Starting a Tenancy in Ireland — Deposits, Agreements, and RTB Registration

Quick answer: When starting a new tenancy in Ireland, your deposit is capped at one month's rent and the total upfront payment (deposit plus any advance rent) cannot exceed two months' rent. Your landlord must register the tenancy with the RTB within one month and renew annually. You should have a written tenancy agreement, complete a move-in inventory, and photograph the property's condition — these protect you when you eventually leave.

Before You Move In

The Deposit

• Maximum deposit allowed: one month's rent (under the Residential Tenancies Act)
• Total upfront payment cap: The combined amount of deposit and any advance rent payment cannot exceed two months' rent in total. A landlord cannot lawfully require a deposit of one month plus two months' advance rent, for example — the combined upfront cost is capped at two months.
• The landlord holds your deposit and must return it at the end of the tenancy, minus any lawful deductions
• Lawful deductions are limited to: unpaid rent, damage beyond fair wear and tear, other specific breaches of the tenancy agreement
• Normal wear and tear (minor scuffs, faded paint) cannot be deducted

Get a written receipt for your deposit the day you pay it.

The Tenancy Agreement

You and your landlord should sign a written tenancy agreement (also called a lease) before moving in. It should include:

A verbal tenancy agreement is legally valid in Ireland — you have rights even without a written lease. But a written agreement is strongly recommended as it avoids disputes about what was agreed.

RTB Registration

Your landlord must register the tenancy with the Residential Tenancies Board (RTB) within one month of the tenancy commencing, and must renew the registration annually (€40 per year per tenancy). The RTB provides the regulatory framework that protects both parties.

You can verify your tenancy has been registered at rtb.ie. If your landlord hasn't registered, you can report this to the RTB — unregistered tenancies still have legal rights, but landlords are subject to penalties for failure to register.

Move-In Day

The Property Condition Inventory

Before or on the first day, document the condition of the property thoroughly:

1. Walk through every room and note the condition of walls, floors, furniture, and appliances
2. Photograph everything — use your phone to timestamp photos automatically
3. Check all fixtures work — lights, cooker, boiler, shower, washing machine
4. Read the meters — note electricity, gas, and water meter readings on day one
5. Check the smoke and carbon monoxide alarms — your landlord is required to have them installed and working

Send the landlord a written summary (email is fine) of any existing damage you've noted on move-in. This protects you from being charged for pre-existing issues when you leave.

Utility Connections

Find out which utilities are in whose name: - Are electricity/gas included in the rent or separate? - If separate, you'll need to switch the accounts into your name with the relevant suppliers - Register for your local council's Waste Collection services if not included

The Rent Book

Your landlord must provide a rent book or written rent receipts. Each rent payment should be documented. A rent book is important evidence if a dispute about payment history arises later.

BER Advertising Requirement

Since 2012, the Building Energy Rating (BER) must legally appear in any advertisement for a property to rent. The BER rates the property's energy efficiency on a scale from A1 (most efficient) to G (least efficient). Ask your landlord for the BER certificate if it is not included in the listing — they are legally required to provide it.

Your Rights from Day One

Under the Residential Tenancies Act, even before 6 months have passed: - The landlord must give 90 days' written notice to terminate - You have the right to quiet enjoyment of the property — the landlord must give reasonable prior notice before entering (commonly 24 hours) except in emergencies - The property must be in habitable condition: safe structure, adequate heating, ventilation, and hot water - You must be provided with the landlord's contact details and the name of any managing agent

If the property is not habitable or the landlord fails to carry out necessary repairs, you can complain to the RTB or contact Threshold (free tenant advice service).

Key Points

• Never pay a deposit without getting a receipt.
• Photograph the property thoroughly on move-in day — this is your best protection against unjust deductions.
• Your landlord must register the tenancy with the RTB — you can check at rtb.ie.
• A verbal lease is legally valid, but always push for a written agreement.
• From 6 months, you gain security of tenure — the landlord can only end the tenancy for specific legal reasons.

Common Questions

Q: Can a landlord ask for more than one month's deposit? No — the maximum deposit under Irish law is one month's rent. In addition, the total upfront payment (deposit plus any advance rent) cannot exceed two months' rent in total. If a landlord demands a two-month deposit or a large advance rent payment that would push the combined total above two months' rent, this is not permitted under the Residential Tenancies Act.

Q: What if my landlord won't give me a written tenancy agreement? You have legal rights regardless — a verbal agreement is legally valid in Ireland. Send the landlord an email confirming the key terms (rent, start date, duration) to create a written record yourself. If the landlord is uncooperative before you even move in, consider whether it's the right tenancy to enter into.

Q: Do I have to pay to register the tenancy with the RTB? The registration fee is paid by the landlord, not the tenant. If a landlord asks you to pay the RTB registration fee, this is their responsibility under the Residential Tenancies Act.