RTB disputes: a landlord's guide
If a tenancy has gone wrong, an RTB dispute is usually your route to a result, and it is not a court case. The Residential Tenancies Board runs a faster, lower-cost service that ends in a legally binding decision called a determination order. This guide walks a landlord through it: the two routes you can take, what each one costs, how long it tends to take, the evidence to bring, and what happens if the other side ignores the outcome.
How a dispute moves through the RTB
Most disputes follow the same path. You don't have to use every step, and many cases settle early.
- Talk to the other party first. The simplest fix is often a direct conversation or a clear letter. This is a sensible first move, not a formal RTB stage.
- Apply to the RTB, and the case goes to mediation or adjudication. Since July 2025 there is one online application. After you apply, the RTB agrees the route with you.
- You get a decision. A mediated agreement, or an adjudicator's decision.
- Either side can appeal to a Tenancy Tribunal. A three-member panel re-hears the whole dispute.
- The outcome becomes a determination order. This is the final, legally binding result.
- If it is ignored, it is enforced through the District Court. The RTB can help with this.
The rest of this guide takes those steps one at a time.
Costs and timelines
Two things every landlord wants up front: the fees, and the wait.
Fees
| Stage | Fee |
|---|---|
| Mediation | Free |
| Adjudication | €30 to apply |
| Appeal to a Tribunal after mediation | €30 |
| Appeal to a Tribunal after adjudication | €85 |
You do not need a solicitor at any stage, though you can choose to be represented. There is no separate online or paper price for adjudication. It is a single €30 fee.
Timelines
These are the RTB's own average waits from its most recent published figures, for cases received and processed in 2024. They are averages, not guarantees, and they have been coming down as the RTB clears older cases.
| Route | Recent average wait |
|---|---|
| Mediation | About 7 weeks |
| Adjudication | About 17 weeks |
| Tenancy Tribunal | About 15 weeks |
Source: the RTB's latest published figures (2024).
Mind the clock at the other end too. Strict time limits apply to appealing an outcome (covered below) and to bringing certain disputes in the first place, for example a dispute over the validity of a notice of termination. If a notice is involved, check the timing in the notice periods guide before you apply.
First, check your tenancy is registered
This is the single most common thing that trips a landlord up, so it comes first.
To use the RTB's dispute service as a landlord, the tenancy has to be registered with the RTB. You apply with your Registered Tenancy number, and without a registered tenancy you cannot bring a case. A tenant, by contrast, can use the service whether or not you have registered. That asymmetry catches people out, so if there is any doubt, register first.
Not sure where you stand? The RTB registration guide covers how to register, the deadlines, and what counts as late.
Mediation or adjudication
The first stage of a dispute takes one of two routes. You apply once, and the RTB then agrees the route with you, but it helps to know the difference before you do.
Mediation
- Free, voluntary, and confidential. It is now the RTB's default service.
- Usually conducted over the phone, sometimes by video or in person. The mediator speaks to each party separately, so you need not deal with the other side directly.
- If you reach an agreement, it is legally binding and becomes a determination order.
- It stays private. Mediation outcomes are not published on the RTB website. For a landlord who would rather keep matters quiet, that is a real advantage.
- Either party has 10 calendar days to appeal the outcome to a Tribunal.
Adjudication
- €30 to apply. An independent adjudicator holds a hearing, weighs the evidence and the law, and makes a legally binding decision.
- Hearings are usually held remotely by video call. In-person hearings are rare.
- The adjudicator issues a written report. If it is not appealed within 10 working days, it becomes a binding determination order.
Which to choose. Mediation suits a dispute where the relationship is worth keeping and a negotiated outcome is realistic. Adjudication suits a clear-cut matter, like rent arrears or overholding, where you want an independent, binding decision on the evidence. Mediation is free and faster. Adjudication costs €30 and takes longer.
Appealing: the Tenancy Tribunal
If either party is unhappy with the mediation or adjudication outcome, the next step is a Tenancy Tribunal.
- It is heard by a panel of three people, one of whom chairs.
- It is a full re-hearing of the dispute, not a narrow review of the first decision.
- You can bring witnesses and submit further evidence ahead of the hearing.
The deadlines are short, and they differ by route:
| Appeal | Deadline |
|---|---|
| A mediation outcome, to a Tribunal | 10 calendar days from the agreement |
| An adjudication outcome, to a Tribunal | 10 working days from receiving the report |
| A Tribunal decision, to the High Court | 21 calendar days, on a point of law only |
The Tribunal panel issues a determination order with a written report. The only step beyond that is the High Court, and only on a point of law, which means a question about how the law was applied, not a fresh argument about the facts. The RTB can extend a time limit in exceptional circumstances, but plan around the deadline, not the exception.
The determination order, and enforcing it
Whatever route you take, the binding outcome is a determination order. It sets out what must happen and by when, for example paying rent arrears, returning a deposit, or giving up possession.
Here is the part most guides get wrong, and the thing to be clear on: the RTB issues the order, but it does not carry out an eviction or seize money itself. If the other party complies, you are done. If they ignore the order, it is enforced through the District Court in the area where the property is. Note that this is the District Court, not the Circuit Court: enforcement moved there in 2018, and a lot of older articles still get it wrong.
