Notice of Termination for Rent Arrears Ireland

Rent arrears is one of the most common grounds used by Irish landlords to terminate a tenancy. Under Section 34(a) of the Residential Tenancies Act 2004, a landlord may terminate a Part 4 tenancy where the tenant has failed to pay rent.

Key Points for Landlords

No statutory declaration is required for rent arrears notices
Document the amount owed and dates of non-payment before serving
A prior warning notice is recommended but not strictly required by legislation
Notice period is calculated from the date of service, not the date of drafting
The RTB recommends sending by registered post as evidence of service

Important: If the tenant disputes the arrears figure at an RTB hearing, having bank statements and rent records is essential. Serve the notice only after arrears are clearly established.

Generate your notice now

Ground pre-selected · Notice period auto-calculated · Correct RTA 2004 section cited · Free preview · €14.99 to download

Generate My Notice of Termination

Frequently Asked Questions

Do I need to give the tenant a warning before serving notice for arrears?

The Residential Tenancies Act 2004 does not require a formal warning notice before serving a termination notice on grounds of rent arrears. However, the RTB strongly recommends prior written communication. A written warning strengthens your position if the matter proceeds to a dispute hearing.

Can I terminate if rent is only one month overdue?

Yes. Section 34(a) does not specify a minimum arrears threshold. However, serving notice after a single missed payment without prior contact may be viewed unfavourably by an RTB adjudicator. Document your communication attempts with the tenant before serving.

What notice period applies for rent arrears?

The notice period is the same as for any other ground — it depends on how long the tenancy has been in place at the date of service. Tenancies under 6 months: 28 days. 6 months to 1 year: 35 days. Up to 8+ years: 224 days. RTBNotice.ie calculates this automatically from the tenancy start date.

Not legal advice: RTBNotice.ie is a document generation tool. For complex tenancy situations, disputed facts, or illegal occupancy, consult a qualified solicitor or the Residential Tenancies Board directly.

Related Guides

See our full guide to serving a Notice of Termination in Ireland, covering all 6 grounds, notice periods, statutory requirements, and how to serve correctly under the Residential Tenancies Act 2004.