Landlord Obligations

Our rental team have a good working knowledge of the Residential Tenancies Act 1986 and all other related legislation, they understand the often confusing legislation and legalities behind owning and renting a residential property.

Landlords have certain rights and obligations when they enter into a tenancy agreement. You can find some of the main obligations listed below.

The Tenancy Services website provides information on your responsibilities and rights as a landlord. Click here

A landlord must:

  • Appoint an agent if intending to be out of the country for 21 days or more. That person takes over the same responsibilities and obligations of the landlord in his or her absence

  • Meet his or her obligations in respect of maintenance or health and safety

  • Advise the tenant in writing if the property is to be sold, and if the property is not a fixed term, provide the tenant with at least 42 days’ notice once unconditional

  • Send bond money paid by the tenant to Tenancy Services within 23 working days of receiving it

  • Ensure the property is reasonably clean and in a fit and habitable condition at the beginning of the tenancy

  • Provide the tenant with 24 hours’ notice of entry to carry out repairs or inspect repairs

  • Provide the tenant with no less than 48 hours’ notice of entry to carry out a routine inspection

  • Provide and maintain locks to ensure the property is secure

  • Give the tenant at least 60 days written notice of a rent increase or intended rent increase providing the tenancy agreement allows for it

A landlord must not:

  • Require a tenant to pay more than 4 weeks bond

  • Require a tenant to pay more than 2 weeks rent in advance or ask for more rent to be paid before the rent already paid has run out

  • Enter the property except as permitted by under the Residential Tenancies Act or with the tenant’s consent

  • Inspect the property more than once in four weeks to check on repairs done by the tenant

  • Harass the tenant or interfere with their reasonable peace, comfort or privacy, or allow others to do so

  • Change the locks without the tenants consent

A landlord may:

  • Limit how many people may reside in the property

  • Discriminate against smokers and pets

  • Prohibit subletting or assigning the tenancy to another party (this does not prohibit the tenant from having flatmates or boarders)

  • Enter the property if consent from the tenant has been given freely

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