hello expatGuideBlog
Create my account
The guide · Ireland

Housing

Renting, buying, lease pitfalls.

Checked on 23 October 2026

Renting a home in Ireland: lease, deposit, rent increases and scams to avoid

In Ireland, you cannot be asked for more than 2 months' rent in advance: a one-month deposit and one month's rent, for any lease entered into since 9 August 2021. Since 1 March 2026, every new tenancy becomes a tenancy of minimum duration of 6 years, renewed in 6-year cycles, once your first 6 months have passed, and the rent can only increase by inflation or by 2% a year at most. Never pay a single euro before you have visited the home in person: rental scams are common, especially at the start of the university year.

Costs
Advance of 2 months' rent at most (one month's deposit and one month in advance), leases entered into since 9 August 2021; rent increase capped at inflation (CPI) or 2% a year, whichever is lower (2026 rule); Rent Tax Credit 2026: €1,000 (€2,000 for a couple taxed together), €1,150 (€2,300 for a couple) announced for 2027 and 2028
Timeframes
Registration of the tenancy with the RTB by the landlord within one month of the start of the tenancy; tenant's notice from 28 days (less than 6 months of tenancy) to 112 days (8 years and over)

Steps

  1. Search and visit. Listings come through property websites, agencies and word of mouth. Always visit in person, meet the landlord or the agent at the property and ask for ID (advice from the Garda, the Irish police).
  2. Check the rent being asked. The RTB (Residential Tenancies Board, the public body for tenancies) publishes a register and a rent index by area: a rent well below the market should alert you.
  3. Sign a written lease and ask for the inventory. The landlord must give you an inventory of the furniture: note the condition of each item, take photos and have it validated in writing. A lease cannot take away the rights provided by law.
  4. Pay the deposit and the first month, against a receipt. At most one month's deposit and one month in advance. Only pay once you are satisfied with the home and the conditions. Pay the real landlord, not the outgoing occupant or an intermediary, by a means that leaves a trace (the Garda advises a cheque or bank draft; the RTB advises avoiding cash). Insist on a signed and dated receipt, with the amount, one for each payment. Know from the start who holds the deposit, the landlord or the agency, and note the landlord's contact details (RTB advice).
  5. Check that the tenancy is registered with the RTB. It is the landlord's job to do so, within one month of the start of the tenancy, then every year. You can ask for a copy of the registration. For a tenancy that must be registered, without registration, no Rent Tax Credit (Revenue).
  6. Claim your Rent Tax Credit (tax credit for rent) in myAccount on revenue.ie: "PAYE Services", "Manage your tax for the current year", "Add new credits", then the section "You and your family" (this in-year route is for a PAYE employee; a self-employed person goes through ROS). Enter the RTB registration number of the tenancy if you have it.
  7. To leave, send a written and signed notice (notice of termination) to the landlord, with the date of sending, the end date and a statement that the landlord can challenge its validity before the RTB within 28 days. The RTB provides a template. Since 1 March 2026, notices can be sent by email.

Documents

  • ID (passport or identity card) and, often, references from a previous landlord or from your employer.
  • Written lease and signed inventory, photos of the condition of the property.
  • Receipts for the deposit and the rent; the rent book that the landlord must give you if you ask for it.
  • RTB registration number of the tenancy (for the Rent Tax Credit and in case of a dispute).
  • PPS number and access to myAccount for the tax credit (sheet IE-NIF-TOUS-001).

