4. The landlord wants to sell the property.
5. Significant refurbishment of the property is to take place.
6. The use of the property is changing.
It is however important for tenants to note that there is a provision permitting a landlord to serve a notice terminating the tenancy before a Further Part 4 tenancy cycle commences without having to rely on one of the above grounds, although a reason for the termination must be provided.
The reason cited in the sample Notice of Termination is “that the landlord is entitled to terminate the tenancy before a further Part 4 tenancy cycle commences”. The notice must be in accordance with the law which is quite prescriptive, for instance, the notice period must expire on or after the end of the Part 4 tenancy.
The amount of notice needed to end a tenancy depends generally on how long a tenant has lived in the property. It can range from 28 days if the tenant is in occupation for six months, to up to 224 days if the occupation is for more than eight years. The RTB would recommend both landlords and tenants review our sample notices on our website: onestopshop.rtb.ie/ending-a-tenancy/
Tenants should note that if their tenancy is located in a Rent Pressure Zone (RPZ), rents can only rise by up to 4 per cent annually. If tenants vacate and new tenants move in, the same restrictions apply on a landlord when setting the new rent. Outside of an RPZ a landlord can only review the rent once in any 24-month period and landlords cannot set a rent that is in excess of market rent.
The Residential Tenancies Board (RTB) encourages dialogue between landlords and tenants around any concerns that may arise during a tenancy to see if an agreement can be reached to enable the tenancy to continue.
Where an issue cannot be resolved the RTB provides a free mediation service where a trained mediator facilitates both sides in coming to an agreement. There is also the option of an adjudication hearing; this is a formal and confidential process whereby an appointed adjudicator makes a decision, based on evidence presented by both parties, the fee for an adjudication hearing is €15.
Determinations from both mediation and adjudication are appealable to a tenancy tribunal.
Source: Janette Fogarty, head of dispute resolution services, Residential Tenancies Board (RTB.ie) Irish Times, Wednesday 11th April, 2018