Lease Renewal Agreement (Ireland)

A Lease Renewal Agreement in Ireland varies, extends, or brings to an end an existing tenancy and records the terms on which the parties agree to do so, and takes its legal force from the Residential Tenancies Act 2004.

The legal framework for lease renewals in Ireland is primarily found in the Residential Tenancies Acts 2004–2024. The Residential Tenancies Act 2004 (as amended) provides tenants with statutory security of tenure under Part 4, which means a tenant who has been in continuous occupation for at least six months has the right to remain in occupation beyond the expiry of any fixed term — without any new agreement being required. A lease renewal agreement is therefore not strictly necessary for the tenancy to continue, but it is strongly recommended as a matter of established standards.

The Residential Tenancies (Amendment) Act 2021 significantly reformed the Part 4 tenancy framework. Under the amended section 28 of the 2004 Act, a Part 4 tenancy now runs for a period of six years (up from four years under the pre-2021 Act), renewing automatically for successive six-year periods provided the tenant continues to comply with their obligations. This creates a rolling cycle of statutory tenancies that provides long-term security of tenure for tenants. The amendment also revised the notice periods required for landlord terminations, which now extend up to 224 days for tenancies of ten or more years, making clarity about the start and duration of any renewed tenancy increasingly important for both parties. The Residential Tenancies (Amendment) Act 2021 also introduced new provisions permitting tenants to keep pets in rented properties where the landlord does not have reasonable grounds to object — a material change that lease renewal agreements should address explicitly. The Residential Tenancies (No. 2) Act 2021 introduced additional emergency cost-of-living protections that have since been incorporated into the mainstream RPZ framework under the Residential Tenancies Act 2004 (as amended).

Where the parties wish to enter into a new fixed-term tenancy rather than relying on the Part 4 statutory tenancy, a lease renewal agreement is appropriate. A new fixed-term tenancy provides certainty for both parties about the duration of the tenancy and, from the tenant's perspective, may provide protection against any rent increase for the fixed period (though a rent review notice can still be served during a fixed term in compliance with the RPZ rules).

The Rent Pressure Zone rules under section 24A of the Residential Tenancies Act 2004 (as amended by the Residential Tenancies (Amendment) Act 2021, which designated the entire State as an RPZ) apply to all tenancies including renewed leases. Any increase in rent at the time of renewal must comply with the RPZ cap of 2% per annum (or the Harmonised Index of Consumer Prices (HICP) rate if lower) and must be notified to the tenant by a valid rent review notice under section 22 of the 2004 Act, with at least 90 days' advance notice. Landlords should use the Residential Tenancies Board (RTB) online RPZ Rent Calculator to verify the maximum lawful rent before serving a rent review notice.

The Residential Tenancies Board (RTB), established under Part 8 of the Residential Tenancies Act 2004, maintains the national tenancy register. Landlords must keep the RTB's register updated with current tenancy details, including any renewal of the tenancy, under the annual registration regime introduced by the Residential Tenancies (Amendment) Act 2019. The current annual registration fee is EUR 90 per tenancy for online registration. The RTB also has jurisdiction to investigate complaints of unlawful rent increases and can order the repayment of any rent overcharged in breach of the RPZ rules.

The Housing (Standards for Rented Houses) Regulations 2019 (S.I. No. 137 of 2019) impose minimum standards on all rented properties in Ireland, including requirements for structural condition, sanitation, ventilation, heating, and the provision of carbon monoxide and smoke alarms. At the time of lease renewal, landlords should confirm their property continues to comply with these standards. A landlord who lets a property that fails the minimum standards is in breach of the 2019 Regulations and may face enforcement action by the local authority and penalties under the Housing Acts.

A Lease Renewal Agreement is needed whenever a landlord and tenant in Ireland wish to formalise the continuation of an existing residential tenancy for a further defined period, or to update the terms of the tenancy at the point of renewal.

You need a Lease Renewal Agreement when you are: a landlord whose tenant's fixed-term lease is coming to an end and both parties wish to continue the tenancy under an updated written agreement; a tenant who has completed the initial fixed term and wishes to secure a further fixed-term tenancy from the landlord, with certainty about the rent and duration; a landlord who wishes to update the tenancy agreement to reflect changes in the law, changes in house rules, or any changes in circumstances since the original lease was signed; or both parties who wish to convert a periodic tenancy (a tenancy running on a month-to-month basis after the fixed term) into a new fixed-term tenancy.

From the landlord's perspective, a lease renewal agreement provides an opportunity to update the tenancy documentation, to set a new rent (in compliance with the RPZ rules and after serving a valid rent review notice with at least 90 days' advance notice), and to address any matters that were not dealt with in the original tenancy agreement or that have become relevant during the tenancy. The renewal is also an appropriate moment to carry out a formal inspection of the property and to update the inventory of contents.

