What Can a Landlord Do About Rent Arrears in Ireland?
General legal information for Ireland. Last updated 29 September 2026.
A landlord in Ireland who is owed rent must first serve a written warning notice giving the tenant at least 28 days to pay, and send a copy to the Residential Tenancies Board (RTB). Only if the arrears remain unpaid can the landlord serve a notice of termination, which for rent arrears carries a 28-day notice period. Getting either notice wrong can make it invalid.
Step 1: Serve a valid warning notice
The warning notice must be in writing, state the amount owed, and give the tenant at least 28 days to pay. The 28 days run from the date both the tenant and the RTB have received it, so the RTB copy matters. The RTB asks landlords to email warning notices to it at warningnotice@rtb.ie. Our Warning Notice for Rent Arrears template is built for this stage.
Step 2: Serve a notice of termination if the arrears remain
If the tenant has not cleared the arrears after the warning period, the landlord may serve a notice of termination giving 28 days. Since 14 September 2026 the copy of a termination notice must reach the RTB within 7 days of serving the tenant, and the RTB does not recommend sending notices by post, because a notice delivered on a different date to the one stated can be invalid. Email is safer. For notice periods on other grounds, see our guide to tenancy notice periods and eviction notices in Ireland.
Step 3: Use the RTB, not self-help
A landlord cannot change the locks, remove belongings or otherwise force a tenant out. Disputes about arrears, or about the validity of a notice, go to the RTB, which offers mediation and adjudication. RTB determination orders are enforced through the District Court. Tenants who disagree with a notice can also refer a dispute to the RTB within the time limits that apply.
What tenants should do
A tenant who receives a warning notice should check the amount is correct, pay or agree a payment plan in writing where possible, and seek advice early from Threshold or the RTB if the figure is disputed.
Frequently asked questions
Can a landlord evict a tenant for one missed rent payment?
Not straight away. Rent arrears only become a ground for termination after a valid warning notice has been served and the tenant has failed to clear the arrears within the period given.
Can a tenant stop the process by paying the arrears?
Yes. If the tenant pays the full amount stated in the warning notice within the 28-day period, the landlord cannot go on to serve a notice of termination for those arrears.
What if the tenant disputes how much is owed?
Either side can refer the dispute to the Residential Tenancies Board (RTB), which offers mediation and adjudication. A determination order can be enforced through the District Court.
This is general information, not legal advice — read our guide to a consultation with a solicitor of your choice for advice on your situation.
