does not state that the tenant has the right to refer a dispute to the RTB within 28 days of receiving the notice
• The reason given is not one of the legally permitted reasons

If you believe your notice is invalid, you can challenge it through the Residential Tenancies Board (RTB).

What to do if you get a notice

1. Check the notice carefully — make sure it is in writing, states a valid reason, and gives enough notice
2. Note the date — you have 28 days from receiving the notice to refer a dispute to the RTB
3. Contact Threshold on 1800 454 454 for free advice if you are unsure
4. File a dispute with the RTB if the notice is invalid or you believe the reason is not genuine