An invalid Notice of Termination means your tenancy cannot end — courts have struck down notices for missing a single required element.
Residential Tenancies Act 2004 · RTB Compliant

Notice of Termination.
Done correctly.

Generate a legally valid, RTB-compliant Notice of Termination in 5 minutes. Correct notice period auto-calculated. All 6 statutory grounds covered.

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References Residential Tenancies Act 2004
Notice period auto-calculated from tenancy start date
All 6 statutory grounds covered
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Why this matters

A single mistake invalidates
the entire notice.

Under the Residential Tenancies Act 2004, a Notice of Termination must meet strict legal requirements. The RTB and the courts have struck down countless notices — meaning landlords had to restart the entire process from scratch, often losing months of rent.

The notice must be in writing, signed, state the correct termination date, cite the correct statutory ground, and in some cases be accompanied by a statutory declaration.

Every element in your generated notice links directly to the Residential Tenancies Act 2004 on irishstatutebook.ie — so you can verify everything yourself.

Common Mistakes
Errors That Invalidate a Notice
Wrong notice period
Notice period must match tenancy duration under Section 66 RTA 2004 — too short = invalid
Missing statutory ground
After 6 months, landlords must cite one of the 6 grounds in Section 34 RTA 2004
No statutory declaration
Grounds such as sale, landlord required, or refurbishment require a sworn declaration
Incorrect termination date
The date must be at least the full notice period from the date of service, not drafting
Not signed by landlord
Must be signed personally by the landlord or an authorised agent — unsigned = void
Real example

This is what your notice looks like

SAMPLE NOTICE
24 May 2026
Michael Murphy & Sarah Murphy
14 Elm Grove, Ballsbridge, Dublin 4
Notice of Termination of Tenancy
Property: 14 Elm Grove, Ballsbridge, Dublin 4
RTB Registration No: 123456789

Dear Michael Murphy and Sarah Murphy,

I, James O'Brien, of 22 Maple Avenue, Ranelagh, Dublin 6, being the landlord of the above property, hereby give you Notice of Termination of your tenancy of the dwelling at 14 Elm Grove, Ballsbridge, Dublin 4, in accordance with Section 62 of the Residential Tenancies Act 2004 (as amended).

The tenancy commenced on 24 May 2022. The duration of the tenancy is 4 years. Pursuant to Section 66 of the Residential Tenancies Act 2004, the required notice period is 112 days.

The termination date of this tenancy is 13 September 2026, being not less than 112 days from the date of service of this notice.

The ground for termination is that the landlord intends to sell the dwelling, as provided for under Section 34(d) of the Residential Tenancies Act 2004. A statutory declaration confirming this intention accompanies this notice as required.

You are required to vacate the dwelling on or before the termination date stated above.

Signed: James O'Brien
Landlord
24 May 2026
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Tenancy details
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Your notice will cite the correct section of the Residential Tenancies Act 2004 with the exact statutory ground and auto-calculated notice period. We do not retain your personal data after your notice is generated.
Include all tenants named on the tenancy agreement
Date the tenancy commenced — on your lease or RTB registration
From your RTB registration confirmation
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Legal References in Your Notice
Verify each section on the official Irish legislation database
All references verified against irishstatutebook.ie
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Watermark removed. Correct notice period, statutory ground, and termination date. Ready to sign and serve. Your clean notice appears instantly — save as PDF in one click.

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vs. €150–300 to have a solicitor draft the same notice

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Correct notice periodAuto-calculated per RTA 2004
Statutory ground citedExact RTA 2004 section reference
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Simple process

Three steps to a valid notice

01
Enter your tenancy details
Landlord name, tenant name, property address, start date, and ground for termination. We calculate the correct notice period automatically from the tenancy duration.
💡 Have your lease or RTB registration handy for the start date.
02
Preview your notice for free
Your notice is generated instantly with the correct RTA 2004 section, termination date, and statutory ground. Read the full notice before paying anything.
💡 Free preview — you only pay to download the clean, signable PDF.
03
Sign and serve
Print, sign, and serve the notice on your tenant by personal delivery or registered post. Keep a copy and record the date of service — this is when the notice period begins.
💡 Registered post provides proof of service if disputed at the RTB.
Common questions

Landlord FAQ

What are the notice periods for terminating a tenancy in Ireland? +
Notice periods under Section 66 of the Residential Tenancies Act 2004 (as amended 2022): less than 6 months — 28 days; 6–12 months — 35 days; 1–2 years — 42 days; 2–3 years — 56 days; 3–4 years — 84 days; 4–5 years — 112 days; 5–6 years — 140 days; 6–7 years — 168 days; 7–8 years — 196 days; 8+ years — 224 days. Your notice period is auto-calculated when you enter the tenancy start date.
What grounds can a landlord use to terminate a tenancy? +
After the first 6 months, a landlord can only terminate under one of 6 grounds in Section 34 of the RTA 2004: (a) rent arrears; (b) anti-social behaviour; (c) property required by landlord or family member; (d) landlord intends to sell; (e) substantial refurbishment; (f) change of use. In the first 6 months of a tenancy, no ground is required.
Do I need a statutory declaration? +
Yes — for grounds (c) property required, (d) sale, and (e) refurbishment, you must provide a statutory declaration confirming your intention. This must be sworn before a solicitor or commissioner for oaths. Your generated notice will indicate whether a declaration is required and what it must state.
How must I serve the notice? +
Under Section 6 of the RTA 2004, a notice must be served by: personal delivery to the tenant, leaving it at the dwelling, or sending it by registered post. The notice period begins from the date of service — not the date you drafted it. Registered post provides evidence of service if the tenant disputes it at the RTB.
What happens if the notice is invalid? +
An invalid notice has no legal effect — the tenancy continues as if it was never served. You must start the process again from scratch with a correct notice, losing all the time already elapsed. The RTB and courts have been strict in applying these requirements. A new valid notice must be served and the full notice period runs again from that date.
What if the tenant refuses to leave? +
If the tenant remains after a valid notice expires, you can apply to the RTB for a dispute resolution hearing. The RTB can issue a determination order requiring the tenant to vacate. If the tenant still refuses, the order can be enforced through the Circuit Court. Do not attempt to physically remove a tenant or cut off utilities — this constitutes an illegal eviction under Section 78 of the RTA 2004.
Is this legal advice? +
No. RTBNotice.ie is a document generation tool. The notice correctly references the Residential Tenancies Act 2004 and applicable notice periods, but this is not legal advice and we are not solicitors. For complex cases — disputes, illegal occupancy, or properties with multiple tenancies — we recommend consulting a solicitor or the RTB directly.