Landlord Terms & Conditions

1. Eligibility to List

To post a rental listing on Arbicle you must:

• Be the legal owner of the property, or be acting as an authorised letting agent with a written mandate from the owner.
• Be at least 18 years old.
• Hold a valid PSRA (Property Services Regulatory Authority) licence if you are acting as a letting agent, in accordance with the Property Services (Regulation) Act 2011.
• Have no outstanding enforcement actions from the RTB that have not been resolved.

Arbicle reserves the right to request supporting documentation to verify eligibility at any time and to suspend listings pending verification.

2. RTB Compliance — Disclaimer

Under the Residential Tenancies Act 2004 (as amended), all landlords are legally required to register each tenancy with the Residential Tenancies Board (RTB). This is your obligation as a landlord, not Arbicle's.

Arbicle is a listing platform and does not enforce, verify, or guarantee RTB registration. We do not check whether landlords have registered with the RTB and are not responsible for a landlord's failure to do so. Publishing a listing on Arbicle does not constitute or imply RTB registration.

By listing on Arbicle you acknowledge that you are aware of and responsible for complying with your RTB obligations, including:

• Registering each new tenancy with the RTB within one month of commencement.
• Renewing RTB registrations annually.
• Complying with all RTB notices, directions, and adjudication orders.

For information on how to register, visit rtb.ie. Failure to register with the RTB is a criminal offence under Irish law. Arbicle may remove listings at its discretion if there is evidence of legal non-compliance, but has no obligation to proactively monitor or enforce RTB registration.

3. Listing Accuracy Requirements

All listings posted on Arbicle must be accurate, complete, and not misleading. You are required to ensure that:

Mandatory information

• The full property address and Eircode.
• The monthly rent figure (inclusive of all charges to be paid by the tenant).
• Property type, number of bedrooms and bathrooms.
• Available from date.
• BER (Building Energy Rating) certificate number and rating, as required by law for all rentals (SI 666 of 2006 as amended).
• Whether the property is located in a Rent Pressure Zone (RPZ).

Accuracy standards

• Photographs must accurately depict the property as it will appear at the commencement of the tenancy. AI-generated or heavily edited images are prohibited.
• Room dimensions stated must be within 10% of actual measurements.
• Amenities listed (e.g. parking, dishwasher, washing machine) must be present and in working order.
• Pets allowed/prohibited, smokers allowed/prohibited, and any other house rules must be accurately stated.

Rent Pressure Zones

If your property is located in a Rent Pressure Zone, the advertised rent must comply with the applicable RPZ rent increase formula. You must not advertise a rent that exceeds what is permissible under the Residential Tenancies Acts. The landlord remains solely responsible for determining and complying with RPZ obligations. Arbicle does not calculate or verify RPZ compliance. To check whether your property is in an RPZ, visit rtb.ie.

4. Platform Fee Structure

Arbicle operates on a success-fee model. The current fee schedule is as follows:

The platform letting fee is charged when a tenancy is successfully completed and the tenant occupies the property. Fees are processed via Stripe and are non-refundable once the tenancy commences. Arbicle may update its fee schedule with 30 days' notice.

5. Prohibited Listings

The following listings are strictly prohibited and will be removed immediately:

• Properties that do not meet the minimum standards for rental accommodation as set out in SI 137 of 2019 (Housing Standards for Rented Houses Regulations).
• Properties without a valid BER certificate (unless lawfully exempt).
• Properties with known damp, structural defects, or hazardous conditions that have not been remedied.
• Listings advertising rents in excess of RPZ limits.
• Listings that exclude HAP (Housing Assistance Payment) recipients, as this constitutes discrimination under the Equal Status Acts 2000–2018.
• Listings for properties that are not lawfully permitted for residential use.
• Duplicate listings for the same property address.
• Phantom listings for properties that are not genuinely available to let.
• Sub-letting listings where the head lease prohibits sub-letting.
• Listings for short-term holiday lets in areas where such use is restricted by planning permission.

6. Content Moderation Policy

Arbicle reviews all listings before publication using a combination of automated screening and human moderation. We reserve the right to:

• Decline to publish any listing at our sole discretion.
• Edit listing content to correct factual inaccuracies or comply with our formatting standards (without altering material terms).
• Remove listings that generate complaints or that we determine to be inaccurate, misleading, or in breach of these Terms.
• Flag listings to the RTB or other regulatory bodies where we have reasonable grounds to believe a legal violation has occurred.

Repeated violations will result in permanent account suspension and may be referred to the PSRA (for licenced agents) or An Garda Síochána where appropriate.

You may appeal a listing removal decision by contacting hello@arbicle.com within 14 days.

7. Landlord Obligations to Tenants

Using Arbicle does not alter your statutory obligations as a landlord under Irish law. Your key obligations include, but are not limited to:

• Providing a written lease agreement to the tenant.
• Providing a Rent Book (or digital equivalent) from the commencement of the tenancy.
• Maintaining the property in good repair and ensuring compliance with minimum standards throughout the tenancy.
• Providing at least 24 hours' notice before entering the property (except in emergency).
• Returning the security deposit within 14 days of tenancy end, subject to permitted deductions.
• Complying with statutory notice periods for terminating tenancies as set out in the Residential Tenancies Act (ranging from 28 to 224 days depending on tenancy duration).
• Not engaging in rent increases more frequently than once every 12 months and, in RPZ areas, not exceeding the permitted increase.

8. Irish Law Compliance

By listing on Arbicle you agree to comply with all applicable Irish legislation, including but not limited to:

• Residential Tenancies Act 2004 (as amended by the Residential Tenancies (Amendment) Acts 2015, 2019, and 2021).
• Housing (Standards for Rented Houses) Regulations 2019 (SI 137 of 2019).
• Building Energy Rating (BER) requirements under the European Communities (Energy Performance of Buildings) Regulations 2012.
• Property Services (Regulation) Act 2011 (for licenced agents).
• Equal Status Acts 2000–2018 (prohibition on discrimination in the provision of accommodation).
• Data Protection Act 2018 and GDPR (in respect of personal data of applicants and tenants).
• Finance Act provisions relating to rental income declaration to the Revenue Commissioners.

Arbicle provides informational resources on compliance but this does not constitute legal advice. We recommend consulting a solicitor or the RTB directly for specific legal guidance.

9. Landlord Support

If you have questions about these Landlord Terms or need assistance with your listings, please contact our dedicated landlord support team:

Email: hello@arbicle.com
Help Centre: arbicle.com/guides/landlords