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Residential Tenancy Agreement (Ireland)

Residential Tenancy Agreement (Ireland)

Residential Tenancies Acts 2004–2024 — Registered with the Residential Tenancies Board (RTB)

This Residential Tenancy Agreement (the “Agreement”) is made on [Agreement Date] between:

[Landlord Name], of [Landlord Address], [Landlord Eircode], Email: [Landlord Email], Phone: [Landlord Phone] (the “Landlord”); and

[Tenant Name] (PPS No. [Tenant PPS]), Email: [Tenant Email], [Additional Tenants], of [Tenant Current Address] (the “Tenant” or collectively the “Tenants”).

This Agreement is made pursuant to the Residential Tenancies Acts 2004–2024 (the “RTA”). The Landlord confirms that the tenancy will be registered with the Residential Tenancies Board (RTB) as required by section 134 of the RTA within one month of the commencement of the tenancy. RTB Registration No. (if applicable): [RTB Registration No.].

1. THE PROPERTY

1.1 The Landlord lets to the Tenant the residential property at [Property Address], [Property City], [Property Eircode] (the “Property”), being a [Property Type].

1.2 The Property has a Building Energy Rating (BER) of [BER Rating] (BER Certificate No. [BER Cert No.]), issued pursuant to the European Communities (Energy Performance of Buildings) Regulations 2006 (S.I. No. 666 of 2006, as amended). The Landlord confirms that the BER certificate and advisory report have been made available to the Tenant.

1.3 The Property is let for use as a private residential dwelling only and may not be used for any commercial, business, or other purpose without the prior written consent of the Landlord.

1.4 The Landlord confirms that the Property meets the minimum standards for rental accommodation as prescribed by the Housing (Standards for Rented Houses) Regulations 2019 (S.I. No. 137 of 2019), including standards relating to structural condition, sanitary facilities, heating, ventilation, fire safety, and electrical and gas installations.

2. TENANCY TERM

2.1 The tenancy commences on [Commencement Date] and is a [Tenancy Type].

2.2 Where the tenancy type is a fixed-term tenancy, it shall expire on [Fixed Term End Date], unless previously terminated in accordance with the RTA. The Parties acknowledge that Part 4 of the Residential Tenancies Acts applies to this tenancy after 6 months of continuous occupation, and the Tenant’s Part 4 rights may prevent termination of the tenancy on expiry of the fixed term unless a valid ground for termination exists.

2.3 Upon a Tenant accruing 6 months’ continuous occupation, the tenancy becomes a Part 4 tenancy (or Further Part 4 tenancy from year 7 onwards under a 6-year rolling cycle for tenancies commencing after 1 March 2026). The Landlord may only terminate a Part 4 tenancy on one of the grounds set out in the Third Schedule to the Residential Tenancies Act 2004 (as amended), including: sale of the property, landlord or family member requiring the property as a principal residence, substantial refurbishment necessitating vacant possession, or non-payment of rent.

2.4 The Landlord shall register this tenancy with the RTB within one month of the commencement date and shall pay the applicable registration fee annually as required by the Residential Tenancies (Amendment) Act 2019.

3. RENT

3.1 The Tenant shall pay to the Landlord a monthly rent of [€Monthly Rent] (inclusive of any agreed services as set out in Clause 10), payable in advance on [Payment Due Date] by [Payment Method].

3.2 Rent Review: The rent shall not be reviewed more frequently than once every 12 months. Any rent increase is subject to the national rent control measures in force as of March 2026, which limit increases to the lower of 2% per annum or the percentage change in the Harmonised Index of Consumer Prices (HICP) over the preceding 12-month period. The Landlord must serve a valid Notice of Rent Review on the Tenant in writing, providing at least 90 days’ notice of any proposed increase, in accordance with section 22 of the Residential Tenancies Act 2004 (as amended by the Residential Tenancies (Amendment) Act 2019).

3.3 The rent set out in this Agreement does not exceed the open market rent for the Property as at the date of this Agreement.

3.4 If the Tenant fails to pay rent on the due date, the Landlord may serve a Notice of Arrears. If rent remains unpaid, the Landlord may serve a valid Notice of Termination on the ground of rent arrears, subject to the requirements of the RTA.