Costs and timelines

  • Maximum advance: 2 months' rent (a one-month deposit and one month in advance), leases entered into since 9 August 2021. Exception: a student in student accommodation who pays rent and tuition fees to the same institution can agree to pay more.
  • Return of the deposit: as soon as possible at the end of the tenancy, not necessarily on the day you leave, because the landlord can inspect the property first. They can withhold unpaid rent, outstanding bills, damage beyond normal wear and tear, or a sum if your notice was too short or if you leave before the end of a fixed-term lease. They cannot keep your belongings as security. In case of disagreement, refer the matter to the RTB's dispute resolution service (Residential Tenancies Act 2004, as amended).
  • Rent increases (2026 rule, throughout the country): at most inflation as measured by the CPI index, or 2% a year if inflation is higher. Review possible once a year, with written notice at least 90 days before. The RTB has a calculator for the permitted increase. The Rent Pressure Zones (rent-controlled zones) were extended to the whole country on 20 June 2025, then replaced by this single rule on 28 February 2026.
  • Exceptions to the 2% cap: new apartments and new student accommodation whose construction was notified from 10 June 2025 (CPI cap only).
  • Tenant's notice: 28 days if you have rented for less than 6 months; 35 days from 6 months to 1 year; 42 days from 1 to 2 years; 56 days from 2 to 4 years; 84 days from 4 to 8 years; 112 days beyond. Student accommodation: 28 days.
  • Rent Tax Credit 2026: up to €1,000 per year for a single person, €2,000 for a married couple or civil partners taxed together; planned from 2022 to 2028. Budget 2027 (announced on 6 October 2026, still to be voted: Finance (No. 2) Bill 2026, introduced on 19 October 2026) raises it to €1,150 and €2,300 for the tax years 2027 and 2028.
  • Security of tenure depending on the date of the lease: since 1 March 2026, tenancy of minimum duration of 6 years, renewed in 6-year cycles; from 11 June 2022 to 28 February 2026, indefinite-term tenancy (tenancy of unlimited duration) after 6 months; from 25 December 2016 to 10 June 2022, 6-year cycles (Part 4 tenancy).

Common pitfalls

  • The three scams described by the Garda: the "landlord" who is supposedly abroad and asks for the deposit without a viewing; the one who shows the same property to several applicants, collects several deposits and disappears; keys that do not work after payment. Try the keys, open the door and sign the lease before paying. A victim? Report it at your nearest Garda station.
  • Renting a room in someone's home. If you rent a room in your landlord's home, you are not covered by the tenancy law (Residential Tenancies Act): no RTB registration, less protection. A self-contained unit in their house, however, is covered. The Rent Tax Credit remains possible for this type of tenancy, unless the host is a member of your family (Revenue).
  • Leaving before the end of a fixed-term lease. Even with the right notice, you can lose your deposit, or even have to pay the rent until the end of the lease, unless there is a break clause (break clause), the landlord agrees or the landlord is in breach.
  • Claiming the tax credit without a registered tenancy. Revenue refuses the Rent Tax Credit if the tenancy had to be registered with the RTB and is not. Housing supports (HAP, Rent Supplement, RAS) also rule out the credit.
  • Landlord who lives outside Ireland. You must then withhold tax on the rent and pay it over to Revenue (Citizens Information): find out before signing.
  • Believing the landlord can evict you to sell. For a tenancy entered into since 1 March 2026, a "large" landlord (4 or more rented homes, or a company) can no longer end the tenancy in order to sell, move in or renovate; a small landlord can only do so on specific grounds. Disputes are settled before the RTB.
  • Reminder: the Local Property Tax is owed by the owner, not by you (sheet IE-IMPOTS-TOUS-002).

What changes by country of origin

  • EU and EEA citizens, Swiss citizens: the same rights as the Irish, no restriction on renting. For the Rent Tax Credit, you need a PPS number and a myAccount.
  • British citizens (Scots included): the same situation thanks to the Common Travel Area (common travel zone). Irish rental rules have nothing to do with those of Scotland or England: do not rely on what you know.
  • Students: in student accommodation, no security of tenure, lease of 41 weeks at most unless requested, notice of 28 days, and free exit between 1 May and 1 October.
Official sources (11) ›
  • Citizens Information, "Changes to the rules for renting from March 2026" (page last updated 18 September 2026)
  • Citizens Information, "Rent increases in private rented housing"
  • Citizens Information, "Tenants' rights and responsibilities" (deposit, advance, security of tenure)
  • Citizens Information, "If a tenant wants to end a tenancy" (page last updated 18 September 2026)
  • Citizens Information, "Registering a tenancy"
  • Revenue, "Rent Tax Credit – Qualifying conditions for all claimants" (published 1 January 2026)
  • Revenue, "How to claim the Rent Tax Credit" (published 1 January 2026)
  • Citizens Information, "Budget 2027" (announced 6 October 2026; page last updated 21 October 2026)
  • Department of Finance, "Budget 2027 – Tax Policy Changes" (6 October 2026), point 3.1 "Rent Tax Credit"
  • Residential Tenancies Board (RTB), "Security deposits" (Residential Tenancies Act 2004, as amended)
  • An Garda Síochána, "Fraud" (section "I believe I am the victim of rental fraud")
Moovy

