# Irish Property Insights — powered by TenantSync

> Educational blog about the Irish rental market, RTB regulations, property management, and landlord compliance. Content is written for landlords, tenants, letting agents, and property managers in Ireland.

## About

Irish Property Insights is a blog produced by [TenantSync](https://tenantsync.ie), an Irish property management software company based in Dublin. Articles focus on practical guidance for navigating Ireland's residential tenancies legislation, RTB requirements, and the rental market.

## Articles

- [Part 4, Six-Year Tenancies & Notice Periods: The Agent's Quick-Reference (2026)](https://blog.tenantsync.ie/articles/part-4-six-year-tenancies-notice-periods-letting-agents-ireland.html): A bookmarkable compliance quick-reference for Irish letting agents and agencies covering Part 4 security of tenure, the six-year Tenancy of Minimum Duration (TMD), valid termination grounds and notice periods under the framework in force from 1 March 2026. Its central point is that the rules applying to a tenancy depend on its start date, so agencies run two regimes side by side: tenancies created before 1 March 2026 keep their existing Part 4 / tenancy-of-unlimited-duration rules, while tenancies created on or after that date are six-year rolling TMDs. Explains that Part 4 security of tenure is acquired automatically after six months' continuous occupation (before which a landlord can end for any reason, but must still give the correct notice period and, for new-regime tenancies, copy the RTB on the same day and state the reason); that after six months a valid legal ground is required or the notice is void; and that a TMD rolls into a fresh six-year term at the end, with a market-rent reset permitted at the end of a TMD but not after a no-fault termination. Sets out the small landlord (three or fewer tenancies) vs large landlord (four or more, or a company) distinction: large landlords can no longer end a tenancy on a no-fault basis (including the sale ground), while small landlords keep own/family-use and a narrow hardship-based sale route; fault-based grounds (breach of obligations, dwelling no longer suited to the household, serious anti-social behaviour, and non-payment of rent) remain available to both. Includes the statutory landlord notice-period table (90 days under six months, 152 days six months–one year, 180 days one–seven years, 196 days seven–eight years, 224 days over eight years), the tenant table (28–112 days), and the 28-day exception for non-payment of rent after the correct warning process; notes the clock runs from the date of service, not receipt. Lists the requirements a notice must meet to be valid (in writing, signed, dated, correct termination date, ground stated after six months, served correctly, RTB copied where required), a first-six-months RTB same-day copy rule, a six-question cheat sheet, an FAQ, and how TenantSync anchors each tenancy to its start date and tracks Part 4/Further Part 4 and six-year milestones with per-tenancy notice-period calculation across a portfolio. Sourced from rtb.ie, Citizens Information and gov.ie; explicitly flags that some reform detail is still being clarified and is not legal advice.
- [Turning Daft & MyHome Inquiries Into Signed Tenancies (Without Adding Staff)](https://blog.tenantsync.ie/articles/daft-myhome-inquiry-management-letting-agents-ireland.html): A growth-and-efficiency guide for Irish letting agents on converting more lets from the Daft.ie and MyHome.ie inquiries they already get, without hiring. Argues that in a tight market the constraint is throughput, not lead volume: a single listing can draw dozens of inquiries within hours, applicants message many properties at once, and the agency that replies first and qualifies fastest wins the tenant (citing Harvard Business Review lead-response research that contacting an online lead within the first hour sharply raises the odds of qualifying it). Diagnoses where a shared lettings@ inbox leaks lets at peak season (buried inquiries, duplicated replies, no property matching, copy-paste first touches, no follow-up, no numbers), then explains how TenantSync fixes it: register an inquiry mailbox and auto-forward inquiries; TenantSync polls for new inquiries every few minutes, uses portal-specific parsers for Daft.ie and MyHome.ie to extract the applicant's name/email/phone/message and property reference, and automatically matches each inquiry to the right property (unmatched ones flagged for one-click manual assignment), creating a lead scoped to the correct branch and landlord client. Each new lead triggers an instant auto-response emailing the applicant a secure, time-limited link to a structured application form, plus an automatic 24-hour follow-up if there's no reply. The application collects contact details, current address, employment status/employer, desired move-in date, notes and document uploads (references, proof of income), then moves the lead to "application submitted" with previewable documents. A lead pipeline (new → contacted → application submitted → reviewed → approved/declined) drives applicants to viewings and a signed tenancy, and an inquiry dashboard plus a per-lead activity timeline let agents measure inquiry-to-let conversion per listing and branch. Covers GDPR, Equal Status Acts (including HAP) and PSRA licensing — automate admin, keep the decision a documented human judgement — and notes inquiry/lead management is a web-dashboard feature. Distinct from the tenant-onboarding article (which covers what happens after the tenant is chosen). 14-day free trial; includes a not-legal-advice disclaimer.
