Since 20 June 2025, the whole of Ireland is treated as a Rent Pressure Zone (RPZ). That means almost every rent increase is now capped — and a great many of the increases landlords serve are, in fact, invalid. If yours breaks the rules, you do not have to pay it. This guide explains exactly when a rent increase is unlawful and how to push back.
Key Points
- RPZ rules now apply nationally — your tenancy is almost certainly covered
- Rent can rise by no more than the lower of inflation (HICP) or 2% per year
- Rent can only be reviewed once every 12 months
- You must get at least 90 days' proper written notice
- Break any one of these and the increase is invalid — you can dispute it
The Four Tests for a Valid Rent Increase
1. The amount — the 2% cap (Section 19(4))
In an RPZ, an increase cannot exceed the lower of general inflation (the HICP index) or 2% per year, calculated under Section 19(4) of the Residential Tenancies Act 2004. A jump from €1,500 to €1,800 — a 20% rise — is a textbook invalid increase.
2. The frequency — once every 12 months (Section 20)
Rent can be reviewed no more than once in any 12-month period, and not within the first 12 months of the tenancy. A second increase inside a year is invalid.
3. The notice — 90 days, in the right form (Section 22)
You must receive at least 90 days' written notice in the prescribed form, stating the current rent, the new rent, and the date the new rent takes effect. A verbal increase, a text message, or short notice does not count.
4. The evidence — comparable rents (Section 22(2))
In an RPZ, the landlord must also provide details of three comparable rents for similar dwellings in the area. If they did not, the notice is defective.
How to Dispute It
The effective first step is a clear, written letter to your landlord that names the specific section of the Act being breached and states that you will refer the matter to the RTB under Section 76 if it is not withdrawn. A referenced letter reads very differently from a complaint — many landlords back down once they see you know the law. If it isn't resolved, you can apply to the RTB for dispute resolution (currently €15 online).
Generate your rent-increase dispute letter
Cites the RPZ cap, the 12-month rule and the notice requirements · Your figures and dates placed in · Free preview · €19 to download
Generate My Dispute LetterFrequently Asked Questions
How much can my landlord increase the rent in Ireland?
In a Rent Pressure Zone — now nationwide — by no more than the lower of inflation (HICP) or 2% per year, once every 12 months, with at least 90 days' written notice.
Is a rent increase above 2% legal?
Generally no. Above the lower of inflation or 2% per year in an RPZ, the increase is invalid and can be disputed at the RTB.
What can I do about an invalid rent increase?
Write to your landlord disputing it and citing the Residential Tenancies Act 2004. If unresolved, refer it to the RTB under Section 76.
How long do I have to dispute a rent increase?
Raise it promptly — ideally before you pay the new rent. You can then refer it to the RTB for dispute resolution.
Related Guides
See also: getting a deposit back when a landlord won't return it, challenging an invalid eviction notice, and how to write an RTB dispute letter.