Notice of Termination in Ireland
Eviction notice periods in Ireland, for landlords and for tenants, what makes a notice valid, and the grounds a landlord can rely on under the rules in force from 1 March 2026. In Irish law the document people call an eviction notice is a notice of termination.
A notice of termination is the written notice that ends a tenancy in Ireland. It is what most people mean by an eviction notice, and it is the only lawful way to evict a tenant here: there is no separate eviction process, and a landlord cannot remove a tenant without one. The notice period depends on how long the tenancy has run, and it is not the same for both sides. A landlord ending a tenancy must give between 90 and 224 days. A tenant ending a tenancy must give between 28 and 112 days. The notice must be in writing, signed, dated, and must state the termination date. For tenancies created from 1 March 2026, a landlord can only end a tenancy on limited grounds, and those grounds are narrower for landlords with four or more tenancies.
Maintained by Rentalize, a Dublin-based property management software company (CRO 765596) whose platform is used across Ireland and the UK by private landlords, letting agents, property management companies, developers and funds, local authorities and approved housing bodies. Written against the Residential Tenancies Act 2004 as amended, and the termination rules in force from 1 March 2026. Last reviewed August 2026.
Eviction in Ireland and the notice of termination
Ireland has no separate eviction procedure. The single lawful route to end a tenancy is a notice of termination, so an eviction notice, a notice to quit and a notice of termination all describe the same document. A landlord who changes the locks, removes belongings or cuts off services instead of serving one has carried out an illegal eviction, which the RTB can treat as unlawful and award damages for.
The practical consequence is that the eviction notice period is simply the notice period set out below: 90 to 224 days where the landlord is ending the tenancy, and 28 to 112 days where the tenant is. Both are set by how long the tenancy has run. If the tenant does not leave on the termination date, the landlord cannot remove them directly. The next step is a dispute referral to the RTB, and only a court can order possession.
How much notice a landlord must give
The period runs from the length of the tenancy on the date the notice is served, not the date it expires. These are the periods that apply when a landlord ends a tenancy.
| Length of tenancy | Notice the landlord must give |
|---|---|
| Less than 6 months | 90 days |
| 6 months to 1 year | 152 days |
| 1 year to 7 years | 180 days |
| 7 years to 8 years | 196 days |
| More than 8 years | 224 days |
How much notice a tenant must give
A tenant leaving of their own accord gives considerably less notice than a landlord ending the tenancy. This is the single most common point of confusion, because the two tables look similar and are not.
| Length of tenancy | Notice the tenant must give |
|---|---|
| Less than 6 months | 28 days |
| 6 months to 1 year | 35 days |
| 1 year to 2 years | 42 days |
| 2 years to 4 years | 56 days |
| 4 years to 8 years | 84 days |
| 8 years or longer | 112 days |
A tenant can give shorter notice in specific circumstances, including where the landlord has breached their obligations, where there is a serious risk to safety, and in Student Specific Accommodation, which has its own rules.
What makes a notice of termination valid
A notice that is short of any one of these is invalid, and an invalid notice does not end the tenancy. The clock simply does not start. The same is true at the other end of a tenancy: a letting that starts without a Notice of Rent Setting has an unenforceable rent, so it is worth starting from our free tenancy agreement generator.
- It is in writing. A verbal notice, a text message or a phone call does not end a tenancy.
- It is signed by the landlord or their authorised agent.
- It states the date it was served.
- It states the termination date, and the tenant has the whole of that day to vacate.
- It gives at least the full notice period for the length of the tenancy.
- Where the tenancy has Part 4 protection, it states the ground being relied on.
- A copy is sent to the RTB at the same time it is served on the tenant.
The grounds a landlord can rely on
Once a tenant has been in place six months without a valid notice, the tenancy has security of tenure and the landlord needs a ground. Which grounds are open depends on when the tenancy began.
Tenancies created before 1 March 2026 can be ended on breach of tenant obligations including non-payment of rent, the property no longer suiting the tenant's needs, intent to sell within nine months, the landlord or an immediate family member needing to live there, substantial refurbishment, or a change of use.
Tenancies created from 1 March 2026 are narrower. Every landlord can still end a tenancy where the tenant fails to meet their obligations or does not pay rent, and where the property no longer suits the tenant's needs. Beyond that, what is available depends on how many tenancies the landlord holds.
Small landlords and large landlords
The 2026 Act splits landlords by portfolio size, and it is a real split rather than a formality. A landlord with three tenancies and a landlord with four are treated differently.
| Small landlord (1 to 3 tenancies) | Large landlord (4 or more) | |
|---|---|---|
| Tenant breach or non-payment | Yes | Yes |
| Property no longer suits tenant | Yes | Yes |
| Sale to avoid undue hardship | Yes, during the cycle | No |
| Landlord or close family moving in | Yes, during the cycle | No |
| Refurbishment or change of use | At the end of the 6 year cycle | No |
Why notices get struck down
Most notices that fail at the RTB fail on process rather than on the merits of the landlord's reason. The common causes are a notice period counted from the wrong date, a missing signature, no statement of the ground where one was required, no copy sent to the RTB, or a termination date that falls a day short. Because an invalid notice does not end the tenancy, the landlord serves again and starts the full period over, which on a tenancy of several years means another six months.
Common questions
What are the typical eviction notice periods in Ireland?
An eviction notice in Ireland is a notice of termination, and the period depends on how long the tenancy has run and on who is ending it. A landlord must give between 90 and 224 days. A tenant must give between 28 and 112 days. There is no shorter eviction route, and no separate eviction process outside the notice of termination.
Is a notice of termination the same as an eviction notice?
Yes. Eviction notice, notice to quit and notice of termination all mean the same document in Ireland. Only the notice of termination has legal effect, and it must be in writing, signed, dated, state the termination date and be copied to the RTB. A landlord who changes the locks or removes a tenant's belongings without serving one has carried out an illegal eviction.
How much notice does a landlord have to give in Ireland?
Between 90 and 224 days, depending on how long the tenancy has run. It is 90 days under six months, 152 days from six months to a year, 180 days from one to seven years, 196 days from seven to eight years, and 224 days beyond eight years.
How much notice does a tenant have to give?
Between 28 and 112 days. It is 28 days under six months, 35 days to one year, 42 days to two years, 56 days to four years, 84 days to eight years, and 112 days beyond that. Tenant notice periods are much shorter than landlord notice periods.
Does a notice of termination have to be in writing?
Yes. It must be in writing, signed, dated, and it must state the termination date. A verbal notice, a text or an email exchange does not validly end a tenancy.
Does the RTB get a copy of the notice?
Yes. A copy must be sent to the Residential Tenancies Board at the same time the notice is served on the tenant. Failing to do so is one of the more common reasons a notice is later found invalid.
What happens if the notice is invalid?
It does not end the tenancy. The tenancy continues as if no notice had been served, and the landlord has to serve a fresh notice giving the full period again from the new service date.
Can a landlord end a tenancy just because the fixed term is up?
No. Once a tenant has been in place six months without a valid notice of termination, the tenancy has security of tenure regardless of what the written agreement says, and the landlord needs one of the permitted grounds.
Related free tools and guides: RTB Rent Review Notice Checker · RTB Registration · Part 4 Tenancy · Rent Increase Calculator · Compliance guides