41 weeks
Maximum term
In TenantSync
Available nowEvery agreement counts its weeks as you write it, and one over 41 weeks is refused unless you record that the student asked for longer.
For student accommodation
Run student accommodation to Irish rules, from booking to deposit return
Bookings, intake, rent, repairs, move-out and owner statements for every room in your complex — with the rules that make student-specific accommodation different built in: 41 weeks, 28 days’ notice, no Part 4, a separate RTB register and the right rent cap for your building.
14-day free trial
No credit card required
Import your intake from a spreadsheet
41 weeks
Maximum SSA term, unless the student asks
28 days
Notice to end, either side
CPI / 2%
Rent cap, applied to your building
€40
RTB fee per tenancy, every year
The problem
Student accommodation isn’t a normal letting business. Most software treats it like one.
Without TenantSync
Next year’s rooms are booked from a spreadsheet: who was offered what, whose deposit arrived, and which returning students are past their cancellation deadline.
Hundreds of students arrive in the same fortnight, and every one needs an agreement and an RTB registration within a month — with a €10 late fee for every month it slips.
Rent arrives weekly, per semester or in instalments, from students and from their parents, and matching it up is a spreadsheet job every Monday.
Repairs come in through a web form, emails and the front desk, and in a complex of a few hundred rooms nobody can tell which room is waiting, or for how long.
At move-out every apartment needs an inventory, a meter reading and an electricity split before a single deposit goes back — and any deduction can be disputed at the RTB.
Apartments in the same complex often belong to different owners, and each one expects a statement every month.
With TenantSync
An occupancy board for each academic year shows every room as free, offered, deposit paid, signed or checked in. Offers lapse on their own, deadlines are tracked, and signing a booking creates the agreement.
Import the intake from a spreadsheet, send every agreement for e-signature at once, and get one Form 1 draft per agreement with the student-specific accommodation box ticked. You submit through the RTB portal; anything overdue is flagged with its late fee.
Put one agreement or the whole intake on a payment plan, with a parent or guarantor as payer. Each room has its own payment reference, and on Standard and above Open Banking matches each transfer to the right tenancy.
Students report problems with their room already filled in. Staff see requests by apartment, book the contractor’s visit, and see how quickly each apartment and each contractor is dealt with.
Inventories with photos are compared with move-in and signed by the student. Closing meter readings split the electricity across the apartment, and no deduction can be approved without evidence.
Run the month for every owner at once: rent collected room by room, maintenance and your fees on one statement per owner, emailed as a PDF and posted to the client ledger.
The rules
Six rules that are different for student accommodation
Student-specific accommodation sits inside the RTB’s remit on its own terms. Here is each rule, and what TenantSync does about it.
28 days
Notice to end
In TenantSync
Available nowServe the 28-day student-specific accommodation notice from the agreement, with the Part 4 grounds left out, and record a student’s own notice on its audit trail.
No Part 4
Security of tenure
In TenantSync
Available nowStudent accommodation is left out of Part 4 dates and reminders, so nobody is sent the wrong milestone.
1 month
Deposit and advance rent
In TenantSync
Available nowBoth limits are checked against weekly rent × 52 ÷ 12 on every agreement, payment plan and intake row, and again on the RTB draft.
CPI / 2%
Rent increases
In TenantSync
Available nowThe rent-cap calculator and rent notices apply the right rule for your building, and each building shows when its rent can next reset.
Every year
RTB registration
In TenantSync
Available nowOne Form 1 draft per agreement with the SSA box ticked, an SSA register export and overdue registrations flagged. You submit through the RTB portal.
What you get
The whole student accommodation year, in one system
Built around apartments, rooms and academic years, so anything you do for one student you can do for the whole intake.
Rooms, academic years and bookings
Add apartments and their rooms in bulk, each room with its type, weekly price and own payment reference. Each academic year carries your dates, booking window, cancellation deadlines and prices, and its occupancy board takes every room from enquiry to move-out.
