A free tenancy agreement template, updated for the 2026 rules
A clean residential tenancy agreement for a new letting in Ireland, written for the rules that came in on 1 March 2026. Read the plain-English notes below on what each clause means, and what the law settles for you whether the lease spells it out or not. The template itself, a PDF to print and sign and a Word file you can edit, is being finalised now.
Whether you'd call it a lease agreement template, a rental agreement template or a letting agreement, the legal term in Ireland is a residential tenancy agreement, and that's what this is.
Last reviewed June 2026, for tenancies starting on or after 1 March 2026.
The template is on its way
We're finishing the final checks on the template: a PDF to print and sign, and a Word document you can edit first, both free with no email or sign-up. The plain-English notes below already cover what every clause means.
This template is general information for a standard Irish letting, not legal advice. Every letting is different, so have it checked for yours before you rely on it.
A good lease starts with the right tenant. More on making sure of that at the end.
New for 2026
What changed on 1 March 2026
If you're letting a property now, your new tenancy runs under rules that only started on 1 March 2026. Three things matter most for the agreement. After six months, your tenant has security of tenure for a rolling six-year cycle, so a short fixed term no longer ends the tenancy on its own. The rent can be reviewed only once a year, and for most tenancies by no more than the lower of 2% or inflation. And the deposit and money you can ask for upfront are capped. The template and the notes below are written for these rules. Tenancies that started before 1 March 2026 stay on the older Part 4 rules. This template is for new lettings.
Every clause, in plain English
The parties and the property
Who the landlord is, who the tenants are, and the exact address being let. Name everyone who'll live there as a tenant, not just the lead applicant.
The term, and the six-year security
Set the start date, and a fixed term if you want one. You can still use a fixed term like twelve months, but once your tenant has lived there six continuous months without a valid notice, they have security of tenure for a rolling six-year cycle, the Tenancy of Minimum Duration.
From that point, the fixed term ending no longer ends the tenancy by itself; you'd need one of the limited legal grounds. The first six months are different: either side can end the tenancy then for any reason, with the right notice.
The rent, and the once-a-year review
State the monthly rent, when it's due, and how it's paid. You can review the rent once every twelve months at most, and for most tenancies the increase is capped at the lower of 2% or inflation. (A narrow exemption applies to certain newly built apartments. If that might be you, check the position before relying on the cap.) For a brand-new tenancy you can set the opening rent at the market rate, backed up by comparable rents on the RTB's rent register.
The deposit and money upfront
You can ask for a deposit of no more than one month's rent, plus up to one month's rent in advance, two months upfront in total, and no more. Note the deposit amount, and that you'll return it at the end less only what's lawfully owed, like unpaid rent or damage beyond normal wear and tear.
Notice periods
How much notice each side has to give depends on how long the tenancy has run, from 90 days early on, up to 224 days for the longest tenancies. The full table is in our notice-periods guide. One rule worth pinning: a landlord's notice of termination has to be sent to the RTB the same day it's given to the tenant, or it isn't valid.
The inventory
List the furniture, appliances and the condition of the property at the start, ideally with photos. It's what you'll both refer back to over the deposit. The RTB publishes an inventory and condition report template you can use alongside this one.
RTB registration
Register the tenancy with the RTB within a month of it starting, and renew it every year. It's a legal requirement, and it's separate from the agreement itself. Our step-by-step RTB registration guide walks through it.
The rent book
Separate again from the lease: you have to give your tenant a rent book, or an equivalent record, showing the tenancy details and the rent paid. Handing over a signed agreement doesn't cover this. It's its own obligation, and refusing one is an offence.
What the law decides, whatever the lease says
This is the part the template mills leave out. Some rights and duties hold no matter what the agreement says. A clause that tries to remove them simply has no effect. Whatever you write, these apply.
You, as the landlord, must:
- Let the tenant live there peacefully and privately. Only enter with their permission, except in a genuine emergency.
- Carry out repairs within a reasonable time, or cover essential ones the tenant has to arrange.
- Provide waste facilities where you can, and insure the structure.
- Return the deposit promptly at the end, less only what's lawfully owed.
- Meet minimum housing standards, register the tenancy with the RTB, and provide a rent book.
Your tenant must:
- Pay the rent in full and on time.
- Not cause damage beyond normal wear and tear.
- Not behave anti-socially.
- Let you in, by appointment, for repairs and inspections.
- Tell you when something needs fixing.
The template is written to sit inside these rules, not pretend they aren't there.
This template follows the RTB's official sample agreement, updated for the same March 2026 rules. The RTB's version carries the regulator's authority; ours pairs it with the plain-English notes above. If you'd rather work straight from the source, the RTB publishes its own sample tenancy agreement and inventory template.
Common questions
Is a written tenancy agreement required in Ireland?
Not always. A tenancy can be verbal and still be valid, and most month-to-month lettings are. But a lease for a fixed term of more than a year has to be in writing to be enforceable, and a written agreement is worth having either way. Whichever you choose, you still have to give the tenant a rent book.
What should a tenancy agreement include?
The people and the property, the start date and any fixed term, the rent and when it's reviewed, the deposit, each side's obligations, the notice periods, and an inventory. It can't reduce the rights either side has by law. Those hold whatever the lease says.
Can I still use a fixed-term lease under the new rules?
Yes, you can still set a fixed term, like twelve months. But once your tenant has been there six months, they have security for the six-year cycle, so the fixed term ending doesn't end the tenancy on its own the way it used to. The lease can't undercut that protection.
How much deposit can I ask for?
At most one month's rent as a deposit, plus one month's rent in advance, two months upfront in total, and no more.
Do I have to register the tenancy with the RTB?
Yes. Register the tenancy with the RTB within a month of it starting, and renew it every year. It's separate from the agreement itself.
Before you put a name on it
A lease is only as sound as the tenant you sign it with. RightTenantry reads every application, cross-checks the income against the job, the references against each other and the dates against the story, and ranks your shortlist fairly, never on a protected ground. So the name on the agreement is one you've actually checked.
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.