- [Letter of Engagement for Letting Agents: The Complete PSRA Guide (Ireland)](https://blog.tenantsync.ie/articles/letter-of-engagement-letting-agents-ireland.html): A guide for Irish letting agents and property managers to the Letter of Engagement (also called a Property Services Agreement), the written agreement a licensed Property Services Provider (PSP) must have in place with a landlord client before providing a property service. Explains that under section 43 of the Property Services (Regulation) Act 2011 the letter must describe the services provided and state all costs, and must be agreed before the agent starts acting — not retrospectively. Sets out what the letter should contain (provider details plus PSRA licence number so the client can verify the agent on the public register at psr.ie; client/landlord name and address; property or portfolio; a specific list of services; a schedule of all fees on their true basis — percentage of rent, fixed, hourly or other — with VAT; effective and review dates; and additional terms such as term, notice period and handling of client monies). Covers the real cost of getting it wrong: unwinnable fee disputes, PSRA regulatory exposure and sanctions, professional-liability risk, lost landlord clients, and the six-year record-keeping expectation. Walks through TenantSync's free, no-login Letter of Engagement generator (which does not store the letter or client details) in five steps — agency and licence details, client and property, services (with one-click suggested services), a schedule of all fees with VAT and a live fixed-fee total, then download or email the PDF. Then explains the paid workflow inside a free TenantSync account: the letter lifecycle (Draft → Issued → Signed → Superseded), issuing letters to clients for signature and tracking who has signed, automatic nudges on unsigned letters, a durable six-year record kept automatically, and linked client accounts. Positions TenantSync as the PSR (Property Services Regulation) compliance automation platform for Irish agents, including PSRA licence renewal automation: a PSRA licence is valid one year, the PSRA issues a renewal invitation and PIN about 12 weeks (84 days) before expiry, and under section 35(2)(b) the renewal application must be made at least 6 weeks (42 days) before expiry — TenantSync derives this timeline from the expiry date and fires escalating email, in-app and mobile reminders, alongside professional indemnity insurance (PII) renewal, tax clearance, client-account reconciliation and the accountant's report. Includes a not-legal-advice disclaimer.
- [Stop Reconciling Rent by Hand: Open Banking for Irish Letting Agencies](https://blog.tenantsync.ie/articles/open-banking-rent-reconciliation-letting-agents-ireland.html): A guide for Irish letting agencies on replacing manual rent reconciliation with PSD2 Open Banking. Explains why reconciliation breaks at agency scale (volume multiplied by client, references that don't identify the tenancy, split payments, HAP-supported tenancies, and the professional-liability risk of getting it wrong), what PSD2 Open Banking is (read-only account-information access authorised on the bank's own consent screen — no stored credentials, cannot move money, time-limited and revocable, overseen by the Central Bank of Ireland), and how TenantSync auto-matches each incoming payment to the correct tenancy and invoice using several signals at once (amount vs lease rent and open invoice, payer name vs the tenants on the lease, remittance/invoice/property references, recurring monthly pattern, due-date window, and HAP/local-authority and partial payments). Confident matches post to the tenant's ledger automatically; ambiguous ones go to a review queue with suggested tenancy candidates and reasons to confirm or reject in one click, so nothing is silently mis-posted. Arrears are surfaced from real bank data after a grace period, grouped per landlord client, and suppressed while a payment is under review. Also covers the agency layer that reconciled data powers — management-fee calculation on reconciled rent, landlord disbursement statements, bank-fed expenses, and per-client reporting — a six-step bank-connection walkthrough, and security/consent/GDPR. Supported banks: AIB, Bank of Ireland, PTSB, EBS, Revolut and N26. Contrasts continuous Open Banking reconciliation with the free one-off Bank Statement Rent Processor CSV tool. 14-day free trial; includes a not-legal/financial-advice disclaimer.
- [The Real Cost of Manual Property Management for Irish Letting Agents (2026)](https://blog.tenantsync.ie/articles/cost-of-manual-property-management-letting-agents-ireland.html): A practical breakdown of what managing tenancies by hand costs an Irish letting agency, framed as four costs rather than one. The visible cost is unbillable staff hours across five recurring tasks (bank reconciliation, RTB registration and annual renewal, rent reviews, Daft/MyHome inquiry handling, and per-client landlord reporting). The hidden costs are larger: compliance exposure (RTB registration is €40/year if filed within one month, a €10/month late fee thereafter, €170 combined for up to 10 tenancies in one building, and penalties for non-registration of a criminal fine up to €4,000 / six months' imprisonment / €250 per day, or an RTB sanction up to €15,000 plus up to €15,000 costs per unregistered tenancy; plus the tighter post-1-March-2026 rent-review rule that the notice must go to the tenant and the RTB at the same time at least 90 days before the increase or it is invalid); revenue leakage from arrears caught late and voids that run longer than needed; and lost landlord clients when service feels unreliable. Includes an explicitly illustrative cost-estimation framework, a manual-vs-automated comparison table, and how TenantSync removes each cost (Open Banking reconciliation, bulk RTB compliance, the 2%/CPI rent-cap calculator and notice, inquiry management, one-click landlord reports, timestamped audit trail; flat per-portfolio pricing €20/€99/€149/€199 with a 14-day trial). Sourced from Citizens Information, rtb.ie and the CSO; cost figures are illustrative and it includes a not-legal/financial-advice disclaimer.