Moovy, our AI assistant

A question about your situation?

Find out what applies to you in Ireland, at any hour: Moovy prepares your file step by step and tells you where to check.

Create my free accountFounders offer on every paid plan, for your first subscription.
Checked on 23 October 2026

Buying a home in Ireland when you come from another country: steps, costs and mortgage

You can buy a home in Ireland with no condition of nationality or residence, but owning property does not in itself give you the right to live there (this makes no difference for a British citizen, who lives in Ireland without conditions, or for a European or a Swiss citizen, who already have this right, subject to conditions beyond 3 months). You need a solicitor (lawyer in charge of the sale), a deposit of at least 10% if you borrow, and stamp duty (property transfer tax) of 1% up to €1 million. Help to Buy, the deposit support, is reserved for first-time buyers who buy or build a new home, and it excludes those who have already owned a home, even abroad.

Costs
Stamp duty (housing): 1% up to €1 million, 2% from €1 to €1.5 million, 6% above (deeds signed since 2 October 2024); minimum deposit of 10% (Central Bank rules, 2023); solicitor's fees not fixed, VAT extra; Help to Buy: up to €35,000 for a new home (contracts signed from 7 October 2026 to 31 December 2029)
Timeframes
Varies: lender's approval in principle, then contract, then final signing; registration in the land register can take months

Steps

  1. Work out your budget. In addition to the price, allow for: stamp duty, the solicitor's fees (with VAT), the lender's costs, mortgage protection insurance and home insurance, any apartment-block charges (management fees). The CCPC (consumer protection agency) offers a budget calculator.
  2. Get an approval in principle (approval in principle) from banks or a broker. The amount depends on the Central Bank limits (see "Costs and timelines").
  3. Choose your solicitor from the start (Law Society directory). They do the conveyancing (all the legal work of the sale). Fees are not fixed: compare several quotes including VAT.
  4. Find the property and compare prices on the Residential Property Price Register (public register of sale prices since 2010). Check the energy rating (BER, compulsory for any sale) and the radon risk in the area.
  5. Make an offer. In a private treaty sale (private treaty), the agent often asks you for a booking deposit (reservation deposit, for example €5,000 or a small percentage): it remains refundable until the contract is signed. At an auction, you sign the contract and pay the deposit immediately.
  6. Have a survey carried out (survey) by a chartered surveyor (Society of Chartered Surveyors Ireland): the seller is not obliged to point out defects to you.
  7. Get the final mortgage approval, then sign the sale contract and pay the deposit (less the booking deposit). After signing, withdrawing can make you lose the deposit.
  8. Completion (closing). Your solicitor checks the title deeds, the lender releases the funds, you receive the keys. The solicitor calculates and pays the stamp duty to Revenue, then has the deed registered with Tailte Éireann (land registry).
  9. After the purchase: declare and pay the Local Property Tax (annual property tax, sheet IE-IMPOTS-TOUS-002); before the sale, your solicitor checks that no arrears are owed on the property.

Documents

  • ID and proof of address; PPS number (requested in particular for tax returns).
  • For the mortgage: payslips, employment contract, bank statements, proof of the deposit (the detail depends on the lender).
  • Sale contract, title deeds, BER certificate, survey report.
  • For Help to Buy: myAccount (employee) or ROS (self-employed) accounts and income tax returns for the last 4 years up to date.

