Breach of Lease Obligations Notice (Section 67) — RTB-Compliant Guide for Irish Landlords.

A Breach of Lease Obligations Notice (Section 67) is used when a tenant is breaking the tenancy agreement or breaching their legal obligations. This notice is different from rent arrears, different from moving‑in notices, and different from sale notices. It has its own rules, timelines, evidence requirements, and legal wording.
This page explains exactly how to issue a valid Breach Notice under Section 67 of the Residential Tenancies Act.

What Is a Breach of Lease Obligations Notice?

A Breach Notice is used when a tenant:

damages the property

engages in anti‑social behaviour

refuses access for inspections or repairs

sublets without permission

keeps pets without permission

breaches noise rules

breaches occupancy limits

breaches any clause of the tenancy agreement

The notice gives the tenant a chance to fix the breach before termination.

The Section 67 Process (Two Stages)

Stage 1 — Warning Notice (Minimum 28 Days):

You must first issue a written warning giving the tenant:

details of the breach

evidence of the breach

instructions on how to fix it

a minimum of 28 days to remedy the breach

the RTB wording

proof of service

If the tenant fixes the breach → the process stops.

If they do not → you may proceed to Stage 2.

67 questions Every Landlord Should Ask.

Stage 2 — Notice of Termination (Minimum 28 Days):

If the breach is not remedied after the warning period, you may issue a 28‑day Notice of Termination.

This notice must:

reference the original warning

state that the breach was not remedied

include the RTB wording

include the correct termination date

include evidence

be served correctly - retain proof of service

Incorrect wording or missing evidence = invalid notice.

The Landlord's Bible 2026 Edition.

Common Breaches Covered by Section 67:

1. Anti‑Social Behaviour:

harassment

intimidation

threats

violence

persistent nuisance

drug activity

67 questions Every Landlord Should Ask.

3. Refusal of Access:

Tenants must allow access for:

repairs

inspections

safety checks

viewings (in certain cases)

2. Damage to the Property:

structural damage

intentional damage

repeated negligence

The Landlord's Bible 2026 Edition.

4. Unauthorized Occupants or Subletting:

Any person living in the property without permission.

5. Pets Without Permission

If the tenancy agreement prohibits pets.

6. Breach of House Rules:

Noise, parking, waste, shared areas, etc.

Evidence Required for a Valid Breach Notice:

You must have:

photos

videos

written complaints

neighbour statements

contactor reports

inspection notes

emails/texts requesting access

tenancy agreement clauses

proof of service

The RTB will request this evidence if the tenant disputes the notice.

Stage:

Timeline:

Notes:

Warning Notice

Minimum 28 days

Tenant must be given time to fix the breach

Notice of Termination

Minimum 28 days

Only issued if breach remains

These timelines never change, regardless of tenancy length.

Common Mistakes Landlords Make:

1. Skipping the Warning Notice

You cannot go straight to termination.

2. Not Providing Evidence

You must prove the breach exists.

3. Incorrect Wording

Missing RTB wording = invalid notice.

4. Wrong Termination Date

Must be calculated from the date the tenant receives the notice.

5. Serving by Email Without Consent

Email service is invalid unless the tenant agreed in writing.

6. Using Outdated Templates

Many online breach templates are pre‑2022 and invalid.

The Landlord's Bible 2026 Edition.

What Happens if the Tenant Fixes the Breach?

If the tenant remedies the breach within the warning period:

the process stops

you cannot issue a termination notice

the tenancy continues

67 questions Every Landlord Should Ask.

What Happens if the Tenant Does Not Fix the Breach?

If the breach remains after the warning period:

you may issue a 28‑day termination notice

the tenant must vacate

if they refuse, you may apply to the RTB

the RTB may issue a determination order

enforcement can follow if needed

Managing Disputes & The RTB Process - The Correct Way:

WEB Lettings prepares fully compliant notices for Dublin landlords — including correct forms, timelines, statutory declarations, and proof‑of‑service procedures. Avoid invalid notices and protect your legal position. See also Serving Notices: Validity, Timelines & Common Errors, Rent Reviews, National Rent Control & Legal Notice Periods, and Annual Registration, Late Fees & Penalties. The RTB will seek to determine if a tenant's case has any validity. Prepare accordingly - with WEB Lettings expertise and insights on how to protect your financial well-being.

Protect My Position. Click Here.
WEB Lettings supports Dublin landlords through the full RTB dispute process — preparing evidence, reviewing notices, organising documentation, and helping you present a strong, compliant case. Don’t go into an RTB dispute unprepared.

Breach of Lease Obligations Notice (Section 67) — RTB-Compliant Guide for Irish Landlords.

What Is a Breach of Lease Obligations Notice?

The Section 67 Process (Two Stages)

Stage 1 — Warning Notice (Minimum 28 Days):

67 questions Every Landlord Should Ask.

Stage 2 — Notice of Termination (Minimum 28 Days):

The Landlord's Bible 2026 Edition.

Common Breaches Covered by Section 67:

1. Anti‑Social Behaviour:

67 questions Every Landlord Should Ask.

3. Refusal of Access:

2. Damage to the Property:

The Landlord's Bible 2026 Edition.

4. Unauthorized Occupants or Subletting:

5. Pets Without Permission

6. Breach of House Rules:

Evidence Required for a Valid Breach Notice:

You must have:

Stage:

Timeline:

Notes:

Common Mistakes Landlords Make:

1. Skipping the Warning Notice

2. Not Providing Evidence

3. Incorrect Wording

4. Wrong Termination Date

5. Serving by Email Without Consent

6. Using Outdated Templates

The Landlord's Bible 2026 Edition.

What Happens if the Tenant Fixes the Breach?

67 questions Every Landlord Should Ask.

What Happens if the Tenant Does Not Fix the Breach?

Managing Disputes & The RTB Process - The Correct Way:

Protect My Position. Click Here.WEB Lettings supports Dublin landlords through the full RTB dispute process — preparing evidence, reviewing notices, organising documentation, and helping you present a strong, compliant case. Don’t go into an RTB dispute unprepared.

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Protect My Position. Click Here.
WEB Lettings supports Dublin landlords through the full RTB dispute process — preparing evidence, reviewing notices, organising documentation, and helping you present a strong, compliant case. Don’t go into an RTB dispute unprepared.