- [The National Rent Cap (2% or CPI, Whichever Is Lower) After March 2026: A Letting Agent's Field Guide](https://blog.tenantsync.ie/articles/national-rent-cap-2026-letting-agents-ireland.html): A field guide for Irish letting agents (primary audience) and landlords (secondary) to the national rent control system in force since 1 March 2026, when Rent Pressure Zones were abolished and a single national cap began applying to every private tenancy and Student-Specific Accommodation in the State regardless of location. Explains that a rent review is capped at the lower of 2% or inflation measured by the Consumer Price Index (CPI, which replaced the HICP used under RPZ rules), that 2% is a ceiling rather than an entitlement (the lower CPI figure governs when inflation is under 2%), the three scenarios an agent faces (new tenancy after a permitted ending, continuing tenancy with the same tenant, brand-new letting), when a rent may be reset to market value (tenant left voluntarily, breached obligations, property no longer suited their needs, or end of a six-year Tenancy of Minimum Duration — never after a no-fault eviction) backed by three comparable properties from the RTB Rent Register (same local electoral area, similar bedrooms, floor area and BER), the inflation-only carve-out for new apartments and Student-Specific Accommodation commenced from 10 June 2025, the once-every-12-months and at-least-90-days rent review notice rules, a six-step calculation, five common errors that cost agents their clients, and how TenantSync's rent-cap calculator returns the maximum allowable rent per tenancy and helps build a defensible audit trail. Sourced from rtb.ie and the CSO; includes a legal disclaimer.
- [Bulk RTB Compliance Across Every Client Tenancy: An Agency Workflow (2026)](https://blog.tenantsync.ie/articles/bulk-rtb-compliance-letting-agents-ireland.html): A practical agency workflow for keeping a whole book of client tenancies compliant with the Residential Tenancies Board at scale. Explains why RTB compliance breaks for letting agencies (volume, not complexity — every tenancy must be registered on the RTB Form 1 within one month of commencement and re-registered annually under the RTB's annual registration system, so deadlines compound across many landlord clients), the four failure modes (siloed data, hand-calculated deadlines, person-dependent reminders, after-the-fact audit trails), and a six-step workflow: one source of truth, capture each tenancy's commencement date, draft-to-finalise the Form 1, a portfolio-wide compliance dashboard colour-coded compliant/upcoming/overdue and filterable by landlord, automated reminders before each deadline, and a per-tenancy audit trail for RTB mediation/adjudication/Tribunal disputes. Includes a weekly/monthly compliance cadence table, the national rent cap (2% or CPI, whichever is lower) in rent reviews, Part 4 tracking, and how TenantSync automates each step (imports from Letman/CSV/spreadsheet; web + iOS/Android; flat per-portfolio pricing €20/€99/€149/€199 with a 14-day trial). Clarifies that registration is per tenancy (no single bulk-submit) and that "bulk RTB compliance" means running the workflow in bulk. Sourced from rtb.ie; includes a legal disclaimer.
- [Lettings Software Pricing in Ireland: What Should an Agency Actually Pay?](https://blog.tenantsync.ie/articles/lettings-software-pricing-ireland.html): A plain-English guide to letting agent software pricing in Ireland — the two real pricing models (scale-with-you per-property/per-user/percentage-of-rent vs flat per-portfolio tiers), the add-ons that inflate the bill (portal fees, setup/onboarding, payment percentages, per-seat costs, extra bank connections, monthly vs annual), the cost-per-tenancy formula that compares quotes fairly, and what good value looks like at 50/100/200/300 tenancies. Includes a worked cost-per-tenancy table, an ROI framing (a missed RTB registration, an unwound illegal rent increase, a lost landlord client), a June 2026 pricing comparison (TenantSync €20/€99/€149/€199 all-in tiers, Letman from ~€195/mo + €0.60/unit portal, Arthur from ~£70/mo, PayProp % of rent + setup, Re-Leased quote-based) and a pre-signing due-diligence checklist. Pricing figures are flagged as "as published, June 2026 — confirm with each provider".
- [How Irish Letting Agents Can Reduce Admin Time by Up to 50%](https://blog.tenantsync.ie/articles/reduce-admin-irish-letting-agents.html): A transparent, worked example of where a letting agency's recurring admin hours actually go — registering tenancies with the RTB and tracking the 30-day deadline, working out a legal rent increase under the national rent cap (2% or HICP, whichever is lower), reconciling rent to the right tenant via Open Banking, handling Daft.ie/MyHome.ie inquiries, tracking BER/gas/electrical/insurance/AML compliance, and monthly landlord statements and disbursements — and which of these better workflow management can automate to reduce admin by close to half. Frames the 50% as an illustrative tally rather than a study, positions TenantSync as the Irish compliance-and-automation layer that sits alongside an existing CRM such as Acquaint rather than replacing it, and is honest that invoicing, Open Banking, RTB registration, RPZ and lead management are web (not mobile) features. Links to the free RPZ rent-increase calculator and RTB deadline checker.

