The Complete Landlord's Guide

Getting Started on Arbicle

Account Setup

Creating a landlord account on Arbicle takes less than five minutes. You will need your PPS number for identity verification, your property's Eircode, and your PSRA licence number if you are acting through a letting agent. Individual landlords do not need a PSRA licence but must verify their ownership of the property.

• Verify your identity with a passport or driving licence scan.
• Add your bank account details for direct rental payments (optional — Arbicle also supports IBAN transfers).
• Set up two-factor authentication for account security.
• Choose your notification preferences: new enquiries, application updates, maintenance requests.

RTB Verification

Once you have registered your tenancy with the RTB (see Section 3), enter your RTB registration number in your Arbicle account. This unlocks the "RTB Verified Landlord" badge, which is displayed on all your listings and significantly increases tenant confidence and enquiry rates.

Creating a Great Listing

Photography Tips

Photography is the single most important factor in generating enquiries. Listings with professional photos receive on average 3× more enquiries than those with poor quality images. You do not need to hire a professional photographer — a modern smartphone in good light will do — but follow these principles:

• Photograph at midday when natural light is strongest. Open all blinds and curtains.
• Declutter thoroughly before shooting — remove personal items, excess furniture, and anything from worktops.
• Shoot from corners to show as much of each room as possible.
• Include a photo of every room, the exterior front, the garden/patio if applicable, and parking.
• Use landscape (horizontal) orientation for all photos.
• Aim for at least 10–15 photos for a standard two-bedroom property.

Description Writing

Write your listing description from the tenant's perspective. Lead with the property's best feature, then provide factual information. Include:

• Property type, number of bedrooms and bathrooms, floor area if known.
• BER rating (legally required to be stated in all rental advertisements).
• Heating type (gas, oil, heat pump, etc.) — this affects running costs significantly.
• Furnished, semi-furnished, or unfurnished status with specifics.
• Parking, garden, storage details.
• Proximity to key amenities: nearest DART/LUAS/bus stop, schools, supermarkets.
• Whether pets are considered, smoking policy, maximum occupancy.

Accurate Pricing

Use Arbicle's market report tool and the RTB's Rent Index to benchmark your asking rent against comparable properties in the same area. In RPZ areas, if there was a previous tenant, your asking rent cannot exceed the rent last charged (plus any lawful RPZ increase). Setting the rent at a fair market level attracts more applications and reduces vacancy periods.

RTB Registration

Legal Requirement

Under the Residential Tenancies Act 2004 (as amended), every landlord must register each tenancy with the Residential Tenancies Board (RTB) within one month of the tenancy commencing. Failure to register is a criminal offence and can result in a fine of up to €4,000 and/or 6 months' imprisonment.

How to Register

Registration is completed online at rtb.ie. You will need: the property's Eircode, the tenant's name and PPS number (with their consent), the commencement date and term of the tenancy, the monthly rent, and your own PPS number or company registration number.

The registration fee is €40 per tenancy if registered within one month of commencement, or €20 if registered within one month of commencement for the first time (early registration discount applies). Late registration incurs additional fees.

Screening Tenants

What You Can Legally Ask

You are entitled to request proof of identity, references from previous landlords, proof of income or employment, and bank statements to verify ability to pay rent. You may set a reasonable income threshold (typically 2.5–3× the monthly rent).

Discrimination Law — Equal Status Acts

The Equal Status Acts 2000–2018 prohibit discrimination in the provision of accommodation on nine grounds: gender, civil status, family status, age, disability, race, sexual orientation, religion, and membership of the Traveller community.

Critically, since 2016, housing assistance is a protected ground under the Acts. It is unlawful to refuse to rent to a tenant because they receive HAP (Housing Assistance Payment), Rent Supplement, or any other social welfare housing payment. Listings stating "No HAP" or "No social welfare" are unlawful and will be removed from Arbicle immediately.

References

Always contact references directly — do not rely solely on written letters, which can be forged. Call the previous landlord, confirm they are indeed a landlord of the address given, and ask open questions: Was rent always paid on time? Was the property left in good condition? Would you rent to this tenant again? For employment references, call the company's main switchboard rather than the number provided by the applicant.

