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Plain-English guides to RTB registration, the national rent cap and notice periods — and TenantSync, the software that tracks every deadline for you.
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The €100 RTB fine is the smallest line on the bill. Underneath: rent increases repaid, lost tax relief, rebuilt files, public adjudication reports and the landlord client who leaves — with a calculator to put your own number on it.
Irish agencies manage more tenancies and more compliance with the same lean team. A spreadsheet keeps up with the data — but not the deadlines, the rent-cap maths, or the proof of what you served. The four moments it stops being safe, and what agents move to instead.
The RTB can now fine you €200 or €100 on the spot for six breaches, every adjudication hearing becomes public with the full report published, and the RTB copy of a notice moves from the same day to 7 days — while termination notices can no longer be posted to a tenant. What to change in your process this week.
The 2025 rental income return is due 31 October 2026, or 18 November through ROS. The form takes an evening — rebuilding a year of transactions to fill it in takes the fortnight. The dates, who files which return, the four reliefs a reconstruction loses, and a readiness checker.
Dublin 2, Grand Canal Dock, Cork City, or an area never designated at all — since 1 March 2026 the answer is the same everywhere, and there is no map left to check. What replaced it, a worked example of the 2% vs CPI comparison, and the four things that genuinely do still vary.
How much notice to give a tenant, in tables you can bookmark — 90 to 224 days for a landlord, 28 to 112 for a tenant, and the 28-day arrears exception. Plus a notice period calculator, and the ten defects that quietly void a 2026 notice.
A rent review notice has to reach the tenant, and the RTB within 7 days of the date of service, or the increase never legally happened. The rule as it stands from 14 September 2026, the four-part notice package, a date checker, and a self-audit for every notice you have served this year.
The RTB registration account is at portal.rtb.ie — that's the login. Then the part nobody tells you: what to have to hand, how the annual registration works, how to link a tenancy that isn't showing on your account, and the six portfolio jobs the portal was never built to do.
€40 per tenancy per year on time, €10 for every month or part of a month late, €170 composite for up to 10 tenancies in one building. The full fee table, the one-month clock, why registration is annual — and a calculator for what late costs across a portfolio.
Most PSRA licences expire on 5 November, so the renewal application is due by 24 September under s.35(2)(b). The form takes an hour — the Accountant's Report takes as long as your client-account records allow. Your three dates, what the application requires, the two balancing dates your accountant will ask about, and a week-by-week countdown.
Software evaluations go wrong when a salesperson frames the conversation. Here's the other frame: the five workflows that actually consume an agency week — rent automation, RTB & PSRA compliance, Daft & MyHome enquiries, tenant screening and landlord communication — the 2026 standard for each, the demo test that proves it, and a score out of fifteen.
A spreadsheet stores a date — it never checks one. Why the system that worked at 15 tenancies quietly stops working at 60 without ever showing an error, the five structural failure modes, a breaking-point self-test, and a workflow-by-workflow walkthrough of what automated RTB compliance does instead.
Compliance rarely fails because an agent didn’t know the rule — it fails because the rule had a date attached and the week got busy. The three layers you actually carry (the tenancy’s RTB duties, the property’s safety and standards duties, and your own PSRA duties), mapped onto the tenancy timeline, with a weekly routine and a clear line between what to automate and what still needs you.
Almost every Irish agency replies to enquiries — far fewer follow up. That gap is where applicants go quiet and landlords decide you're hard work. The follow-up system that fixes it: Daft & MyHome enquiry automation, tenant screening that focuses your effort, and tenant/landlord communication that turns a well-run let into the next instruction.
The hours are the small half of the bill. The real cost of manual property management hides in three systems: RTB & PSRA compliance, rent reconciliation, and tenant/landlord communication. Here's an honest cost on each — the fees, the risk and the lost clients — and exactly how a modern platform closes the gap without adding headcount.
A vacant property is billed by the day and that rent is never recovered — but for most agencies the delay is a matching problem, not a demand problem. Here's how to cut voids on two fronts: matching every Daft.ie and MyHome.ie enquiry to the right property and replying in minutes, then qualifying the right tenant faster with structured applications and a bank-verified affordability check.
Most Irish agencies don't have a records problem because they're disorganised — they have one because the work is spread across a spreadsheet, an inbox, a folder and a bank statement. Here's how to bring landlords, tenants, properties, leases, rent and RTB compliance into one connected system — what to keep linked, what fragmentation costs, and a six-step plan to consolidate without losing a thing.
Choosing lettings software is one of the highest-leverage decisions an Irish agency makes — the right system keeps every client compliant and reconciles the rent, the wrong one is an expensive filing cabinet. Here's the 12-point evaluation checklist we'd use — RTB, PSRA, the national rent cap, Open Banking, multi-client reporting and mobile — plus the red flags and the questions to ask every vendor before you buy.