4. SECURITY DEPOSIT

4.1 The Tenant shall pay to the Landlord a security deposit of [€Deposit Amount] prior to or upon the commencement of the tenancy. The deposit is [Deposit Held By].

4.2 The deposit does not exceed one month’s rent, in accordance with the Residential Tenancies Acts 2004–2024. The combined total of the deposit and any advance rent paid does not exceed two months’ rent.

4.3 The deposit shall be returned to the Tenant within a reasonable time following the end of the tenancy, subject to deductions only for:

  • rent arrears outstanding at the end of the tenancy;
  • damage to the Property or its contents beyond fair wear and tear; and
  • any other sums lawfully owing by the Tenant under this Agreement.

4.4 Where the Landlord intends to make deductions from the deposit, the Landlord shall provide the Tenant with a written itemised schedule of proposed deductions and supporting evidence (such as receipts or invoices) within a reasonable period after the end of the tenancy.

4.5 Any dispute regarding the deposit may be referred to the RTB for adjudication in accordance with the Residential Tenancies Acts. The Landlord shall not deduct any amount from the deposit that has not been agreed with the Tenant or determined by the RTB.

5. LANDLORD OBLIGATIONS

5.1 The Landlord shall, under section 12 of the Residential Tenancies Acts 2004–2024:

  • allow the Tenant to have peaceful and exclusive occupation of the Property;
  • carry out all repairs to the structure and exterior of the Property and to appliances provided by the Landlord;
  • ensure that the Property meets and continues to meet the standards required by the Housing (Standards for Rented Houses) Regulations 2019 throughout the tenancy;
  • register and maintain the registration of the tenancy with the RTB;
  • provide the Tenant with the Landlord’s name, address, and Eircode, and notify the Tenant of any change within 10 days;
  • reimburse the Tenant for reasonable costs incurred in carrying out urgent repairs that were the Landlord’s responsibility, where the Landlord failed to act within a reasonable time after notification; and
  • provide a receipt for every rent payment made in cash.

5.2 Gas Safety: The Landlord shall ensure that all gas appliances, fittings, and flues are maintained in a safe condition and shall provide the Tenant with a copy of any current gas safety certificate issued by a registered gas installer (RGI).

5.3 Electrical Safety: The Landlord shall ensure that all electrical installations and equipment meet the requirements of the Housing (Standards for Rented Houses) Regulations 2019 and shall carry out periodic electrical inspections as required.

6. TENANT OBLIGATIONS

6.1 The Tenant shall, under section 16 of the Residential Tenancies Acts 2004–2024:

  • pay the rent on the due date in accordance with Clause 3;
  • pay all charges for electricity, gas, and other utilities for which the Tenant is responsible during the tenancy;
  • pay any Local Property Tax (LPT) liability for which the Tenant is responsible as occupier;
  • avoid causing any damage to the Property beyond fair wear and tear;
  • notify the Landlord promptly of any damage, defect, or need for repair;
  • allow the Landlord or their agent access to the Property with reasonable notice (24 hours, except in emergency) for the purpose of inspection or repairs;
  • use the Property in a tenant-like manner and not engage in antisocial behaviour (as defined in section 17 of the RTA); and
  • vacate and return the Property in the same condition (fair wear and tear excepted) at the end of the tenancy.

7. MAINTENANCE AND REPAIRS

7.1 The Landlord is responsible for the structural repair and maintenance of the Property, including the roof, exterior walls, windows, doors, plumbing, heating systems, and all appliances provided by the Landlord.

7.2 The Tenant is responsible for minor maintenance tasks reasonably expected of a residential occupier, including replacing light bulbs, maintaining cleanliness of the Property, and keeping the garden (if any) in a reasonable condition.

7.3 The Tenant shall notify the Landlord promptly in writing of any disrepair, defect, or damage to the Property. Failure to notify may affect the Tenant’s rights in respect of any resulting deterioration.

7.4 The Landlord shall carry out notified repairs within a reasonable time, having regard to the nature and urgency of the repair. For urgent repairs affecting the health or safety of the Tenant, the Landlord shall act without undue delay.

8. ACCESS AND INSPECTIONS

8.1 The Landlord, or an authorised agent, shall be entitled to access the Property for the purposes of inspection or carrying out repairs, subject to giving the Tenant at least 24 hours’ prior written notice.