- [Automate Tenant Onboarding in Ireland: From a Daft or MyHome Enquiry to Move-In (2026)](https://blog.tenantsync.ie/articles/automate-tenant-onboarding-daft-myhome-ireland.html): How Irish letting agents automate the lettings funnel in 2026 — capturing Daft.ie and MyHome.ie enquiries into one inbox, sending instant auto-replies, collecting online applications and documents, setting up the tenancy, registering with the RTB inside 30 days, and reconciling rent via Open Banking. Explains the six stages of the funnel, what is safe to automate versus what stays a human decision, GDPR/Equal Status Acts/PSRA considerations for tenant screening, and a fair comparison of TenantSync (Irish enquiry-to-tenancy with RTB and rent), Property CRM Ireland (sales and lettings CRM with Offr/DocuSign), Goodlord (UK referencing), UK agency CRMs, standalone referencing services and the manual shared inbox.

- [How to Set Rent in Ireland Under the New Rules (2026): A Letting Agent's Guide](https://blog.tenantsync.ie/articles/setting-rent-ireland-2026.html): How letting agents and landlords set and reset rent under Ireland's national rent control rules from 1 March 2026 — the three scenarios (new tenancy, continuing tenancy, rent review), the limited circumstances that allow a market-rent reset, the no-fault eviction restriction, the new RTB Rent Register requirement to justify a market rent with three comparable properties (same local electoral area, similar bedrooms, floor area and BER), the 2%/inflation (CPI) cap reviewed once every 12 months with 90 days' notice, the inflation-only carve-out for new apartments and Student-Specific Accommodation commenced from 10 June 2025, and small vs large landlord rules. Sourced from rtb.ie. Includes a legal disclaimer.

