We’ve had a number of conversations recently with landlords who are unsure what the new tenancy rules mean for them.
With so much discussion around “six-year tenancies”, it’s worth looking beyond the headlines. The reforms are intended to give tenants greater security in their homes, while setting out the circumstances in which landlords can end a tenancy.
Here are the key points.
The tenancy start date matters
The new tenancy protections apply to tenancies created from 1 March 2026. Existing tenancies remain subject to the termination rules applicable to them.
This distinction concerns tenancy protections and termination grounds. Separate rent-control changes also took effect from 1 March 2026, so it should not be read as meaning that no rental-law changes affect existing tenancies.
There are still lawful grounds for ending a tenancy
Once a tenant has security of tenure—normally after six continuous months without a valid Notice of Termination—a landlord can only end the tenancy on specific legal grounds.
For tenancies covered by the new rules, grounds can include a tenant breaching their obligations or the property no longer being suitable for the tenant’s needs. The relevant legal conditions and procedures must still be satisfied.
Not every landlord falls under the same rules
For landlords with one to three tenancies who are not companies, additional grounds may apply during the six-year cycle. These include needing to sell to avoid undue financial or other hardship, or needing the property as a home for themselves or a close family member. These grounds are subject to legal conditions.
Companies, regardless of their number of tenancies, and landlords with four or more tenancies have more restricted termination grounds. Under the new rules, their grounds are limited to a tenant breaching their obligations or the property no longer being suitable for the tenant’s needs.
The six-year mark is not an automatic end date
A tenancy does not simply end when six years have passed. An applicable legal ground and the correct notice procedures are still required.
For qualifying smaller landlords, additional grounds may be available at the end of a six-year cycle, including sale, occupation by the landlord or a family member, substantial refurbishment or renovation, or a change of use. The timing and statutory requirements should be checked before serving any notice.
Check the rules before making decisions
If you are reviewing your property plans, take time to check which rules apply to your circumstances. The RTB’s guidance is a useful starting point, and individual legal advice is important before taking action.
These decisions involve both someone’s property and someone’s home. Clear information helps landlords plan responsibly and tenants understand their rights.
Official guidance
Residential Tenancies Board: Rental law changes from 1 March 2026
Article dated 15 March 2026. General information only, not legal advice. This is an overview, not a complete account of the legislation. The precise rules and requirements depend on the individual tenancy. Always check the latest official guidance and obtain advice on your circumstances.