You are not on your own for that step. The RTB can:
- support you if you bring your own District Court enforcement case, or
- in some cases, provide a nominated legal firm and cover some or all of the legal costs. This is discretionary and depends on eligibility under the RTB's enforcement policy, with urgent cases prioritised.
Enforcement requests go to [email protected]. Adjudication and Tribunal orders are published by the RTB. Mediation orders are not.
The evidence to bring
A dispute is decided on what you can show, so the evidence pack matters as much as the argument.
The one rule to get right: submit your evidence to the RTB at least 5 working days before the hearing. Late evidence is not automatically thrown out, but whether it is accepted is then at the adjudicator's or Tribunal's discretion, so do not rely on it. File on time.
A few practical points:
- For adjudication and a Tribunal, your evidence is shared with the other party. For mediation, it is not.
- Redact other people's personal details yourself. The RTB will not do it for you.
- Do not send originals. Keep them, and bring them to the hearing if anything needs to be checked.
A landlord's evidence checklist
- The tenancy agreement or lease.
- Proof the tenancy is registered with the RTB, your prerequisite for using the service.
- A rent record or bank statements showing what was paid and what is owed.
- Written correspondence with the tenant: letters, emails, texts.
- Any warning notice and proof it was served, copied to the RTB the same day.
- The notice of termination and proof of service, copied to the RTB the same day, or it is invalid.
- Dated photos or video of any damage beyond normal wear and tear.
- Any receipts or invoices for repairs or costs you are claiming.
What the RTB can, and can't, do
It helps to know the edges of the service before you rely on it.
What it can do: resolve most disputes between a registered landlord and a tenant, and issue a binding determination order on rent arrears, deposits, possession, damage, breaches of obligations, and the validity of a notice of termination. For a rent-increase dispute, the question is whether the increase followed the rules. The rent rules changed on 1 March 2026, so check the limit with the rent increase calculator, and see the Part 4 and 6-year tenancy guide for how ending a tenancy works now.
What it can't do: it does not run disputes for tenancies that fall outside the Residential Tenancies Act, for example commercial premises, holiday or short lets, or a room let in your own home where you share the space. For those, the route is the courts, not the RTB. The RTB also does not carry out evictions, as covered above.
One thing to keep separate. The RTB's dispute service is not the same as its investigations and sanctions role. Bringing or facing a dispute does not put you under investigation. The two are separate, so a dispute is not a mark against you.
Applying online
Since July 2025, all new dispute applications go through one online form, and you create an account before you apply. From there you apply, pay, submit evidence, track the case, and see hearing dates in one place. Paper applications are still available if you prefer.
People mix up the RTB's two online systems, so to be clear:
- To raise or track a dispute: disputes.rtb.ie
- To register a tenancy (a different system): portal.rtb.ie
If you would rather not apply online, you can post your application to the RTB, or email [email protected].
Most disputes start with the wrong tenant.
When you are through this, RightTenantry helps you choose better next time. We read every application, rank your shortlist fairly, and show you what doesn't add up, so the next tenant is one you chose on the evidence.
When you are ready to let again, our tenant vetting checklist covers what to check, and how to keep it within the Equal Status Acts.
Common questions
How long does an RTB dispute take?
It depends on the route. Based on the RTB's most recent published figures, for 2024, mediation took about 7 weeks on average, adjudication about 17 weeks, and a Tenancy Tribunal about 15 weeks. Those averages have been coming down as the RTB clears older cases. They are averages, not guarantees, so your own case may be quicker or slower.
How much does an RTB dispute cost?
Mediation is free. Adjudication costs €30 to apply. If either party appeals to a Tenancy Tribunal, the fee is €30 after mediation, or €85 after adjudication. You do not need a solicitor for any stage, though you can choose to be represented.
Should I choose mediation or adjudication?
Mediation is free, confidential, and voluntary, and it is not published, so it suits a dispute where the relationship is worth keeping and a negotiated outcome is realistic. Adjudication costs €30 and gives you an independent, binding decision on the evidence, which suits a clear-cut matter like rent arrears or overholding. You apply through one online form, and the RTB then agrees the route with you.
Can I appeal an RTB decision?
Yes. You can appeal a mediation or adjudication outcome to a three-member Tenancy Tribunal, which holds a full re-hearing. The window is short: 10 calendar days after a mediation agreement, or 10 working days after you receive an adjudication report. A Tribunal decision itself can only be appealed to the High Court, on a point of law, within 21 days.
What evidence do I need?
Bring everything that proves the facts of your case, and submit it to the RTB at least 5 working days before the hearing. For a landlord that usually means the tenancy agreement, proof the tenancy is registered with the RTB, a rent record or bank statements, written correspondence with the tenant, any warning notice or notice of termination with proof it was served, and dated photos of any damage. Keep your originals and bring them to the hearing.
Sources
Every figure on this page is drawn from the Residential Tenancies Board, the Courts Service, and Citizens Information, and was checked against those sources in June 2026.
This is general information for Irish landlords, not legal or financial advice. The rules change, so check the current position with the RTB before you act.