RTB Dispute Resolution — Full Guide for Irish Landlords.

When a tenancy dispute arises — rent arrears, breach of obligations, invalid notices, deposit issues, or a tenant refusing to leave — the Residential Tenancies Board (RTB) provides a legally binding dispute resolution process. This page explains exactly how RTB dispute resolution works, the steps involved, timelines, outcomes, and what landlords should prepare before submitting a case.

What is RTB Dispute Resolution?

   RTB dispute resolution is the official legal process for resolving landlord‑tenant disputes in Ireland.
   It replaces court action for most tenancy issues.

   The RTB offers two pathways:

Mediation (informal, faster, agreement‑based)
Adjudication (formal hearing, evidence‑based)

   Both lead to a legally binding Determination Order.


The Section 67 Process (Two Stages)

  When Should a Landlord Apply to the RTB?


   You should apply when:

a tenant refuses to leave after a valid Notice of Termination
a tenant disputes the validity of your notice
rent arrears continue after termination
a tenant breaches lease obligations (Section 67)
a tenant refuses access
anti‑social behaviour continues
deposit disputes arise
damage disputes arise
overholding occurs
any dispute cannot be resolved directly

   If the tenant refuses to leave, this is the only legal route.

67 questions Every Landlord Should Ask.

Step 1 — Submit an RTB Application:


   You submit:

your Notice of Termination
proof of service
evidence (photos, ledgers, emails, reports)
tenancy agreement
rent records
communication history
any statutory declarations
your statement of the issue

The RTB reviews your submission and assigns the case to mediation or adjudication.

The Landlord's Bible 2026 Edition.

  Step 2 — Mediation (Optional but Often Faster):

   

   Mediation is:

confidential
informal
conducted by phone or online
agreement‑based

  The mediator helps both parties reach a solution.

   If agreement is reached, the RTB issues a Legally Binding                     Mediation Agreement.

   This has the same legal force as a Determination Order.

67 questions Every Landlord Should Ask.

Step 4 — Determination Order (Legally Binding):


   A Determination Order may:

confirm the tenancy has ended
order the tenant to vacate
set a final date for leaving
order rent arrears to be paid
order damages to be paid
order deposit return
order compliance with obligations

   If the tenant ignores the order, enforcement begins.

Step 3 — Adjudication (Formal Hearing):


If mediation is not suitable or fails, the case goes to adjudication.

The adjudicator will:

review your evidence
review the tenant’s evidence
examine the notice
examine service method
examine timelines
examine tenancy history
hear both sides

After the hearing, the adjudicator issues a Report followed by a Determination Order.

The Landlord's Bible 2026 Edition.

Step 5 — RTB Enforcement (Sheriff / County Registrar):


If the tenant refuses to comply with the Determination Order:

the RTB escalates the case
the Sheriff or County Registrar may be instructed
enforcement officers can remove the tenant
costs may be charged to the tenant

This is the final legal step.

Landlords must never attempt self‑help eviction.


Common Disputes Handled by the RTB:

   rent arrears

   invalid notices

   breach of lease obligations

   anti‑social behaviour

   refusal of access

   deposit disputes

   damage disputes

   overholding

   illegal eviction

   rent review disputes


How Long Does RTB Dispute Resolution Take?

  Typical timelines:

   Application review: 1–2 weeks

   Mediation scheduling: 2–6 weeks

   Adjudication scheduling: 4–10 weeks

   Determination Order: 2–4 weeks

   Enforcement: varies by county


  Cases move faster when:

   notices are valid

   evidence is clean

   service is correct

   communication is documented

   the issue is straightforward


Evidence Landlords Should Prepare:

1. Tenancy Agreement

2. Rent Ledger

3. Bank Statements

4. Photos/Videos

5. Inspection Notes

6. Contractor Reports

7. Neighbout Statements

8. Emails/Texts requesting  access

9. Proof of Service

10. Statutory Declarations

11. Copies of all Notices

Strong Evidence = Faster Resolution

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.