Since March 2026, every Notice of Termination must be served on the tenant and copied to the RTB the same day, with a stated reason and the correct notice period — or the termination is invalid. For an agency serving notices across many clients, that's a compliance event per tenancy and a real concentration of liability. TenantSync CRM generates compliant notices for the grounds it supports — rent arrears, other tenant breach, and ending within the first six months — auto-deriving the notice period and termination date, records the same-day RTB copy and tenant service, and tracks every notice's status across the whole portfolio, per client and per branch. Free 14-day trial, no card required.
For a single landlord, a termination is an occasional, careful event. For an agency, it's a production line — notices going out across dozens or hundreds of tenancies, on behalf of many different clients, each with its own ground, its own notice period and its own filing deadline. The 2026 reforms turned that production line into a compliance exposure, because they made the paperwork unforgiving and put a hard, same-day deadline on every single notice.
This is a guide, not legal advice
Termination grounds, notice periods, the same-day RTB filing rule and ground-specific requirements (such as the statutory declaration for a sale) are detailed, fact-specific and changed with the March 2026 reforms. This article explains the general position for private residential tenancies. Confirm the current rules, grounds and notice periods for each tenancy with the RTB, and take legal advice on a contested termination, before serving.
What changed in March 2026
Two changes matter most for an agency issuing terminations:
- Same-day RTB filing. A Notice of Termination must be served on the tenant and a copy provided to the RTB on the same day. Miss the filing, or file it late, and the notice is invalid — no matter how correct the rest of it is.
- A stated reason, every time. The notice must state the reason for the termination, and for several grounds carry supporting detail. A notice that doesn't properly state and support its ground doesn't stand up.
Neither is hard for one notice. The difficulty is consistency at volume: doing it correctly on the fiftieth notice of the month, for a client whose tenancy started on an awkward date, when the ground carries its own extra requirements. That's where an ad-hoc, document-by-document process quietly starts producing invalid notices.
The 2026 rules didn't just add a step. They added a step with a same-day deadline to every termination — and for an agency, "every termination" is a lot of same-days to never miss.
The same-day RTB rule at agency scale
A single same-day deadline is trivial. Hundreds of them, staggered across clients and served by different team members, are not. The failure isn't usually ignorance of the rule — it's a notice that went out on a Friday and got copied to the RTB on the Monday, or a notice a negotiator served without looping in whoever handles the RTB filing.
At scale, the same-day rule turns into an operational problem, not a knowledge problem. The agency needs every notice to carry its own record of when it was served and when the RTB copy went in — so a gap between the two is visible immediately, not discovered when a tenant challenges the termination months later.
Notice periods by ground
The other classic invalidator is the notice period. Get it a day short and the notice fails. The period depends on the ground and, for many grounds, the length of the tenancy — longer tenancies earn longer notice. A few examples of grounds and their periods:
| Ground | Notice period & key requirement |
|---|---|
| Rent arrears | 28 days, but only after a valid rent-arrears warning notice has already been served and copied to the RTB, with the arrears left unpaid for the warning period. |
| Other tenant breach | 28 days, following a valid warning notice for the breach and a failure to remedy it where it can be remedied. |
| Ending within the first 6 months | 90 days, where the tenancy is being ended inside its first six months (not available for a fixed-term lease). |
| Landlord grounds (e.g. sale) | A longer period that generally scales with the length of the tenancy, plus ground-specific requirements — see the sale ground below. Confirm the exact period at rtb.ie. |
The point isn't to memorise a table — it's that the period is a calculation from the ground and the tenancy's start date, and a calculation is exactly the kind of thing that should be derived, not eyeballed under time pressure.
Generate the notice, capture the same-day filing, track it to expiry
TenantSync CRM builds each Notice of Termination from the tenancy record for the grounds it supports, derives the notice period and termination date, and records the same-day RTB copy — then tracks every notice across your whole client portfolio.
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The sale ground and its extra steps
Because an intention to sell drives so many terminations, it's worth being clear about what the sale ground actually demands — it's more than a notice with "sale" written on it. A sale-ground termination generally requires:
- A genuine, evidenced intention to sell, backed by a statutory declaration to that effect.
- The correct notice period for the length of the tenancy, with the notice served on the tenant and copied to the RTB the same day.
- An offer-back to the tenant if the sale doesn't proceed within the relevant period — the ground can't be used as a back-door eviction.
What TenantSync generates today — and what it doesn't
To be straight with you: TenantSync CRM currently generates Notices of Termination for rent arrears, other tenant breach, and ending within the first six months — deriving the notice period and termination date and capturing the required warning and reason details. A sale-ground termination, with its statutory declaration and offer-back, follows the RTB's own process and is not produced by the generator. For a sale, TenantSync's help is the surrounding discipline — the same-day filing habit, notice-period accuracy on the grounds it does generate, and portfolio-wide tracking — not the sale notice itself. Confirm the sale-ground requirements at rtb.ie.
Where the liability lands
Here's the part that makes this an agency issue and not just a landlord one. When your agency drafts and serves the notice, an invalid termination isn't only the landlord's problem — it's a service you got wrong. The tenancy doesn't end when the client expected, the sale or re-let slips, and the client looks to the agency that handled it.
