Rent Arrears Notice Ireland — RTB‑Compliant Warning & Termination Process.

Rent arrears are one of the most common issues Irish landlords face. The RTB has a strict, two‑step legal process for dealing with arrears, and if you get any part of it wrong, the entire notice becomes invalid.
This page explains the correct RTB arrears procedure, the exact wording required, timelines, evidence, and how landlords can issue a compliant arrears notice.

What Is a Rent Arrears Notice?

   A Rent Arrears Notice is a two‑stage RTB process:

   1) 28‑day Warning Letter

   2) 28‑day Warning Letter

You cannot skip the warning letter.
You cannot shorten the timelines.
You cannot combine the two notices.

   If any part is incorrect, the RTB will declare the notice invalid.


Step 1 — 28‑Day Warning Letter (Mandatory)

   The warning letter must:

state the amount owed
state the dates the arrears relate to
give the tenant 28 days to pay
warn that a Notice of Termination will follow
include the tenant’s right to refer the matter to the RTB
be served correctly
be supported by evidence (rent schedule, ledger, bank statements)

   If the tenant pays within 28 days, the process stops.

   If they do not pay, you move to Step 2.

The Landlord's Bible 2026 Edition.

Step 2 — 28‑Day Notice of Termination

   If arrears remain after the 28‑day warning period, you may issue a 28‑day Notice of Termination.

   This notice must:

state the arrears amount
state the dates the arrears relate to
reference the previous warning letter
include the RTB wording
give a full 28‑day notice period
include the correct termination date
be served correctly
include evidence

   Incorrect wording, missing evidence, or wrong dates = invalid notice.

67 questions Every Landlord Should Ask.

Stage:

Timeline:

Notes:

Warning Letter

28 days

Tenant must be given full 28 days to pay

Notice of Termination

28 days

Only issued if arrears remain after the warning period

These timelines never change, regardless of tenancy length.


Evidence Required for Rent Arrears:

  The RTB Checks:

rent ledger
rent schedule
bank statements
proof of missed payments
proof of warning letter service
proof of termination notice service

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


Common Mistakes Landlords Make:

1. Skipping the Warning Letter

You cannot go straight to termination.

2. Using the Wrong Notice Period

Both notices must be 28 days.

3. Incorrect Termination Date

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

4. Missing RTB Wording

Any missing line = invalid notice.

5. No Evidence

You must prove arrears exist.

6. Serving by Email Without Consent

Email service is invalid unless the tenant agreed in writing.

7. Using Outdated Templates

Many online arrears templates are pre‑2022 and invalid.

The Landlord's Bible 2026 Edition.

What Happens if the Tenant Pays?

If the tenant pays:
during the 28‑day warning period → process stops
during the 28‑day termination period → notice becomes void
You cannot proceed with termination if arrears are cleared.

67 questions Every Landlord Should Ask.

What Happens if the Tenant Does Not Pay?

If arrears remain after the termination date:
the tenancy ends
the tenant must vacate
if they refuse, you may apply to the RTB for dispute resolution
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.