- [How to Migrate Your Agency Portfolio Off Spreadsheets (Without Losing a Tenancy)](https://blog.tenantsync.ie/articles/migrate-letting-agency-off-spreadsheets-ireland.html): The two ways an Irish letting agency can move off spreadsheets onto property management software — a free done-for-you migration where the TenantSync engineering team imports the whole portfolio in one short run from spreadsheets, Letman or other software with no data cleaning needed, or a self-service step-by-step DIY playbook (data audit, cleaning, CSV/Letman import, validating RTB registration and renewal dates, the first Open Banking reconciliation, and team rollout).

- [Best Property Management Software for Irish Letting Agents (2026)](https://blog.tenantsync.ie/articles/best-property-management-software-letting-agents-ireland.html): A buyer's guide for Irish agencies — what agencies need that single-landlord apps lack, an evaluation checklist, why generic UK/US tools (Buildium, AppFolio) miss RTB compliance and the national rent cap, and a fair shortlist comparing TenantSync, Letman, Re-Leased, Arthur, PayProp and spreadsheets on Irish-specific strengths.

- [Looking for a Letman Alternative? An Honest 2026 Comparison for Irish Letting Agents](https://blog.tenantsync.ie/articles/letman-alternative-ireland.html): A fair comparison of Letman and TenantSync for Irish letting agents — client-account accounting, RTB Form 1 automation, the post-March-2026 national rent cap (2% or CPI, whichever is lower), Open Banking rent reconciliation, pricing, and how to migrate.

- [Looking for an Acquaint CRM Alternative in Ireland? An Honest 2026 Comparison for Letting Agents](https://blog.tenantsync.ie/articles/acquaint-crm-alternative-ireland.html): A fair comparison of Acquaint CRM (by UK vendor Bright Logic; often misspelled "Aquaint") and TenantSync for Irish letting and estate agents. Acquaint is a broad all-in-one estate-and-letting agency CRM (sales and lettings, client accounting, diary, marketing, agency websites and Daft/MyHome portal feeds), while TenantSync is an Irish-built lettings-compliance and rent-automation platform (RTB Form 1 draft-to-finalise, the national 2%/CPI rent cap, Part 4 tracking, Open Banking reconciliation, included landlord/tenant portals and native iOS/Android apps). Covers feature comparison, pricing models (Acquaint per-licence + hosting vs TenantSync per-portfolio tiers from €20–€199/month), the March 2026 national rent-control reforms, who should switch and who shouldn't, and CSV/competitor migration. Acquaint capabilities not publicly documented (RTB Form 1, rent-cap calculation, tenant/landlord portals, Open Banking) are flagged as such, not asserted.

- [The Documented Last Review Date: What Irish Valuers Need to Know](https://blog.tenantsync.ie/articles/ipav-rent-cap-valuation-ireland.html): Since March 2026, tenanted investment properties in Ireland require both an OMV and a cap-constrained permitted rent figure. The key variable is the documented date of the last rent review.

