Part 4 Tenancy Rights in Ireland: A Complete Guide for Landlords
After 6 months of continuous occupation, a tenant in Ireland automatically acquires security of tenure under Part 4 of the Residential Tenancies Act 2004. This guide explains what Part 4 means for landlords, how long it lasts, what grounds allow you to end the tenancy, and the correct notice periods.
Track Tenancy Cycles — from €20/moAfter 6 months
6-year cycle
224 days min.
Further Part 4 (6 more years)
What Is Part 4 Tenancy?
Part 4 of the Residential Tenancies Act 2004 grants tenants security of tenure. Once a tenant has lived in a property continuously for 6 months without a valid notice of termination being served, they are entitled to remain in the property for up to 6 years from the original tenancy start date — regardless of what a fixed-term lease says.
This means a landlord cannot simply decline to renew a 12-month lease or ask a tenant to leave at the end of a fixed term once Part 4 rights have been acquired. The only ways to end a Part 4 tenancy are via the specific grounds listed in the Act, served with the correct notice period.
Notice Periods for Ending a Tenancy in Ireland
The required notice period depends on the length of the tenancy. Landlord notice periods are longer than tenant notice periods.
Tenancy Duration | Landlord Notice (min.) | Tenant Notice (min.) |
|---|---|---|
Less than 6 months | 90 days | 28 days |
6 months to 1 year | 152 days | 35 days |
1 year to 2 years | 180 days | 42 days |
2 years to 3 years | 180 days | 56 days |
3 years to 4 years | 180 days | 84 days |
4 years to 7 years | 180 days | 112 days |
7 years to 8 years | 196 days | 112 days |
More than 8 years | 224 days | 112 days |
Valid Grounds for Ending a Part 4 Tenancy
A landlord can only end a Part 4 tenancy using one of the following grounds specified in the Residential Tenancies Act. Any other reason is not valid — the notice will be defective and can be challenged by the tenant through the RTB.
Tenant has not complied with their obligations
The tenant has breached a tenancy obligation — for example, non-payment of rent, anti-social behaviour, or damage to the property. A warning must be issued first in most cases.
Property needed for landlord or family member
The landlord requires the property for their own use, or for immediate family members (parent, child, or sibling). Strict rules apply and the tenant has right of first refusal if the property is re-let within 12 months.
Property being sold
The landlord intends to sell the property. The notice of termination must state this and evidence of sale is expected. Tenants retain significant protections — especially if the property is sold with the tenancy in place.
Property required for substantial refurbishment
The landlord intends to carry out substantial works to the property that cannot be done with the tenant in situ. Planning permission or building regulations consent may be required as evidence.
Change of use
The landlord intends to use the property for a different purpose — for example, converting to commercial use. Planning permission evidence will typically be required.
No longer suited to tenant's needs (not applicable after Part 4)
This ground only applies during the first 6 months. Once Part 4 security of tenure begins, this ground is no longer available to landlords.
Important: additional restrictions for large landlords (from 1 March 2026)
For tenancies created on or after 1 March 2026, large landlords (those with 4 or more tenancies) are restricted to only one ground for termination: tenant breach of obligations. They cannot use sale, family occupation, refurbishment, or change of use as grounds. This restriction is part of the Tenancy of Minimum Duration (TMD) framework introduced under the rental sector reforms. Small landlords (fewer than 4 tenancies) retain access to all the traditional grounds.
Fixed-Term Leases Do Not Override Part 4 Rights
Once a tenant has been in residence for 6 months, the expiry of a 12-month or 24-month fixed-term lease does not automatically entitle you to possession. To end the tenancy, you must still serve a valid notice of termination on one of the grounds above, with the correct notice period. Many landlords are unaware of this and face RTB disputes as a result.
Further Part 4 Tenancy: What Happens After 6 Years?
When the initial 6-year Part 4 cycle ends, the tenancy does not automatically terminate. If the tenant remains in occupation, a Further Part 4 Tenancy begins — providing another 6 years of security of tenure. The same valid grounds for termination and notice periods apply.
There is no limit on how many cycles of Further Part 4 a long-term tenant can accrue, provided they remain in continuous occupation without abandonment or a valid termination notice being served and accepted.
Tools That Help With Tenancy Cycle Management
Tracking which tenants have Part 4 rights, notice periods, and 6-year cycle dates across multiple properties is complex. TenantSync handles this automatically.
Tenancy cycle tracking
Automatically calculates when each tenant acquires Part 4 rights (6-month mark) and when the first cycle ends (6-year mark).
Notice period calculator
Shows the minimum valid notice period for each tenancy based on its duration — reducing the risk of serving defective notices.
RTB compliance dashboard
Central view of all tenancy obligations, upcoming deadlines, and registration status across your entire portfolio.
