Clear answers on annual registration, updates, late fees and what landlords must file to stay compliant.
Everything you need to issue a valid rent review — formulas, notice rules, calculator requirements and disputes.
Guidance on notice periods, statutory declarations, proof of service and legally ending a tenancy the right way.
What inspectors look for, required safety standards, repair obligations and how to stay inspection‑ready.
Rules on deductions, fair wear and tear, unpaid bills, arrears notices and protecting your financial position.
How RTB disputes work — mediation, adjudication, evidence, appeals and presenting a strong landlord case.
Do I need to register my tenancy every year?
Yes — annual registration is mandatory for all private tenancies.
What happens if I register late?
Late fees apply, and prolonged non‑registration can lead to penalties.
Can I update tenancy details after registration?
Yes — landlords must keep tenancy information up to date.
What documents do I need to complete an RTB registration?
Landlords must provide tenancy details, PPS numbers, rent amount, property type and occupant information.
Can I register multiple properties at once?
Yes — the RTB allows batch registration for landlords with more than one tenancy.
Does RTB registration affect my tax obligations?
Yes — registration is required to claim certain landlord tax reliefs.
Can I register a tenancy if the tenant hasn’t moved in yet?
Registration must occur after the tenancy begins, not before.
Do I need to register a licence agreement or only a tenancy?
Most licence agreements are not registrable, but misclassification can cause legal issues.
Do I need to register a tenancy if the tenant is a family member?
Yes — family tenancies are still registrable unless the occupant is a licensee.
Can I correct an RTB registration if I made a mistake?
Yes — landlords can amend registration details through the RTB portal.
Where can I get more information on the RTB registration process in 2026?
Pages 69-71 of "The Landlord's Bible" available for FREE, order clicking here.
How often can I review the rent?
Once every 12 months, using the National Rent Control formula.
Do I need to give notice?
Yes — rent reviews require a written notice with the correct statutory period.
Can a rent review be overturned?
Yes — if the calculation or notice is incorrect.
Do I need to provide comparable rents when reviewing rent?
Yes — landlords must show evidence of similar local rents when issuing a review.
Can I increase rent if the property has been upgraded?
Yes — but only within the National Rent Control rules.
What happens if a tenant disputes a rent review?
The RTB may adjudicate and overturn the review if it’s non‑compliant.
Can I issue a rent review if the tenant is in arrears?
Yes — arrears do not prevent a review, but the notice must still be compliant.
Does a rent review reset the 12‑month review clock?
Yes — the 12‑month rule applies from the effective date of the last review.
Can I issue a rent review if the property is in poor condition?
Technically yes, but tenants may dispute it if minimum standards are not met.
Does a rent review need to include the RTB calculator printout?
Yes. Rent reviews (in-tenancy) must serve a "notice of rent review" on the tenant which stipulates the full requirements.
Where can I get more information on the rent review process in 2026?
Pages 51-53 of "The Landlord's Bible" available for FREE, order clicking here.
What makes a notice invalid?
Incorrect notice periods, wrong templates, missing statutory declarations or no proof of service.
How do I calculate the correct notice period?
It depends on the length of the tenancy — see the RTB notice period table.
Can I email a notice?
There is now provision for this - but you should have notified tenant at outset of the tenancy and referenced it in the lease. If not - 'snail mail' (post) is advised.
Can I terminate a tenancy during the fixed term?
Only in specific legal circumstances, such as breach or agreed surrender.
Do I need a statutory declaration for all notices?
Only for certain grounds, such as sale or family use.
What proof of service methods does the RTB accept?
Registered post, hand delivery with witness, or other RTB‑approved methods.
Can I terminate a tenancy if I want to renovate the property?
Yes — but only if the works are substantial and meet RTB criteria.
What happens if a tenant refuses to leave after a valid notice?
The landlord must apply to the RTB for dispute resolution — self‑eviction is illegal.
Can I withdraw a notice after serving it?
Yes — but it must be done formally and may affect future notices.
What happens if I serve the wrong notice period by mistake?
The notice becomes invalid and must be re‑served correctly.
Where can I get more information on terminating a lease in 2026?
Pages 92-101 of "The Landlord's Bible" available for FREE, order clicking here.
Who carries out inspections?
Local authorities inspect rental properties for minimum standards compliance.
What happens if my property fails?
You may receive an Improvement Notice or Prohibition Notice.
Do minimum standards apply if I live abroad?
Yes — overseas landlords must still meet all standards.
How often do local authorities inspect rental properties?
Inspections occur based on risk, complaints or random sampling.
What safety certificates must I keep?
Gas, electrical, fire safety and carbon monoxide compliance documentation.
Can a tenant report me for minimum standards issues?
Yes — tenants can report directly to the local authority.
Do I need to provide ventilation in every room?
Yes — adequate natural or mechanical ventilation is required under minimum standards.
Are fire doors required in rental properties?
Not always, but certain property types and layouts require enhanced fire safety measures
Do I need to provide a dryer or just a washing machine?
A dryer is not mandatory, but adequate drying facilities must be available.
Are window restrictors required in all rental properties?
Yes — if the window sill is more than 1.4 meters from ground level you need one.
Where can I get more information on terminating a lease in 2026?
Pages 10-14 of "The Landlord's Bible" available for FREE, order clicking here.
Can I keep a deposit for damage?
Yes — but only for documented, legitimate deductions.
What should I do if a tenant falls into arrears?
Follow the RTB arrears process and keep detailed records.
Can arrears lead to a dispute?
Yes — arrears are one of the most common RTB dispute triggers.
How quickly must I return a deposit after a tenancy ends?
Deposits must be returned promptly unless legitimate deductions apply.
What counts as “fair wear and tear”?
Normal deterioration from everyday use — not damage or neglect.
What is the correct process for rent arrears notices?
Landlords must follow the RTB arrears sequence precisely to remain compliant.
Can I deduct for professional cleaning if the property is left dirty?
Yes — if the condition exceeds fair wear and tear and is documented.
What should I do if a tenant partially pays rent each month?
Record each payment, issue arrears notices correctly, and maintain communication logs.
Can I deduct for unpaid utility bills?
Yes — if the bills are in your name and the tenant was responsible.
What if a tenant overpays rent by mistake?
Overpayments must be refunded promptly unless agreed otherwise in writing.
Where can I get more information on Deposits & Arrears?
Pages 54-59 of "The Landlord's Bible" available for FREE, order clicking here.
What is the difference between mediation and adjudication?
Mediation seeks agreement; adjudication results in a binding decision.
How long does an RTB dispute take?
Most cases progress to adjudication within 8–12 weeks.
What evidence do I need?
Tenancy agreements, rent records, notices, proof of service, communication logs and inspection reports.
Can I bring legal representation to an RTB adjudication?
Yes — landlords may bring representation or support.
What happens if the tenant doesn’t attend the hearing?
The adjudication may proceed based on the evidence provided.
Can I appeal an RTB decision?
Yes — decisions can be appealed to a Tribunal within 10 days.
Can I submit video evidence to the RTB
Yes — video, photos and digital logs are accepted if relevant and time‑stamped.
What happens if the RTB decision goes against me
You may appeal to a Tribunal within 10 days or comply with the determination order.
Can I request an adjournment during an RTB hearing?
Yes — but it must be justified and is granted at the adjudicator’s discretion.
What happens if new evidence appears after the hearing?
It may be considered at Tribunal stage if relevant and properly submitted.
Where can I get more information on Dispute Resolution in 2026?
Pages 54-59 of "The Landlord's Bible" available for FREE, order clicking here.
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