- [RTB Rules When One Tenant Moves Out and Another Moves In](https://blog.tenantsync.ie/articles/rtb-tenant-replacement-ireland.html): Joint tenancy, assignment, subletting, rent resets, and RPZ implications under Irish law when a housemate leaves and a new person wants to move in.

- [Self-Manage or Use a Letting Agent? The Irish Landlord's Complete Guide (2026)](https://blog.tenantsync.ie/articles/self-manage-vs-letting-agent-ireland.html): Real costs, workload breakdown, and honest risk analysis for Irish landlords, including how property management software changes the calculation.

- [Notice of Termination Ireland: Landlord's Complete Guide](https://blog.tenantsync.ie/articles/notice-of-termination.html): Notice periods, valid grounds, and the 7 legal requirements a landlord's notice must meet to be valid under the Residential Tenancies Act.

- [Can I Increase My Rent in Ireland? (2026 Complete Guide)](https://blog.tenantsync.ie/can-i-increase-my-rent-ireland.html): National rent control rules post-March 2026 — the 12-month rule, 2%/CPI cap, 90-day written notice requirement, and the end of RPZs.

- [The RTB Registration Deadline Nobody Tells You About](https://blog.tenantsync.ie/articles/rtb-deadline-trap-ireland.html): Landlords have exactly 1 month from a tenant's move-in date to register with the RTB. Consequences of missing the deadline and how to avoid them.

- [How to Find Rent Payments in Your Bank Statement](https://blog.tenantsync.ie/articles/identify-rent-payments-bank-statement-ireland.html): Free browser-based tool for Irish landlords to identify rent transactions in AIB, Bank of Ireland, or Revolut CSV exports.

- [RTB Registration Deadline Ireland 2026](https://blog.tenantsync.ie/articles/rtb-registration-deadline-ireland.html): The 30-day registration window, the 2022 annual renewal change, late fees, and a free deadline checker tool.

- [RPZ Rent Increase Calculator Ireland 2026](https://blog.tenantsync.ie/articles/rpz-rent-increase-calculator-ireland.html): How to calculate the maximum legal rent increase using the inflation (CPI) vs 2% cap rule, with a free calculator tool.

- [The 2026 RTB Compliance Checklist: 21 Things Every Irish Landlord Must Do](https://blog.tenantsync.ie/articles/rtb-compliance-checklist-ireland.html): A 21-point checklist covering registration, rent reviews, notices, minimum standards, and record-keeping.

- [RTB Compliance in Ireland: The Landlord's Complete Guide 2026](https://blog.tenantsync.ie/articles/rtb-compliance-ireland.html): RTB registration, Form 1 workflow, annual renewals, RPZ rent reviews, and audit readiness.

- [The March 2026 Rental Reforms: Complete Landlord & Agent Playbook](https://blog.tenantsync.ie/articles/march-2026-rentals-playbook.html): TMD framework, small vs large landlord classifications, national rent controls, and termination grounds under Ireland's 2026 reforms.

- [The Great Irish Landlord Exodus](https://blog.tenantsync.ie/articles/landlord-exodus.html): RTB notice data analysis showing a surge in sale-linked terminations ahead of March 2026 reforms.

- [New RTB Regulations: What Property Managers Need to Know](https://blog.tenantsync.ie/articles/new-rtb-regulations.html): Student accommodation rules, nationwide rent controls, and compliance requirements for Irish landlords.

## Key Topics

- Residential Tenancies Board (RTB) registration and compliance
- Tenancies of Minimum Duration (TMD) — Ireland's 6-year tenancy framework from March 2026
- National rent control: 2% or CPI cap, 90-day notice requirement
- Rent Pressure Zones (RPZ) — history and post-March 2026 status
- Notice of termination — valid grounds and legal requirements
- Small landlord (≤3 properties) vs large landlord (≥4 properties) rules
- Property management software for Irish landlords

## Contact

- Website: https://tenantsync.ie
- Blog: https://blog.tenantsync.ie/
- Email: contact@tenantsync.ie
- Location: Dublin, Ireland