Quick summary: In Rent Pressure Zones (RPZs) rent increases are capped at 2% a year (or at the rate of inflation if that’s lower). But landlords can apply to have a higher rent set where a legal exemption applies — for example after long vacancy, on certain protected structures, or after a substantial change to the property. This piece walks through what qualifies, the exact steps to claim an exemption with the Residential Tenancies Board (RTB) and the practical actions landlords need to take in 2026.
Quick-reference: the essentials
• RPZ cap in 2026: 2% per year (or the lower inflation rate).
• Main exemptions: vacant for 24 months; protected structure not rented for 12 months; substantial change in nature of accommodation.
• Deadline to submit RPZ Exemption Form to the RTB: within one month of setting the new rent.
• Key bodies: RTB (Residential Tenancies Board) – https://www.rtb.ie and government information on RPZs – https://www.gov.ie.
Prerequisites: what you must check first
Before you start any application, check these four things. First, confirm the property is inside an RPZ. Use the RTB map or gov.ie RPZ pages to verify the address. Second, check tenancy type and dates — whether it’s a new tenancy, fixed-term renewal or a periodic tenancy. Third, decide which exemption applies: long vacancy, protected structure, or substantial change in nature of accommodation. And fourth, gather evidence — that’s the single thing that makes or breaks the claim.
Step-by-step: how to apply to raise rent above the RPZ limit
Follow these numbered steps exactly. They’re practical and designed to be followed in order.
1. Confirm RPZ status and the cap.
Check the RTB’s RPZ pages (https://www.rtb.ie) or gov.ie to confirm the property falls inside an RPZ. The legal ceiling in 2026 is a 2% increase per year or the rate of inflation if that’s lower. If you try to increase rent above that without an approved exemption, the increase may be invalid.
2. Identify which exemption you’ll rely on.
There are three common exemptions used for raising rent above the RPZ limit:
- A property that hasn’t been rented for 24 months before the new tenancy start date (vacancy exemption).
- A protected or proposed protected structure that hasn’t been rented for 12 months before the new tenancy start date (protected structure exemption).
- A property that has undergone a substantial change in the nature of accommodation — for example major refurbishment that changes how the property functions or adds significant new living space (substantial change exemption).
3. Gather supporting evidence.
Evidence is crucial. Examples of what landlords should collect:
- Vacancy exemption: proof of the period the property was vacant — advertising records, utility bills, insurance statements, sale listings showing the property off the rental market. A continuous gap of 24 months is required for the vacancy exemption.
- Protected structure: a copy of the building’s protected structure status and proof it wasn’t rented for 12 months (rental records, tenancy registrations).
- Substantial change: invoices, building contracts, planning permissions, architect’s certificates, completion certificates, receipts for materials and labour, before-and-after photos and any BER (Building Energy Rating) upgrade documentation. Show when works started and finished and why the nature of the accommodation changed.
4. Complete the RPZ Exemption Form.
Point is, use the RTB’s RPZ Exemption Form (available on https://www.rtb.ie). Fill in tenancy details, the date you set the new rent, the exemption category you’re claiming and attach the evidence listed above. Be precise about dates — the RTB requires timing to match the definition (24 months for vacancy, 12 months for protected structures).
5. Submit the form within one month of setting the new rent.
This is critical. The RTB requires landlords to submit the RPZ Exemption Form and relevant proof within one month of when they set a new rent for the tenancy. If you miss this deadline, the RTB may not accept the exemption claim and the rent increase could be capped.
6. Serve the tenant properly.
Even if you’re applying to the RTB for exemption, you must follow notice rules under tenancy law when proposing a rent increase. Serve the tenant with the written rent notice required by law for the tenancy type — keep copies of delivery as part of your evidence pack. If the tenant disputes the increase, they can raise a complaint with the RTB.
7. Keep records and respond to RTB queries.
Once you’ve submitted the form, the RTB may request more information. Respond promptly. Keep all receipts, communication logs, contracts and certificates in one file — the RTB will review them when deciding whether the exemption applies.
8. If the RTB rejects the claim, consider your options.
If the RTB doesn't accept the exemption, the rent increase will usually be limited by the RPZ cap. You can try to negotiate with the tenant (phased increases or improvements), or, where appropriate, appeal or use mediation services via the RTB. Check timelines for any review or appeal options the RTB provides.
Tips for a smooth application
• Start preparing before you finish works. Get invoices, completion certificates and professional sign-offs ready as you go. That shortens the RTB review time.
• Put everything in writing. Keep emails and dated letters to tenants and contractors. Photographic evidence with timestamps helps.
• Register the tenancy with the RTB if you haven’t already. The RTB tenancy registration is a legal requirement and strengthens your position.
• Use professional reports for substantial-change claims — an architect’s letter or an engineer’s report explaining how the works changed the accommodation’s nature carries weight.
• Check the RTB and gov.ie pages for any form updates in 2026 — forms and guidance do get refreshed.
Common mistakes to avoid
1. Missing the one-month submission window. That’s the single most common error — don’t wait until later.
2. Weak or inconsistent evidence. An email saying the property was vacant won’t cut it without corroborating documents: invoices, utility billing gaps or advertising records.
3. Assuming a refurbishment automatically qualifies. Only works that change the accommodation’s nature qualify for the substantial-change exemption — cosmetic updates alone usually won’t.
4. Failing to register the tenancy with the RTB. That makes disputes harder to resolve and can damage credibility.
5. Not serving the tenant notice correctly. Follow the statutory notice process for the tenancy type — incorrect notice can invalidate an increase.
Alternatives to applying for an exemption
If an exemption claim looks weak, consider alternatives. Agree a phased increase with the tenant and put it in writing. Offer agreed improvements funded by a slightly higher rent. If the tenant won’t agree, consider planned vacancy and re-letting after 24 months (vacancy exemption) — but that’s a long-term move. Also consider mediation through the RTB to reach an agreed outcome.
Where to find forms and official guidance
Official guidance and the RPZ Exemption Form are on the RTB website: https://www.rtb.ie. General policy and explanatory material on RPZs also appear on the Government site: https://www.gov.ie. Use those pages for updated forms, precise timelines and any new 2026 measures the legislature or Department of Housing may publish.
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The practical reality is simple — if you want to charge rent above the RPZ limit in 2026 you must meet a clear legal exemption and prove it. The RTB expects good documentation and a prompt RPZ Exemption Form — within one month of setting the rent — or the increase will be limited to the 2% cap. Keep records, get professional sign-off where needed, and use the RTB and gov.ie pages for official forms and the latest guidance.
This article was created with AI assistance.