8.2 In the event of an emergency that poses an immediate risk to the safety of persons or property, the Landlord may access the Property without prior notice. The Landlord shall inform the Tenant of any such emergency access as soon as practicable.

8.3 The Landlord shall not interfere with the Tenant’s peaceful and exclusive occupation of the Property. Unreasonable or repeated access without notice may constitute a breach of the Tenant’s right to peaceful and exclusive occupation under section 12(1)(a) of the RTA, which is actionable before the RTB.

9. FURNISHING AND CONDITION

9.1 The Property is let on a [Furnishing Status] basis.

9.2 The Tenant acknowledges having inspected the Property prior to taking possession and accepts it in its current condition, subject to any defects noted in the Inventory and Schedule of Condition (if attached).

9.3 The Landlord confirms that all furniture and appliances provided comply with the European Communities (Safety of Certain Second-Hand Goods) Regulations 1997 and the Furniture and Furnishings (Fire) (Safety) (Amendment) Regulations (as applicable).

10. UTILITIES AND SERVICES

10.1 The following utilities and services are included in the rent: [Utilities Included].

10.2 All other utilities and services (not listed as included) are the responsibility of the Tenant, who shall arrange and pay for supply contracts directly with the relevant service providers and shall not allow any utility account to fall into arrears.

11. SMOKING

Smoking of any substance (including tobacco, electronic cigarettes, and cannabis) is strictly prohibited within the Property and any enclosed communal areas. Persistent breach of this prohibition may constitute grounds for termination of the tenancy.

12. SUBLETTING AND ASSIGNMENT

The Tenant shall not sublet, assign, or part with possession of the Property or any part of it without the prior written consent of the Landlord. Any purported subletting or assignment without consent shall be void and may constitute a ground for termination of the tenancy under the Residential Tenancies Acts. This restriction does not affect the Tenant’s right to have guests stay at the Property on a reasonable basis.

13. TERMINATION AND NOTICE PERIODS

13.1 The notice period required to terminate this tenancy is as follows:

  • Landlord to Tenant: [Landlord Notice Period].
  • Tenant to Landlord: [Tenant Notice Period].

13.2 These notice periods reflect the statutory minimum requirements of the Residential Tenancies Acts 2004–2024 (as amended by the Residential Tenancies (Amendment) Act 2021). The actual statutory notice period is determined by the duration of the tenancy at the time notice is served.

13.3 A Notice of Termination must be in writing, signed by the party serving it, and must specify the date of termination, the reason for termination (where required under the RTA), and any other information required by section 62 of the RTA.

13.4 Where the Tenant has accrued Part 4 rights (i.e. after 6 months of continuous occupation), the Landlord may only serve a valid Notice of Termination on one of the grounds set out in the Third Schedule to the Residential Tenancies Act 2004 (as amended), such as: sale of the Property; the Landlord or a family member requiring the Property as their principal residence; substantial refurbishment requiring vacant possession; repeated breach of obligations; or the Property being required for a different use with planning permission.

13.5 The Tenant may vacate the Property before the expiry of a fixed-term tenancy by serving the requisite notice or, in limited circumstances, by assigning the tenancy with the Landlord’s consent.

14. DISPUTE RESOLUTION — RESIDENTIAL TENANCIES BOARD (RTB)

14.1 Any dispute between the Landlord and the Tenant arising under or in connection with this Agreement shall be referred to the Residential Tenancies Board (RTB) for resolution in accordance with Part 6 of the Residential Tenancies Acts 2004–2024.

14.2 The RTB dispute resolution process operates as follows:

  • Mediation: The RTB will initially attempt to resolve the dispute through mediation, which is a voluntary and confidential process.
  • Adjudication: If mediation is unsuccessful or inappropriate, the dispute will be referred to an RTB adjudicator, who will conduct an investigation and issue a determination order.
  • Tenancy Tribunal: Either party may appeal an adjudicator’s determination to the Tenancy Tribunal within 10 working days of receipt of the determination order.
  • High Court: An appeal on a point of law only may be made to the High Court from a decision of the Tenancy Tribunal.

14.3 A Landlord or Tenant must bring a dispute to the RTB within 12 months of the dispute arising. Complaints relating to rent reviews must be made within 28 days of receipt of the Notice of Rent Review.