The Tenancy Agreement

Part 4 Tenancy

A Part 4 tenancy arises automatically after a tenant has been in continuous occupation for 6 months. The tenant then has the right to remain for the remainder of a 6-year cycle. You can only end a Part 4 tenancy on specific grounds prescribed by the Residential Tenancies Act, including: non-payment of rent, antisocial behaviour, the landlord requiring the property for their own or a family member's use, or the property needing substantial refurbishment.

Fixed-Term Tenancy

A fixed-term agreement (typically 12 months) provides certainty for both parties. During the fixed term, neither party can end the tenancy without the other's agreement, save for specific breach of contract grounds. Note: a fixed-term agreement does not delay the accrual of Part 4 rights — these run from day one of occupation.

What Must Be Included

A valid tenancy agreement should contain at minimum:

• Full names and contact details of landlord and all tenants.
• Full address including Eircode.
• Commencement date and duration of the tenancy.
• Monthly rent amount and due date.
• Deposit amount paid and conditions for return.
• A statement of the tenant's obligations (to pay rent, not to sublet without permission, etc.).
• A statement of the landlord's obligations (to register with RTB, to carry out repairs, etc.).
• House rules, pet policy, smoking policy.
• Notice periods for termination (must comply with the Residential Tenancies Act).

During the Tenancy

Rent Reviews — RPZ Rules

In a Rent Pressure Zone, you may only review rent once every 12 months, and any increase must not exceed the lesser of 2% per year or the rate of general inflation (HICP). You must give the tenant at least 90 days' written notice before any rent increase takes effect. The notice must state the new rent, the date from which it applies, and confirm compliance with RPZ rules.

Outside RPZs, you may set rent at the open market rate, but a 90-day notice requirement still applies and reviews are still limited to once per year.

Repair Obligations

As a landlord, you are legally obliged to:

• Maintain the structure of the property in good repair.
• Ensure all appliances provided are in safe working order.
• Maintain all plumbing, heating, and electrical systems.
• Attend to emergency repairs (no heat, no hot water, water ingress, structural danger) within 24 hours.
• Respond to routine repair requests within a reasonable time (typically 5–10 working days for non-urgent issues).

Ending a Tenancy

Valid Termination Reasons

Under the Residential Tenancies Act, a landlord may only end a tenancy for the following reasons:

• Non-payment of rent.
• Breach of obligations by the tenant.
• The property is no longer suited to the household's needs.
• The landlord intends to sell the property within 9 months.
• The landlord or an immediate family member requires the property as a principal residence.
• Substantial refurbishment or renovation requiring vacant possession.
• Change of use of the property.

Notice Periods

Notice periods you must give a tenant depend on the length of the tenancy:

Updated notice periods from 6 July 2022. Verify current periods at rtb.ie.

The Eviction Process

If a tenant does not vacate after a valid Notice of Termination, you cannot forcibly remove them or change the locks — this is an illegal eviction and a criminal offence. You must apply to the RTB for a dispute determination and, if necessary, to the Circuit Court for an enforcement order. This process can take several months. It underscores the importance of thorough tenant screening at the outset.

Tax & Finance

Rental Income Tax

Rental income is taxable in Ireland. As an individual landlord, rental profit is subject to Income Tax (20% or 40% depending on your total income), USC (Universal Social Charge), and PRSI (Pay Related Social Insurance). You must declare rental income on your annual Form 11 (self-assessed) tax return, filed by 31 October each year (or mid-November if filing via ROS).

Allowable Expenses

You can deduct a wide range of expenses from your rental income before calculating tax:

• 100% of mortgage interest (subject to RTB registration requirement).
• Insurance premiums (building and landlord liability).
• Repairs and maintenance costs (not improvements/capital expenditure).
• Letting agent fees and management charges.
• Advertising costs (including Arbicle listing fees).
• Accountancy fees related to the rental.
• RTB registration fees.
• Wear-and-tear allowances on furniture and fittings (12.5% per year over 8 years).

Rent Tax Credit for Tenants

Since 2022, tenants in Ireland can claim a Rent Tax Credit of up to €1,000 per year (€2,000 for jointly-assessed couples). As a landlord, you do not need to do anything to facilitate this — your tenant claims it directly through Revenue's myAccount. However, ensuring your tenancy is registered with the RTB may make it easier for tenants to claim, reducing friction in the rental relationship.