Nearly every agency compliance failure is a tracking or calculation error, not a knowledge gap — a missed RTB deadline, a rent figure over the 2026 cap, a notice with the wrong period, an AML check nobody documented. The ten mistakes that cost Irish letting and estate agents their clients and their PSRA licence, and the repeatable workflow that designs each one out.
Your PSRA licence tells a landlord you're allowed to hold their rent; your technology tells them what it's like to be your client. This is how a modern Irish agency is built — PSRA licence and client-money compliance on rails, RTB automation across the book, Open Banking reconciliation, GDPR-grade data security, and a landlord and tenant experience that turns the invisible back office into your best pitch.
Headcount is the wrong lever. The agencies pulling ahead in 2026 raised the portfolio each person can manage by automating the four workflows that eat the week — reconciliation, compliance, inquiries and reporting. The unit economics of doing more with the same team, a worked example of the hours you'd reclaim, and a 90-day operations upgrade plan. Grounded in RTB Q3 2025 data.
The plain-English brief you can forward straight to a landlord. The four reforms in one place — the national rent cap, Tenancies of Unlimited Duration and the rolling six-year cycle, the small (≤3) vs large (4+) landlord split, and the restricted rent resets — plus what changes for existing vs new tenancies and a client action checklist that turns "the rules changed" into closed actions across your whole book.
The management contract is renewed — or lost — in the statement you send each landlord every month. This is the template: the anatomy of a per-client report that renews contracts (rent collected vs expected, aged arrears, itemised fee and deductions, net paid, and a green compliance strip), the reporting cadence that turns it into a retention ritual, white-label presentation, and how to send a one-click per-landlord disbursement statement across your whole book.
Replace the payslip-and-bank-statement paper chase with bank-verified affordability reports. A faster, fairer way for Irish agents and landlords to reduce arrears risk — and for good tenants to secure a home. Read-only Open Banking, no auto-scoring, GDPR-clean.
Rentman (rman.co.uk) is a UK estate-agency and lettings suite marketed in Ireland. Where it's strong, where TenantSync is different, and how to choose — RTB Form 1, the national rent cap (2%/CPI), Open Banking reconciliation, client accounting, per-seat vs per-property pricing, and migration.
Total tenancies are still rising, but Ireland's individual and small-landlord base is shrinking and consolidating — fewer clients to win, higher stakes on keeping them. The playbook for winning on trust, not price: what landlords now expect, why transparent per-landlord reporting and airtight RTB, rent-cap and PSRA compliance are your moat, and how to onboard a new portfolio in days. Grounded in RTB Q3 2025 data.
Since 1 March 2026 you've run two rulebooks at once — older tenancies and the new six-year Tenancies of Minimum Duration. The clean, current reference for every tenancy: how Part 4 security of tenure is acquired, the rolling six-year cycle, the small vs large landlord split, the valid termination grounds, the 90–224 day notice tables, and how to track the dates across a whole portfolio.
List a property in Ireland and the inquiries arrive in an avalanche — the agency that replies first wins the tenant. How to centralise every Daft.ie and MyHome.ie inquiry into one pipeline, auto-respond in minutes with a structured application, qualify applicants without the phone tag, and measure inquiry-to-let conversion — handling peak-season volume without hiring.
Before you act for a landlord client, the law requires an agreed Letter of Engagement. What section 43 of the Property Services (Regulation) Act 2011 demands, the real cost of getting it wrong, and how to generate a compliant one free in minutes — then automate the whole PSR compliance workflow: issuing, signature tracking, six-year records and PSRA licence renewals.
The Monday-morning bank-statement grind across every client account — ended. How PSD2 Open Banking (AIB, BOI, PTSB, EBS, Revolut, N26) auto-matches rent to the right tenancy, routes the edge cases to a review queue, and surfaces arrears from real bank data across your whole portfolio.
The hours are visible; the risk isn't. What managing tenancies by hand really costs an Irish agency — unbillable admin time, RTB compliance exposure (€40 fees, €10/month late fees, sanctions up to €15,000), revenue leakage from late-caught arrears and longer voids, and lost landlord clients — plus a simple way to put a number on it.
RPZs are gone — a single national rent cap now governs every tenancy. The field guide for getting every increase right: the 2%-or-CPI rule, when you can reset to market value, the three-comparable Rent Register statement, the 90-day notice, and the five errors that cost agents their clients.
RTB compliance doesn't get harder per tenancy — it gets harder per client multiplied by every tenancy. The repeatable agency workflow that keeps every client tenancy registered, renewed and dispute-ready: one source of truth, computed deadlines, a portfolio-wide dashboard, reminders and an audit trail.