From the tenant's perspective, a fixed-term renewal provides security and certainty — the tenant knows the rent (and any cap on increases) for the renewal period, and has contractual protection against the tenancy being ended before the expiry of the fixed term (except on the specified statutory grounds). A written renewal also provides the tenant with documentary evidence of the agreed rent and terms, which may be needed for social welfare, Revenue, or other official purposes.

A Lease Renewal Agreement is also an opportunity to incorporate updated legislative requirements — for example, obligations arising from the Residential Tenancies (Amendment) Act 2021 (which introduced, among other things, provisions about the keeping of pets — permitting tenants to keep pets unless the landlord has a reasonable objection), the Housing (Standards for Rented Houses) Regulations 2019 (relating to the minimum standards of the property), and the Data Protection Acts 1988–2018 (relating to the processing of the tenant's personal data in compliance with GDPR). A well-drafted renewal agreement reduces the risk of disputes and provides both parties with a clear and up-to-date written record of their agreement.

In practice, many Irish tenancies continue past the expiry of the initial fixed term as Part 4 statutory tenancies without any new written agreement being signed. While this is legally valid — the Part 4 right arises automatically by operation of law — it means the parties are operating without a current written agreement that reflects the applicable law and the agreed rent. This creates practical difficulties and risks: the landlord may have difficulty demonstrating to Revenue or the RTB what rent is properly payable, and the tenant may be uncertain about their rights on matters not addressed in the original agreement. A Lease Renewal Agreement resolves these uncertainties and provides both parties with a clear, current, and legally compliant written record of their tenancy.

A thorough Irish Lease Renewal Agreement should contain several essential provisions to confirm clarity and legal enforceability.

The parties clause identifies the landlord and tenant by full legal name and address, and references the original tenancy agreement (including the date of the original agreement and the property address with Eircode) that is being renewed. Where the landlord is a company or an agent acting for a landlord, the capacity of the signatory should be clearly identified.

The renewal term clause specifies the commencement date and expiry date of the renewed tenancy. The clause should confirm whether the renewed tenancy is a fixed-term tenancy (expiring on a stated date) or a periodic tenancy (continuing on a rolling monthly or weekly basis). For a fixed-term renewal, the expiry date must be clearly stated, and the clause should note that the tenant's Part 4 statutory tenancy rights continue to run alongside the fixed term.

The rent clause specifies the rent payable under the renewed tenancy. Where the rent is being increased at the time of renewal, the clause should reference the rent review notice previously served on the tenant (with the required 90 days' notice under section 22 of the Residential Tenancies Act 2004), confirm the new rent amount, and include the RPZ compliance statement showing the calculation of the maximum lawful rent under the RPZ rules. The clause should also specify the payment date, the payment method (bank transfer to the landlord's nominated account), and the reference to be used.

The conditions clause confirms whether the terms and conditions of the original tenancy agreement continue to apply, or whether any amendments have been made. Where changes have been made (for example, updated house rules, a new pet policy in accordance with the Residential Tenancies (Amendment) Act 2021, or amended maintenance obligations), the amended terms should be set out in a schedule to the renewal agreement or incorporated by reference into the renewal.

The RTB registration reference clause references the RTB registration number for the existing tenancy and confirms that the landlord will update the RTB's register with details of the renewal in compliance with Part 7 of the Residential Tenancies Act 2004. The landlord's annual registration obligation requires the register to be kept accurate and current.

The Part 4 rights acknowledgement clause confirms that the tenant's statutory right to security of tenure under Part 4 of the Residential Tenancies Act 2004 continues to apply, and that entry into the fixed-term renewal does not extinguish or limit the tenant's Part 4 rights. The clause should note the current Part 4 cycle — when the current six-year Part 4 period commenced and when it is due to expire.

The property standards clause confirms that the landlord has carried out a property inspection and that the property continues to comply with the Housing (Standards for Rented Houses) Regulations 2019, including the requirements for structural condition, heating, sanitation, ventilation, and fire safety equipment (smoke alarms and carbon monoxide detectors).

The compliance clause confirms that both parties will comply with the Residential Tenancies Acts 2004–2024 and all applicable legislation during the renewal period, including the Housing (Standards for Rented Houses) Regulations 2019 (landlord obligations as to minimum property standards) and the Control of Dogs Acts 1986–1992 (if pets are permitted under the tenancy).

The deposit clause confirms the deposit currently held by the landlord, the conditions for its return, and confirms that the existing deposit continues to be held as security for the renewed tenancy without any requirement for an additional deposit.

The signatures clause requires the agreement to be signed and dated by both the landlord (or their authorised agent) and the tenant. Both parties should retain a copy of the signed agreement, and the landlord should retain the original. The forms-legal.com Lease Renewal Agreement (Ireland) template covers the mandatory elements under Residential Tenancies Act 2004.