How Do I Evict Someone in Ireland?

Landlords seeking to end a tenancy must send a "Notice of Termination letter" and submit a copy to the Residential Tenancies Board simultaneously. The notice must specify the required notice period for validity.

Can You Evict a Tenant Without Notice?

Eviction without notice is illegal. This includes preventing tenant access or removing belongings without proper procedures. Tenants may pursue legal action to regain property access.

Can the RTB Evict a Tenant?

The Residential Tenancies Board receives notice copies but only intervenes if tenants fail to comply with eviction orders.

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On What Grounds Can a Landlord Evict a Tenant?

Eviction grounds depend on lease terms and tenancy duration. Landlords require legitimate reasons; otherwise, eviction cannot proceed.

When Can I Evict a Tenant?

Before 6 Months: Landlords may terminate with seven days' notice for extreme antisocial behaviour or lease non-compliance. For non-fixed tenancies, landlords can end agreements without reason using 90 days' notice.

After 6 Months: Notice periods increase based on tenant occupancy duration. Landlords must provide valid eviction reasons.

What Valid Reasons Are There To Evict a Tenant?

  1. Tenant Failing Their Obligations — Non-payment of rent, substantial property damage, or antisocial conduct
  2. Property Sale — Selling within nine months
  3. Owner Occupancy — Personal use or housing immediate family members
  4. Use Change — Converting from residential to commercial purposes
  5. Refurbishment — Substantial property renovations or reforms

How Long Does it Take to Evict a Tenant in Ireland?

Notice periods correlate with tenant occupancy duration.

How Long Does it Take to Evict a Tenant in Ireland comparison table
Length of Tenancy Notice Required
Less than 6 months 90 days
6 months to 1 year 152 days
1 year to 7 years 180 days
7 to 8 years 196 days
8 years or longer 224 days

What Exceptions Are There?

  1. Non-Compliance with Tenant Obligations — Issue warning letter; provide 28 days' notice if unresolved
  2. Rent Arrears — Give 28 days to settle; issue 28 days' eviction notice if unpaid. Cannot evict tenants receiving social assistance
  3. Mutual Agreement — Both parties may negotiate shorter or longer notice periods (cannot be included in initial tenancy agreement)

House shares follow identical eviction procedures; individual notices required for multiple tenants.

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How Do I Write an Eviction Notice to My Tenant?

Valid eviction notices must include:

  • Written Format — Physical copies required; emails are invalid
  • Signature — Personal landlord signature or authorised agent signature
  • Date — Notice date and tenancy end date stated
  • 24-Hour Period — Tenant has full 24 hours on final day to vacate
  • Termination Reason — Specific reason statement required for RTB acceptance
  • Appeal Period — 90-day appeal window to Residential Tenancies Board stated

Frequently Asked Questions About eviction

No. Eviction without proper notice is illegal in Ireland. Landlords must issue a written Notice of Termination and submit a copy to the Residential Tenancies Board (RTB). The notice must include a valid reason and the correct notice period based on the length of tenancy.

The notice period depends on tenancy length: 90 days for tenancies under 6 months, up to 224 days for tenancies of 8 years or more. Exceptions exist for non-compliance with tenant obligations (28 days) and rent arrears (28 days after a warning period).

Valid reasons include tenant failure to meet obligations (e.g. non-payment of rent, antisocial behaviour), property sale within nine months, owner occupancy, change of use from residential to commercial, and substantial property refurbishment. Fixed-term leases can only be terminated for tenant obligation failures.

A valid notice must be in written format (not email), signed by the landlord, include the notice date and tenancy end date, state the termination reason, and inform the tenant of their right to appeal to the RTB within 90 days. The tenant has a full 24 hours on the final day to vacate.