14.4 Determination orders of the RTB are legally binding and may be enforced by the Circuit Court.

15. GENERAL PROVISIONS

15.1 Quiet Enjoyment: The Landlord covenants that the Tenant shall have quiet enjoyment of the Property throughout the tenancy without interruption by the Landlord or any person claiming through the Landlord.

15.2 Anti-Social Behaviour: The Tenant shall not engage in, or allow persons in the Property to engage in, any anti-social behaviour as defined by section 17 of the Residential Tenancies Act 2004, including behaviour that is a threat to the safety of other persons, involves persistent noise or disruption to neighbours, or causes damage to the property of others.

15.3 Notices: Any notice required to be served under the RTA or this Agreement must be in writing. A notice is validly served if:

  • delivered by hand to the other party;
  • sent by registered post to the party’s last known address; or
  • sent by email to the other party’s notified email address (where consent to electronic service has been given).

15.4 Data Protection: The Landlord will collect, hold, and use personal data of the Tenant for the purposes of managing the tenancy, complying with statutory obligations (including RTB registration), and as otherwise required by law. Such processing is carried out in accordance with the General Data Protection Regulation (EU) 2016/679 and the Data Protection Acts 1988–2018. The Tenant’s data will not be shared with third parties except as required by law or as necessary to administer the tenancy.

15.5 Local Property Tax: Under the Finance (Local Property Tax) Act 2012, the Landlord is the liable person for Local Property Tax (LPT) as owner of the Property. Any arrangement under which the Tenant contributes to LPT is a matter between the Parties and does not affect the Landlord’s statutory liability.

15.6 Governing Law: This Agreement shall be governed by and construed in accordance with the laws of Ireland. Any matters not resolved by the RTB shall be subject to the jurisdiction of the courts of Ireland.

15.7 Entire Agreement: This Agreement, together with any attached Inventory and Schedule of Condition, constitutes the entire agreement between the Parties regarding the tenancy of the Property and supersedes all prior discussions, representations, and arrangements.

15.8 Severability: If any provision of this Agreement is found by a court or the RTB to be invalid, illegal, or unenforceable, that provision shall be severed. The remaining provisions shall continue in full force and effect.

IN WITNESS WHEREOF, the Parties have signed this Residential Tenancy Agreement on the date set out below.

SIGNED by the LANDLORD:

Landlord: [Landlord Name]

Address: [Landlord Address], [Landlord Eircode]

RTB Registration No.: [RTB Registration No.]

SIGNED by the TENANT:

Tenant: [Tenant Name]

Current Address: [Tenant Current Address]

Landlord

________________

Signature

Tenant

________________

Signature

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What Is a Residential Tenancy Agreement (Ireland)?

A Residential Tenancy Agreement in Ireland sets the rent, deposit, fixed term, repairing obligations, and notice requirements for a residential let, under the framework of the Residential Tenancies Act 2004.

The Residential Tenancies Act 2004 is central to residential tenancy law in Ireland. It established the Residential Tenancies Board (RTB) as the statutory body responsible for regulating the private rental sector, introduced a system of tenancy registration, created a dispute resolution service for landlords and tenants, and provided for security of tenure through the Part 4 tenancy system. The Act has been amended numerous times since 2004, with significant amendments introduced by the Residential Tenancies (Amendment) Act 2015, the Planning and Development (Housing) and Residential Tenancies Act 2016 (which introduced Rent Pressure Zones), the Residential Tenancies (Amendment) Act 2019, and the Residential Tenancies (Amendment) Act 2021 (which introduced tenancies of unlimited duration, replacing the previous four-year and six-year cycles).

The Residential Tenancies Acts apply to most private residential tenancies in Ireland, including tenancies of houses, apartments, flats, and bedsits. They also apply to tenancies of dwellings provided by approved housing bodies (AHBs). Certain categories of tenancy are excluded from the Acts, including tenancies in which the landlord resides in the dwelling (the licensee or rent-a-room arrangement), tenancies of business premises, holiday lettings, and tenancies in student-specific accommodation that is purpose-built and managed by or on behalf of a third-level education institution.