Software pricing pages are built to be hard to compare. The two real pricing models (per-property vs flat-tier), the add-ons that quietly inflate the bill, the cost-per-tenancy maths that compares fairly, and what good value looks like at 50, 100, 200 and 300 tenancies in 2026.
An honest, worked example of where a letting agency's recurring admin hours actually go — RTB registration, the RPZ rent cap, rent reconciliation, Daft/MyHome inquiries, compliance certs and landlord statements — and which ones better workflow management can take off your desk. Includes a free RPZ calculator.
A popular Daft or MyHome listing pulls dozens of enquiries a day — and the agent who replies first wins. How to automate the Irish lettings funnel from enquiry to a registered, rent-reconciled tenancy, with TenantSync, Property CRM, Goodlord and the manual inbox compared fairly.
From 1 March 2026 you can't just price a re-let to the market — you must justify it with three comparables from the RTB Rent Register. The full guide to setting initial rent, market resets, and the 2%/inflation cap, for agents and landlords.
Two ways for Irish agencies to move off spreadsheets in 2026: let our engineering team migrate your whole portfolio for free (from spreadsheets, Letman or other software — no cleaning needed), or follow the step-by-step DIY playbook. Without losing a tenancy.
One system for the whole Irish tenancy — tenant onboarding, e-signing, RTB compliance, rent, landlord payouts with withholding tax, PSRA and student accommodation. Why TenantSync runs all of it, with Letman, Re-Leased, Arthur and PayProp compared honestly.
What Acquaint CRM (often searched as "Aquaint") does well, where TenantSync is different, and how to choose — RTB Form 1, the national rent cap (2%/CPI), Open Banking reconciliation, portals, pricing and migration, compared fairly.
What Letman does well, where TenantSync is different, and how to choose — client accounting, RTB Form 1 automation, the national rent cap (2%/CPI), Open Banking reconciliation, pricing and migration, compared fairly.
Since March 2026, every tenanted investment property in Ireland requires two rental figures — OMV and the cap-constrained permitted rent. For IPAV professionals, the variable that determines the gap is a single date many landlords cannot produce.
Joint tenancy, assignment, subletting, rent resets, RPZ implications — what actually happens under Irish law when a housemate leaves and someone new wants to move in. The landlord's rights, the tenant's rights, and the grey areas nobody explains.
Real costs, workload breakdown, and honest risk analysis for first-time Irish landlords. Plus: how modern property management software changes the entire calculation.
Yes — but only if 12 months have passed, the increase stays within the CPI/2% cap, and you give 90 days' written notice. RPZs are gone. These rules now apply to every private tenancy in Ireland.
You have exactly 1 month from your tenant's move-in date to register with the RTB. Miss it: surcharges, no RTB dispute access, and no rent increases. RTB won't remind you. Most landlords miss it the first time.
Struggling to identify rent payments in your AIB, Bank of Ireland, or Revolut statement? Our free Bank Statement Rent Processor detects rent transactions instantly — no login required.
Understand the 30-day registration window, the 2022 annual renewal change most landlords missed, late fees explained, and a free deadline checker tool.
How to calculate the maximum legal rent increase on a tenancy — the CPI vs 2% rule explained, plus our free rent increase calculator.
A definitive 21-point RTB compliance checklist covering registration deadlines, RPZ rent reviews, notices, minimum standards, and record-keeping — with TenantSync tips for each item.
Everything Irish landlords and letting agents need to know about RTB registration, Form 1 workflow, annual renewals, RPZ rent reviews, and staying audit-ready — with TenantSync.
Comprehensive guide to Ireland's transformational reforms: TMD framework, small vs large landlord rules, rent controls, termination grounds, and actionable strategies.
RTB notice data shows a surge in terminations linked to sales. Here’s what changes on March 1, 2026—and why landlords are acting now.
How PropTech solutions are revolutionizing property management efficiency and tenant experiences...
The maximum legal rent increase under the 2026 national rent cap, using the latest RTB-published HICP figure.
Calculate my rent cap →Your registration and annual renewal dates for a tenancy, worked out from the start date.
Check my deadlines →Build a compliant rent review notice with the comparables and 90-day notice period the RTB expects.
Create my notice →Generate a notice of termination with the correct notice period for the length of the tenancy.
Generate my notice →Upload a bank statement and pick out the rent payments for each tenancy in seconds.
Find my rent payments →For letting agents: a section 43 letter of engagement ready to send to a new landlord client.
Create my letter →TenantSync auto-calculates your rent cap, tracks every RTB registration and renewal deadline, and reconciles rent straight from your bank — so you stop doing compliance admin by hand. The Starter plan covers up to 10 properties.
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