Bulk intake and student agreements
Upload the intake as a spreadsheet and see what every row will do before anything is saved. Then send every academic-year agreement for e-signature and invite every student to the portal in one go, with a result for each row.
RTB registration, the SSA way
One Form 1 draft per agreement, with the student-specific accommodation tenancy or licence box ticked and bed spaces filled in. You submit through the RTB portal; TenantSync records which are registered, exports the SSA register and tracks every annual renewal.
Deposit and advance rent checked against the one-month limits
Overdue registrations flagged with the €10-a-month late fee
Reminders as each annual renewal approaches
The rent cap, right for your building
Increases are worked out as the lower of CPI or 2%, from CSO All-Items CPI, with CPI alone applied only where development commenced on or after 10 June 2025. Notices of Rent Review and Rent Setting are issued as student-specific accommodation, and each building shows when its rent can next reset to market.
Weekly rent, instalments and payers
Bill weekly, per semester, in three instalments or on custom dates, with the one-month limit on rent in advance checked as you go. A parent or guarantor can be the payer and gets copies of invoices and reminders. On Standard and above, Open Banking syncs every six hours and matches each transfer to the right room.
Maintenance by apartment and room
Students report problems from the app or the portal, with photos and their room already filled in, and say whether a contractor may enter. Staff assign a contractor, book the visit, and see median response times per apartment and per contractor.
Move-out and deposit returns
Record inventories with photos, compared with move-in and signed by the student. Read each apartment’s meter, split the electricity equally or by days occupied, and draft deposit returns for the whole year.
No deduction approved without evidence
Refunds approved in bulk and recorded as paid
Students accept or dispute their statement online
Owner statements for multi-owner complexes
One statement per apartment owner, every room listed with its rent collected, maintenance and your fees — a percentage, a fixed amount per room, or both, plus VAT. Send them all as PDFs, record payouts, and reconcile the month against the client ledger.
A portal for every student
My room shows each student their apartment, room, term dates, next instalment and payment reference, notices, agreement and move-out checklist — and nothing about their flatmates. Add house rules, office contact details and a welcome note once per building.
Your academic year
From bookings to move-out, handled
Pick a point in the year to see what lands on your team’s desk, and what TenantSync takes off it.
Available now
Jan – Jul · on your team’s desk
Bookings
Rooms offered for next year, deposits taken, returning students re-booking and cancellation deadlines to hold.
What TenantSync does
- An academic year with your dates, booking window, room-type prices and cancellation deadlines for returning and new studentsAvailable now
- An occupancy board for every apartment and room: free, offered, deposit paid, signedAvailable now
- Offers that lapse on their own, and a signed booking that creates the agreementAvailable now
- Academic-year student agreements with guarantor clauses, signed onlineAvailable now
Getting started
Up and running without waiting for next year
Book a walkthrough
A short call to map your buildings, room types, academic year and how you collect rent today.
Set up your complex
Mark the property as student-specific accommodation, add apartments and rooms in bulk, and create the academic year.
Import your intake
Upload your residents from a spreadsheet, then send agreements and portal invites and draft RTB registrations for everyone at once.
Run the year
Rent, repairs, rent reviews, move-out and owner statements — room by room, and for the whole complex.
Go deeper
The solutions behind this page
Switching
Start mid-year, not next September
You don’t have to wait for the next intake to move your complex over.
Bring this year’s residents with you
Import students who are already checked in from a spreadsheet. Nothing is saved until the dry run is clean, and the same file can be imported again safely.
Done-with-you setup
We set up your buildings, apartments, rooms and academic year with you, rather than handing you an empty account.
A record ready for any dispute
Agreements, notices, inventories, meter photos and every deposit deduction are kept with their evidence, in case a student takes a case to the RTB.
Each student sees only their own room
The student portal is limited to the student’s own agreement, and staff can preview exactly what any student sees.