Costs and timelines

  • Stamp duty on a home (deeds signed since 2 October 2024): 1% up to €1,000,000; 2% on the part from €1,000,001 to €1,500,000; 6% above €1,500,000. Purchase of 3 or more apartments in the same building: 1% then 2%. Rate of 15% for the purchase of 10 or more houses within 12 months.
  • Indicative example: for a home at €400,000, stamp duty of €4,000.
  • Central Bank mortgage limits (since 1 January 2023): borrowing of 4 times gross income at most for a first-time buyer, 3.5 times for a buyer who has already owned a home; minimum deposit of 10% of the price for a residence (first-time buyer or not), 30% for a rental investment. Lenders may exceed these limits for a share of their loans (15% of loans to first-time buyers and to other buyers, 10% for rentals).
  • Help to Buy: up to €35,000 (instead of €30,000) for a contract signed, or a construction loan drawn down, between 7 October 2026 and 31 December 2029; within the limit of 10% of the price and of the income tax and DIRT paid in Ireland during the previous 4 years. New home of €500,000 at most, mortgage of at least 70% of the price, with a developer approved by Revenue, and the home occupied as a main residence for at least 5 years.
  • Solicitor's fees, survey, lender's costs, insurance: not fixed, not set by the official sources consulted.
  • Timelines: variable. Registration in the land register can take months, even years, without preventing you from being the owner or from reselling.

Common pitfalls

  • Counting on Help to Buy when you arrive. It refunds the tax paid in Ireland over the last 4 years: with few years of work in Ireland, the amount is small. And if you have ever owned a home, even abroad, you are not entitled to it.
  • Signing the contract without final mortgage approval. If the mortgage is refused after signing, you lose the deposit and may owe penalties.
  • Forgetting that the agent works for the seller. Estate agents (regulated by the PSRA, the property services regulatory authority) defend the seller's interests. Your adviser is your solicitor.
  • Neglecting the survey. A roof that needs redoing, discovered afterwards, is at your expense.
  • Recent income or income outside Ireland. The Central Bank limits apply to everyone; each lender also sets its own requirements (length of time in the job, income in euros, history in Ireland): ask each bank or a broker.
  • Buying to let. 30% deposit, landlord obligations (RTB registration, sheet IE-LOGEMENT-TOUS-001) and tax on rent: get advice.

What changes by country of origin

  • EU and EEA citizens, Swiss citizens: no restriction on buying, the same rules and the same costs as the Irish.
  • British citizens (Scots included): no restriction either. Do not rely on the procedure you know: in Ireland, the reservation deposit remains refundable and nothing commits you before the sale contract is signed (except at auction).
  • If you have owned a home in your country of origin: no Help to Buy. For the mortgage limits, the lender might treat you as a "non-first-time buyer" (3.5 times income instead of 4): ask your bank.
Official sources (8) ›
  • Citizens Information, "Steps involved in buying a home" (page last updated 19 August 2026)
  • Citizens Information, "Costs of buying a home" (page last updated 1 April 2026)
  • Revenue, "Stamp Duty rates" (rates for deeds signed since 2 October 2024; published 22 October 2025)
  • Central Bank of Ireland, "What are the mortgage measures?" (limits in force since 1 January 2023)
  • Citizens Information, "Help to Buy Scheme" (Budget 2027 increase)
  • Revenue, "Help to Buy – How much can you claim?"
  • gov.ie, "Your guide to Budget 2027" (Help to Buy raised from €30,000 to €35,000; published 6 October 2026, updated 19 October 2026 )
  • Citizens Information, "Retiring to Ireland" (no restriction on buying; page last updated 7 October 2026)

These guides give the general rules. Your situation can change the answer: Moovy looks at it with you and tells you when you need a professional.

Other topics

  • Public services and online portals
  • Tax number
  • Healthcare
  • School
  • Work
  • Banking
  • Driving licence and car
  • Retirement
  • Customs and daily life
hello expat
GuideBlogNeed protection?Create my accountLegal noticePrivacyTerms and conditionsLivro de Reclamações (complaints book)
© 2026 Hello Expat