Notice for Sale / Landlord Moving In.

Ending a tenancy in Ireland can only be done for specific legal reasons set out in the Residential Tenancies Act.
Among these statutory grounds, two of the most commonly used are:

the landlord intends to sell the property, and
the landlord (or a family member) intends to move into the property.

 
 These grounds apply in two separate legal categories, each with strict RTB requirements.

  1. Mid‑Cycle Termination (Hardship Grounds)


  These grounds allow a landlord to end a tenancy before the            6‑year cycle is completed, provided:

the landlord genuinely intends to sell the property, or
the landlord or a family member genuinely intends to move in,
and the notice includes a valid statutory declaration.

  Hardship grounds are tightly regulated.

  If the statutory declaration is missing or incomplete → the            notice is invalid.

67 questions Every Landlord Should Ask.

2. End‑of‑Cycle Termination (End of 6‑Year Cycle Grounds)


At the end of the 6‑year cycle, the same grounds — sale or landlord/family moving in — remain valid termination reasons.

The landlord must still provide:

correct RTB wording
correct notice periods
a valid statutory declaration
proof of service

The RTB treats both categories seriously and requires full compliance.

The Landlord's Bible 2026 Edition.

3. Ending a Tenancy Because the Landlord Intends to Sell

A landlord may terminate a tenancy if:

they genuinely intend to sell the property, and
the sale will occur within a reasonable period.

✔ Required Evidence

✔ Required Notice Period

✔ Required Wording

The notice must include a Statutory Declaration confirming:

Use the correct RTB notice period based on the length of tenancy:

The notice must include:

the landlord intends to sell
the property will be placed for sale within a reasonable time
the landlord is acting in good faith
the tenancy must end for the sale to proceed
the termination date
the reason for termination
the statutory declaration
the RTB‑compliant wording
proof of service

4. Ending a Tenancy Because the Landlord or Family Member Is Moving In

   A landlord may terminate a tenancy if:

they intend to move into the property, or
a family member intends to move into the property.

✔ Required Evidence

✔ Required Notice Period

✔ Required Wording

   The notice must include a Statutory                       Declaration confirming:

   Same RTB notice periods apply:


   The notice must include:

who is moving in
their relationship to the landlord
that the property will be their principal residence
that the move‑in will occur within a reasonable time
the termination date
the reason for termination
the statutory declaration
the RTB‑compliant wording
proof of service

  5. How to Serve These Notices Correctly:


  Valid service methods:

hand delivery
registered post
ordinary post
email (only if tenant agreed in writing)

   Courier, WhatsApp, SMS, or verbal notices are invalid. 

   You must keep:

a copy of the notice
the statutory declaration
proof of posting
proof of email consent (if used)

67 questions Every Landlord Should Ask.

  7. What Happens if the Tenant Refuses to Leave?


   If the tenant stays past the termination date:

the tenancy is legally ended
but the tenant remains in occupation
you must apply to the RTB

   Use:

RTB Dispute Resolution

   The RTB will:

review your notice
review your statutory declaration
review your service
issue a Determination Order
escalate to enforcement if needed

The Landlord's Bible 2026 Edition.

6. Common Mistakes That Invalidate These Notices:


Landlords often make these errors:

missing statutory declaration
incorrect notice period
incorrect termination date
wrong service method
no proof of posting
vague or incomplete reason
using outdated templates

Any one of these → notice invalid.


The Landlord's Bible 2026 Edition.

8. Related Pages:


Use the following links to help you navigate the evolving regulatory landscape:

Serving Notices & Ending Tenancies
Notice of Termination
Invalid Notices
Rent Arrears Notice
Breach of Lease Notice
Tenant Refuses to Leave
RTB Notice Periods
RTB Dispute Resolution
Overseas Landlords Serving Notices

67 questions Every Landlord Should Ask.

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.