Free tools
Free tools for student accommodation
Check the numbers before you commit to anything.
FAQ
Student accommodation questions, answered
The rules operators ask us about most, and how TenantSync handles them.
Does the RTB regulate student accommodation in Ireland?
Yes. Since 2019, purpose-built student accommodation and accommodation provided by colleges during the academic year are within the Residential Tenancies Board’s remit, whether the student holds a lease or a licence. Each tenancy or licence is registered on the RTB’s student-specific accommodation register within one month of starting, and again every year, at €40 a registration.
Can a student accommodation licence be longer than 41 weeks?
Only if the student asks for a longer term. A provider who requires a student to agree to more than 41 weeks can be sanctioned by the RTB, so the academic-year term is the default. TenantSync counts the weeks on every agreement and refuses one over 41 weeks unless you record the student’s request.
Is student accommodation exempt from the 2% rent cap?
Not on its own. From 1 March 2026 rent increases are capped at the lower of CPI inflation or 2%, and only student-specific accommodation where development commenced on or after 10 June 2025 is limited by CPI alone. Student accommodation also cannot be reset to market rent between tenancies: it can reset once every three years, and the first resets fall on 1 March 2029. TenantSync’s rent-cap calculator and rent notices apply these rules, and each building shows its next reset date.
How much deposit can student accommodation charge?
A deposit of no more than one month’s rent, and rent in advance of no more than one month’s rent. TenantSync works out the monthly figure from weekly rent and checks both limits on every agreement, payment plan, intake row and RTB registration draft.
Do Part 4 tenancy rights apply to student accommodation?
No. Part 4 security of tenure does not apply to student-specific accommodation, and either side can end the arrangement with at least 28 days’ notice. TenantSync does not generate Part 4 dates or reminders for student accommodation, serves the 28-day notice from the agreement, and records a student’s own notice on the agreement’s audit trail.
Does TenantSync register our tenancies with the RTB?
No — you submit through the RTB portal. TenantSync drafts one Form 1 per agreement with the student-specific accommodation tenancy or licence box ticked, checks the deposit limits, exports the SSA register, flags overdue registrations with their late fee and tracks each annual renewal.
Can TenantSync manage apartments and rooms for each academic year?
Yes. Apartments are set up with their rooms, each with a room type, weekly price and payment reference. Each academic year has its own dates, booking window, cancellation deadlines for returning and new students, prices and an occupancy board that takes every room from enquiry to move-out.
Can we bring in our whole intake at once?
Yes. Upload a spreadsheet of rooms and students, including students who are already checked in, and TenantSync shows what every row will do before anything is saved. From there you send agreements and portal invites, draft RTB registrations and set payment plans for the whole intake, with a result for each student.
Can parents or guarantors pay the rent?
Yes. Set a parent or guarantor as the payer and they receive copies of invoices and reminders. Plans can be weekly, per semester, three instalments or custom dates, and a plan that collects more than one month’s rent in advance needs the student’s own choice, which is recorded.
How do deposit returns work at move-out?
Staff record a move-out inventory with photos, compared with move-in, and the student signs it. Closing meter readings split each apartment’s electricity equally or by days occupied. Deposit returns are drafted for the whole year, every deduction needs evidence before it can be approved, and each student can accept or dispute their statement.
Can our students report maintenance issues?
Yes. Students raise requests from the TenantSync app or web portal with photos, with their room already filled in, and confirm whether a contractor may enter. Your team assigns a service provider and books the visit, and the student is kept updated until the job is closed.
What about students in digs, in a room in the owner’s home?
A room in a home the owner lives in is usually a licence outside the Residential Tenancies Act, so there is no RTB registration. TenantSync includes a room-only licence template for that arrangement.
See it on your own complex
Run your student accommodation year on TenantSync
Book a walkthrough to see TenantSync set up with your own buildings, rooms and academic year. Or start a 14-day free trial and explore it on your own — no credit card needed.