Stop doing RTB admin by hand
TenantSync auto-calculates your rent cap, tracks every RTB registration and renewal deadline, and reconciles rent straight from your bank. From €20/month for up to 10 properties.
Frequently Asked Questions: Part 4 Tenancy Ireland
Common questions about security of tenure and Part 4 rights in Ireland.
What is Part 4 tenancy in Ireland?
Part 4 refers to Part 4 of the Residential Tenancies Act 2004, which gives tenants security of tenure after residing in a property for 6 months. Once a tenant has continuously occupied a private rental property for 6 months without a valid notice of termination being served, they acquire Part 4 rights and can remain in the property for up to 6 years (called a "cycle").
When does Part 4 tenancy begin?
Part 4 rights are acquired after 6 continuous months of occupation. The 6-month period begins from the actual tenancy start date (move-in date). Once a tenant has resided for 6 months without the landlord validly ending the tenancy, Part 4 applies automatically — no separate agreement or form is required.
How long does a Part 4 tenancy last?
A Part 4 tenancy lasts for up to 6 years from the original tenancy start date. At the end of the 6-year cycle, the tenancy does not automatically end — it transitions to a "Further Part 4 Tenancy" for another 6 years, provided the tenant has lived there continuously.
Can a landlord end a Part 4 tenancy?
Yes, but only on specific grounds defined in the Residential Tenancies Act. These include: tenant breach of obligations, property being sold, property needed for landlord or family member's use, substantial refurbishment requiring vacant possession, or change of use. Important: for tenancies created from 1 March 2026, large landlords (those with 4 or more tenancies) can only end a tenancy on the ground of tenant breach of obligations — they cannot use sale, family occupation, refurbishment, or change of use. A valid written notice must be served, with the correct notice period, and copied to the RTB within 7 days of the date of service. From 14 September 2026 a notice of termination must not be sent to the tenant by post. Reasons not listed in the Act are not valid grounds.
What is a Further Part 4 Tenancy?
A Further Part 4 Tenancy is what begins when the initial 6-year Part 4 cycle ends. If the tenant has remained continuously, they automatically acquire a Further Part 4 Tenancy for another 6 years. The same protections and termination grounds apply.
Does a fixed-term lease override Part 4 rights?
No. Part 4 rights run concurrently with fixed-term lease arrangements. A landlord cannot use the expiry of a fixed-term lease as a reason to end a tenancy once Part 4 rights have been acquired. The tenant retains their Part 4 rights regardless of what the lease says. However, the tenant can choose to leave at the end of a fixed-term lease by giving proper notice.
What happens when a fixed-term lease ends during a Part 4 tenancy?
If a fixed-term lease expires (e.g., after 12 months) and the tenant has been in residence for 6+ months, the tenancy becomes a Part 4 tenancy. The tenant can remain. The landlord cannot simply refuse to renew and expect the tenant to leave — they must serve a valid notice of termination on one of the prescribed grounds.
Can a landlord increase rent during a Part 4 tenancy?
Yes, but strict rules apply. From 1 March 2026, national rent control applies to all private tenancies — rent increases are capped at the lower of 2% per year or the CPI (Consumer Price Index) rate. Rent can only be reviewed once every 12 months, and the landlord must serve a Notice of Rent Review with at least 90 days' notice before any increase takes effect.
What notice period must a landlord give to end a Part 4 tenancy?
The notice period depends on the length of the tenancy (Residential Tenancies (Amendment) Act 2021). For less than 6 months: 90 days. For 6 months to 1 year: 152 days. For 1–7 years: 180 days. For 7–8 years: 196 days. For more than 8 years: 224 days. Notice must be in writing, state the valid ground for termination, and a copy must be submitted to the RTB via services.rtb.ie within 7 days of the date of service.
Does TenantSync help manage Part 4 tenancy tracking?
Yes. TenantSync tracks tenancy start dates and automatically calculates when Part 4 rights are acquired for each tenant. The platform shows the current tenancy cycle, applicable notice periods, and flags upcoming transitions — so landlords know exactly where they stand legally at all times.
What is the Tenancy of Minimum Duration (TMD) introduced in March 2026?
The Tenancy of Minimum Duration (TMD) is a new framework introduced as part of the Rental Sector Reform from 1 March 2026. Under this framework, large landlords (those managing 4 or more tenancies) can only end a new tenancy on the ground of tenant breach of obligations. This means large landlords cannot serve a notice of termination to sell the property, for family occupation, for refurbishment, or for change of use. Small landlords (fewer than 4 tenancies) continue to have access to all the traditional grounds for termination. Tenancies created before 1 March 2026 are not affected by the TMD framework.
Related Guides
Manage your rentals from your phone
Log rent, track expenses and keep tenancy documents to hand with the free TenantSync app for iOS and Android.