How to Register a Tenancy with the RTB in Ireland
Every Irish landlord must register each new tenancy with the Residential Tenancies Board (RTB) within 30 days of the tenancy start date. This guide covers exactly what you need, step by step, including fees, common mistakes, and how to track your renewal deadlines.
30 days from tenancy start
€40 per year
Annual (since April 2022)
rtb.ie — Landlord Services
Step-by-Step: How to Register with the RTB
The following steps cover the standard online registration process through the RTB portal at rtb.ie.
Gather required information
Before starting, collect: your PPSN, your tenant's PPSN, property Eircode, tenancy start date, agreed rent amount, tenancy type (fixed-term or Part 4), and number of bedrooms. Missing any of these will prevent completion.
Create or log in to your RTB account
Go to rtb.ie and access the Landlord Online Services portal. If this is your first tenancy, create a new account. You will need a valid email address and your PPSN to verify your identity.
Start a new tenancy registration (RTB Form 1)
Select "Register a Tenancy" and complete the online Form 1. Enter the property address and Eircode, tenancy start date, rent amount, and all tenant details. Double-check the start date — it triggers the 30-day registration deadline.
Pay the registration fee
As of 2026, the standard online registration fee is €40 per tenancy per year. Pay by debit or credit card through the RTB portal. Paper submissions attract a higher fee. Keep the payment confirmation for your records.
Receive your RTB registration number
Once submitted and paid, the RTB issues a unique registration number for that tenancy. Store this — you need it for tax returns, HAP applications, and any RTB correspondence.
Set a reminder for annual renewal
Since April 2022, registration must be renewed every year on the anniversary of the original registration date. Missing the renewal makes the tenancy unregistered again. Use TenantSync's RTB Deadline Checker to track this automatically.
What You Need Before You Start
Your PPSN
Tenant's PPSN
Property Eircode
Tenancy start date
Monthly rent amount
Tenancy type (fixed-term or periodic)
Number of bedrooms
Debit or credit card for payment
6 Common RTB Registration Mistakes Irish Landlords Make
These are the most frequent reasons landlords end up unregistered, late, or with incorrect records.
Counting from the wrong date
The 30-day clock starts from the tenancy start date, not the lease signing date. If a tenant moves in on 1 May but the lease was signed on 20 April, your deadline is 31 May.
Not registering short tenancies
Many landlords assume short or informal lets do not need RTB registration. In most cases, they do — including licences to occupy in some circumstances. When in doubt, register.
Forgetting annual renewal
Pre-2022, registration was once per tenancy. Since April 2022, it renews annually. Thousands of landlords are unknowingly unregistered because they registered once and never renewed.
Using the paper form unnecessarily
The online portal charges €40. Paper Form 1 submissions cost significantly more. Always register online unless you have no access to the internet.
Missing HAP tenancies
Housing Assistance Payment (HAP) tenancies must still be registered with the RTB. The HAP scheme does not register on your behalf. This is a common compliance gap.
Not updating the register when rent changes
If you increase the rent, you should update the RTB record. Failure to do so means the register reflects the wrong rent, which can create issues during disputes.
Annual Renewal: A New Obligation Since April 2022
From April 2022, landlords must pay the RTB registration fee every year to maintain an active registration. If you originally registered before 2022 and assumed your tenancy was permanently registered, it may now be lapsed. Check the RTB portal to confirm your registration status. TenantSync's deadline tracker shows both your initial registration due date and every annual renewal date automatically.
What Happens If You Do Not Register?
Failing to register a tenancy with the RTB within the required 30-day window has several consequences:
Late fee
The RTB charges an additional fee on top of the standard €40 for late registrations.
Tax implications
Landlords who are not registered with the RTB may not be entitled to claim mortgage interest relief as a tax deduction against rental income under Irish tax law.
Enforcement action
The RTB can pursue landlords who persistently fail to register. This can include referral to the RTB adjudication process.
Cannot use RTB dispute resolution
An unregistered landlord cannot avail of the RTB's formal dispute resolution service to resolve issues with tenants.
HAP payment risk
HAP payments may be suspended if the tenancy is not registered with the RTB.
Tools That Help With RTB Compliance
Managing RTB deadlines across multiple properties manually is error-prone. Here are tools that reduce the risk:
TenantSync RTB Deadline Checker (free, no login)
Enter a tenancy start date and instantly see your 30-day RTB registration deadline and next annual renewal date. Open the checker →
TenantSync RTB Compliance Dashboard (platform)
For landlords managing multiple properties: TenantSync tracks every RTB deadline across your portfolio, sends automatic reminders before expiry, and pre-fills Form 1 data from your property records.
Changing a tenant on an already-registered tenancy?
Whether the tenancy continues or restarts decides if the rent cap still applies — and it changes what the RTB needs from you. The free Tenant Replacement Pack tells you which it is, then generates the RTB change-of-tenant notification, a lease addendum for the incoming tenant, and a deposit transfer checklist.
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: RTB Registration Ireland
Answers to the most common questions Irish landlords ask about registering with the RTB.
What is RTB registration and is it mandatory?
RTB registration is the legal requirement under the Residential Tenancies Act 2004 for all private landlords in Ireland to register each tenancy with the Residential Tenancies Board (RTB). It is mandatory. Failure to register is an offence and can result in late fees, enforcement, and ineligibility for tax deductions on mortgage interest.
How long do I have to register a new tenancy?
You have 30 days from the tenancy start date. The start date is when the tenant first takes up occupancy, not when the lease is signed. For example, if the tenant moves in on 15 March 2026, you must register by 14 April 2026.
What is the cost of RTB registration in Ireland?
As of 2026, the standard online registration fee is €40 per tenancy per year. This is payable annually to keep the tenancy registered. Paper submissions cost more. The fee is paid directly on the RTB online portal at rtb.ie.
Do I need to register if I only have one property?
Yes. There is no minimum portfolio size. Every landlord with a private residential tenancy — even one property with one tenant — must register that tenancy with the RTB within 30 days of the tenancy start date.
What is the late registration fee?
The RTB can charge an additional fee for late registrations. The exact amount varies and may increase over time. Even if the deadline has passed, you should still register as quickly as possible — late registration is better than remaining unregistered.
How do I register a tenancy renewal or lease extension?
When an existing tenancy converts to a Part 4 (after 6 months) or a new fixed-term lease begins, you should update the RTB registration to reflect the new terms. The annual renewal fee keeps the registration current regardless of lease terms.
Does TenantSync automate RTB registration?
TenantSync does not submit the form to the RTB on your behalf — only the landlord or their authorised agent can do that. However, TenantSync tracks registration deadlines, reminds you before they pass, and pre-fills RTB Form 1 data from your tenancy records to eliminate manual work.
Is RTB registration the same as HAP?
No. HAP (Housing Assistance Payment) is a rental subsidy scheme operated by local authorities. RTB registration is a separate legal obligation. HAP tenancies must also be registered with the RTB — the HAP scheme does not handle RTB registration for you.
Do student accommodation lettings need to be registered?
Student lettings where the term is less than the academic year and the accommodation is provided by an educational institution may be exempt. However, private student rentals that are not owned or managed by an institution generally must be registered. Check the Residential Tenancies Act for your specific situation.
Where do I register? What is the RTB website?
You register through the RTB's online portal at rtb.ie. Navigate to "Landlord Services" and select "Register a Tenancy." You will need to create an account if you do not already have one.
Related Guides for Irish Landlords
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