For a PSRA-licensed property services provider, that's both a client-relationship risk and a professional-standards one. The defence is not heroics on each notice; it's a system that makes the correct notice period, the stated reason and the same-day RTB copy the default, and leaves a record that each was done. It's the same governance logic that underpins client-money handling and per-landlord reporting and the role-based access across branches that decides who can serve a notice in the first place.
Get the agency Notice of Termination playbook & notice-period calculator
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Tracking terminations across a portfolio
Even a perfectly drafted notice fails the agency if nobody's watching it after it goes out. A termination has a life: it's drafted, finalised, served, filed and then it runs to a termination date that everyone — landlord, incoming buyer or new tenant, and the agency's own diary — is depending on. Across a portfolio, that's a lot of live clocks.
The agency-scale need is a single view that answers, for every client at once: which notices are drafted but not served, which were served and correctly copied to the RTB the same day, and which are counting down to their termination date. When that lives on each tenancy and rolls up across the book, a short-served or unfiled notice is visible immediately — not after a challenge.
How TenantSync CRM helps
TenantSync builds terminations from the tenancy record, so the notice inherits the facts that make it valid — and stays tracked afterwards:
- Generated from the tenancy. For the supported grounds — rent arrears, other tenant breach and ending within the first six months — the notice is built from the tenancy's own data (tenants, property, start date), with the notice period and termination date derived from the ground rather than typed in.
- Validated before it goes out. The draft is checked and flags problems — for example a first-six-months ground where the service date falls outside the first six months, or a conflict with a fixed-term lease — so an invalid notice is caught before service, not after.
- Same-day RTB copy recorded. Each notice records the tenant service (date and method) and the RTB copy (date and method), so the same-day rule is evidenced on the notice itself.
- Tracked through its lifecycle. Every notice moves through not started → in progress → finalised → served (or cancelled), carrying its notice, service and termination dates — visible on the tenancy and across the portfolio.
- Scoped per client and branch. Because each notice is attached to a tenancy, landlord client and branch, principals see terminations across the whole book while a branch sees its own — the same agency/branch scoping that governs the rest of the CRM.
It sits on the same platform that keeps RTB registration compliant across the whole book, handles PSRA client money, and reconciles rent through Open Banking — so a termination isn't a document that lives outside your system, it's a tracked event inside it. For the grounds TenantSync doesn't generate, the same discipline still applies: calculate the period, state the reason, file the RTB copy the same day, and keep the record.
How to get started
- Start your free 14-day trial — no credit card required.
- Open the tenancy and start a Notice of Termination on a supported ground — the period and termination date derive themselves.
- Serve and file the same day, recording the tenant service and the RTB copy on the notice.
- Track every notice to its termination date across your portfolio — and book a demo if you'd like it walked through on your own book.
Frequently asked questions
Do letting agents have to file a Notice of Termination with the RTB the same day?
Yes. Since March 2026 a Notice of Termination must be served on the tenant and a copy provided to the RTB on the same day it is served. If the copy isn't filed the same day, the termination is invalid. The notice must also state the reason and give the correct notice period. This applies whether a landlord or an agent acting on their behalf serves it. Confirm the current rules at rtb.ie.
What notice period applies to a Notice of Termination in Ireland?
It depends on the ground and, for many grounds, the length of the tenancy — longer tenancies attract longer notice. Some grounds are fixed: a termination within the first six months requires 90 days, while a rent-arrears or other-breach termination that follows a valid warning requires 28 days. Getting the period wrong is one of the most common ways a notice is invalidated, so it should be calculated from the ground and the tenancy, not estimated. Confirm the current periods at rtb.ie.
Why is issuing terminations across a client portfolio a risk for an agency?
Every notice is a separate compliance event, and one slip voids the termination. Across many tenancies and clients, a wrong notice period, a missing stated reason, or a copy not filed with the RTB the same day is easy to miss — and when the agency served the notice, the consequences of an invalid termination land on the agency. That concentration of exposure is why terminations at agency scale need to be generated and tracked systematically.
Does TenantSync generate a Notice of Termination for a sale?
TenantSync generates compliant notices for the grounds it currently supports — rent arrears, another tenant breach, and ending a tenancy within its first six months — deriving the notice period and termination date and capturing the required details. A sale-ground termination carries additional requirements, including a statutory declaration of the intention to sell and an offer-back if the sale doesn't proceed, and follows the RTB's own process; it isn't currently produced by the generator. For any termination, the platform's value at scale is the same-day RTB filing discipline, notice-period accuracy and portfolio-wide tracking. Confirm the sale-ground requirements at rtb.ie.
How does TenantSync track terminations across a portfolio?
Each notice is built from the tenancy record and tracked through its lifecycle — not started, in progress, finalised and served — recording the notice date, the tenant service date and method, the same-day RTB copy date and method, and the termination date. Because every notice is attached to a tenancy, landlord client and branch, an agency sees the status of terminations across the whole portfolio and per client, so nothing is served short or left unfiled. General guidance, not legal advice; confirm the rules at rtb.ie.