The Housing (Standards for Rented Houses) Regulations 2019 (S.I. No. 137/2019) prescribe the minimum physical standards that all private rented dwellings must meet, covering structural condition, sanitary facilities, heating, ventilation, lighting, fire safety, laundry, food preparation and storage, refuse facilities, and Building Energy Rating (BER) certification. Local authority housing inspectors have the power to inspect rental properties and take enforcement action where standards are not met. From 2025, the minimum BER rating for new tenancies is subject to phased minimum energy efficiency requirements under government housing policy.

All landlords must register each tenancy with the RTB within one month of commencement under section 134 of the Residential Tenancies Act 2004. Registration is a legal requirement, and failure to register is an offence under section 147 of the 2004 Act. The standard online registration fee is EUR 40 per tenancy per year; late registrations attract an additional EUR 10 per month late fee, a policy resumed by the RTB from 1 March 2024. The RTB provides a dispute resolution service that offers mediation, adjudication, and a Tenancy Tribunal as alternatives to court proceedings for resolving landlord-tenant disputes. Registration with the RTB is also a prerequisite for landlords to claim the increased mortgage interest relief introduced for residential landlords under the Finance Act 2023.

Irish residential tenancy law also prohibits discrimination by landlords and their agents in the letting of accommodation on any of the nine grounds specified in the Equal Status Acts 2000-2018: gender, civil status, family status, sexual orientation, religion, age, disability, race, and membership of the Traveller community. The Acts also prohibit discrimination on the ground of housing assistance — landlords may not refuse to let to applicants who pay rent through the Housing Assistance Payment (HAP), Rent Supplement, or any other State housing subsidy.

For tax purposes, landlords are required to declare rental income to the Revenue Commissioners on their annual income tax return. The Residential Tenancies Acts impose obligations on landlords to register tenancies with the RTB as a condition for claiming certain tax reliefs. The Finance Act 2023 introduced a temporary mortgage interest relief for residential landlords and also the Residential Landlord Retention credit, both of which were designed to encourage landlords to remain in the rental market. Landlords should obtain advice from a tax adviser or accountant regarding their specific tax obligations and available reliefs.

When Do You Need a Residential Tenancy Agreement (Ireland)?

An Irish Residential Tenancy Agreement is needed whenever a landlord lets a residential dwelling to a tenant in Ireland. The agreement provides the contractual framework for the tenancy and confirms that both the landlord and the tenant understand their respective rights and obligations under the Residential Tenancies Acts 2004-2024.

You need an Irish Residential Tenancy Agreement when you are: a landlord letting a house, apartment, flat, or bedsit to a tenant for use as their principal private residence; a tenant entering into a new tenancy and wanting a clear written record of the terms agreed with the landlord; a landlord renewing or updating the terms of an existing tenancy, including the rent, to comply with the current RPZ requirements; a property management company or letting agent acting on behalf of a landlord to formalise the tenancy terms; an approved housing body (AHB) letting a dwelling to a tenant under the social housing framework; or a landlord letting a room in a shared house where the landlord does not reside in the dwelling (a tenancy that falls within the scope of the Residential Tenancies Acts).

While the Residential Tenancies Acts do not specifically require a written tenancy agreement (a tenancy can be created orally), a written agreement is strongly recommended and is considered established standards by the RTB. A written agreement provides a clear and enforceable record of the terms of the tenancy, reduces the risk of disputes between the landlord and the tenant, and demonstrates the landlord's compliance with their statutory obligations.

The agreement should be prepared before the tenant moves in and should be signed by both parties. The landlord should provide the tenant with a copy of the signed agreement, along with a copy of the RTB's guide to tenant rights and obligations, a copy of the BER certificate for the dwelling, a copy of the property inventory (listing the condition and contents of the dwelling at the start of the tenancy), and contact details for the landlord or the landlord's authorised agent.

Landlords must also confirm that the dwelling meets the minimum standards prescribed by the Housing (Standards for Rented Houses) Regulations 2019 before the tenancy commences, and that the tenancy is registered with the RTB within one month of the start date.

For tenancies in Rent Pressure Zones (RPZs), the agreement must confirm that the rent does not exceed the permitted level under the RPZ rules, and the landlord must be able to demonstrate compliance with the rent-setting requirements.

