Part 4 Tenancy in Ireland
What security of tenure means, when it starts, and which of the three sets of rules applies to your tenancy depending on the date it began.
A Part 4 tenancy is the security of tenure a tenant in Ireland gains automatically once they have lived in a rented home for six continuous months without being served a valid notice of termination. From that point the landlord can only end the tenancy on limited legal grounds, whatever the written agreement says. Which rules then apply depends on when the tenancy began. Tenancies from 1 March 2026 run in rolling six year cycles called a Tenancy of Minimum Duration. Tenancies from 11 June 2022 to the end of February 2026 are tenancies of unlimited duration. Older tenancies run the original Part 4 six year cycles. You do not apply for any of this and it cannot be signed away.
What a Part 4 tenancy is
Part 4 takes its name from Part 4 of the Residential Tenancies Act 2004, which created security of tenure for private renters. It works automatically. A tenant does not apply for it, does not have to ask, and does not need it written into the lease. After six continuous months in the property with no valid notice of termination served, the protection exists.
It also cannot be contracted out of. A clause in a written agreement saying the tenant waives Part 4 rights, or that the tenancy simply ends when a fixed term expires, has no effect. This is the single most common misunderstanding on both sides: a fixed term of twelve months does not mean the tenant leaves at twelve months. If you are drawing up a new letting, our free Irish tenancy agreement generator writes the term correctly and leaves the statutory rights intact.
Which set of rules applies to your tenancy
Three regimes now run side by side. The date the tenancy began decides which one governs it, and existing tenancies were not moved onto the new rules.
| Tenancy began | What applies | Duration |
|---|---|---|
| Before 11 June 2022 | Original Part 4 | Six year cycles |
| 11 June 2022 to 29 February 2026 | Tenancy of unlimited duration | Indefinite |
| From 1 March 2026 | Tenancy of Minimum Duration | Rolling six year cycles |
The six year cycle from March 2026
For tenancies created from 1 March 2026, the Residential Tenancies (Miscellaneous Provisions) Act 2026 introduced the Tenancy of Minimum Duration. It runs for six years. During that period the landlord can only end the tenancy on a small number of grounds, and which grounds are open depends on the size of the landlord's portfolio.
At the end of the six years the landlord has a window in which wider grounds become available, including sale, occupation by the landlord or a close family member, substantial refurbishment and change of use, though these are restricted for landlords with four or more tenancies. If the landlord does not end the tenancy at that point, a new six year cycle begins and the restrictions start again.
The first six months
The six month qualifying period is common to all three regimes and it is where most tenancies are lost. During those first six months a landlord may end the tenancy without giving a reason, provided they give proper written notice. The protection only attaches once the six months are complete and no valid notice has been served in that time.
The word doing the work is valid. A notice served in month five that turns out to be defective, for example because it was unsigned or the notice period was short, does not stop the clock. If the six months complete, the tenant has security of tenure.
How a Part 4 tenancy can be ended
Once security of tenure exists, a landlord needs a permitted ground and must give the full notice period for the length of the tenancy, which ranges from 90 to 224 days. The grounds available depend on when the tenancy started and, for tenancies from March 2026, on whether the landlord holds one to three tenancies or four or more. The notice of termination guide sets out both the notice periods and the grounds in full.
A tenant can end the tenancy at any time by giving their own notice, which is much shorter, between 28 and 112 days depending on how long they have been there.
Common questions
What is a Part 4 tenancy?
It is the security of tenure a tenant gains automatically after six continuous months in a rented home without a valid notice of termination. From that point the landlord can only end the tenancy on limited legal grounds.
How long does a Part 4 tenancy last?
It depends on when the tenancy began. Tenancies from 1 March 2026 run in rolling six year cycles. Tenancies from 11 June 2022 to February 2026 are of unlimited duration. Tenancies before that run the original six year Part 4 cycles.
Do I have to apply for Part 4 rights?
No. Part 4 applies automatically once the six month qualifying period is complete. There is no form, no application and no need to notify the landlord or the RTB.
Can a lease say the tenant gives up Part 4 rights?
No. Security of tenure cannot be contracted out of. A clause purporting to waive Part 4 rights, or to end the tenancy automatically when a fixed term expires, has no legal effect.
Does a fixed term lease end the tenancy when it expires?
No. If the tenant has been in place six months without a valid notice of termination, the tenancy continues past the end of the fixed term and the landlord needs a permitted ground to end it.
Did existing tenancies move onto the new six year rules?
No. The Tenancy of Minimum Duration applies to tenancies created from 1 March 2026. Tenancies that already existed continue under the rules that applied when they were created.
Related free tools and guides: Notice of Termination · RTB Registration · RTB Rent Review Notice Checker · Rent Increase Calculator · Compliance guides