Under the Residential Tenancies Act 2004 as amended by the Residential Tenancies (Amendment) Act 2019, the Residential Tenancies Board (RTB) registers all tenancies and adjudicates disputes. Section 12 of the Residential Tenancies Act 2004 sets landlord obligations. The Land and Conveyancing Law Reform Act 2009, Section 51, governs property transfers. The Property Registration Authority (PRA) maintains the Land Registry under the Registration of Title Act 1964.

What to Include in Your Residential Tenancy Agreement (Ireland)

A thorough Irish Residential Tenancy Agreement should contain several essential provisions to comply with the Residential Tenancies Acts 2004-2024 and to protect the rights and interests of both the landlord and the tenant.

The parties clause must identify the landlord (or landlords) and the tenant (or tenants) by their full legal names and addresses. Where the landlord is acting through an authorised agent (such as a letting agent or property management company), the agent's details should be included along with a statement of the agent's authority to act on behalf of the landlord.

The property description clause should describe the dwelling in sufficient detail, including the full address, the type of dwelling (house, apartment, flat, bedsit), the number of bedrooms, and a reference to the property inventory (which should be attached as an appendix to the agreement and signed by both parties at the commencement of the tenancy).

The term clause specifies whether the tenancy is for a fixed term or periodic. A fixed-term tenancy runs for a specified period (typically 12 months), while a periodic tenancy runs from period to period (typically month to month). Under the Residential Tenancies Acts, a Part 4 tenancy of unlimited duration arises automatically after six months of continuous occupation, regardless of whether the tenancy was originally granted as a fixed term or a periodic tenancy.

The rent clause must state the amount of rent payable, the frequency of payment (weekly, fortnightly, or monthly), the method of payment, and the date on which rent is due. If the dwelling is located in a Rent Pressure Zone (RPZ), the rent must comply with the RPZ rent cap (the lower of 2% per annum or the rate of general inflation). The clause should also state the date of the last rent review and the amount of rent previously set.

The deposit clause should specify the amount of the security deposit (typically one month's rent), the conditions under which the deposit may be retained by the landlord (for example, to cover unpaid rent or damage beyond normal wear and tear), and the landlord's obligation to return the deposit (or the balance after lawful deductions) within a reasonable time after the end of the tenancy. Disputes about deposit retention may be referred to the RTB.

The landlord's obligations clause must set out the landlord's statutory obligations under the Residential Tenancies Acts and the Housing (Standards for Rented Houses) Regulations 2019, including the obligations to: maintain the dwelling in a proper state of structural repair; confirm the dwelling meets the minimum housing standards (including heating, sanitary facilities, fire safety, ventilation, lighting, and food preparation facilities); provide and maintain a BER certificate; insure the structure of the dwelling; carry out necessary repairs within a reasonable time; not penalise the tenant for exercising their legal rights; and register the tenancy with the RTB.

The tenant's obligations clause must set out the tenant's statutory obligations, including the obligations to: pay the rent on time; keep the dwelling in reasonable condition (beyond normal wear and tear); not engage in antisocial behaviour (as defined by Section 17 of the Residential Tenancies Act 2004); not alter or improve the dwelling without the landlord's written consent; allow the landlord reasonable access for inspections and repairs (with at least 24 hours' notice except in emergencies); notify the landlord of any defects or repairs needed; and comply with the terms of the tenancy agreement.

The termination and notice clause must comply with the statutory notice periods prescribed by the Residential Tenancies Acts, which vary based on the length of the tenancy. The clause should specify the grounds on which the landlord may terminate the tenancy (which, for Part 4 tenancies, are limited to the statutory grounds) and the required format and content of the notice of termination.

The dispute resolution clause should state that disputes arising under the tenancy may be referred to the RTB for mediation, adjudication, or determination by a Tenancy Tribunal, in accordance with the dispute resolution procedures set out in Part 6 of the Residential Tenancies Act 2004. The forms-legal.com Residential Tenancy Agreement (Ireland) template covers the mandatory elements under Residential Tenancies Act 2004.

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BibTeX
@misc{formslegal-residential-tenancy-agreement-ireland,
  author       = {{Forms Legal}},
  title        = {Residential Tenancy Agreement (Ireland) (Ireland)},
  year         = {2026},
  howpublished = {\url{https://forms-legal.com/ireland/real-estate/leases/residential-tenancy-agreement-ireland}},
  note         = {Free legal document template. Based on Residential Tenancies Act 2004}
}

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