Landlord FAQ: 100 Questions to Ask When Choosing a Letting Agent in Dublin

Choosing a Letting Agent

Why should I use a letting agent in Dublin?

Using a letting agent can save you time and ensure legal compliance. Agents have specialist knowledge of Dublin’s rental market and handle tasks like marketing, tenant vetting, rent collection, and maintenance coordination. Because letting is a regulated profession, licensed agents are overseen by the Property Services Regulatory Authority (PSRA)psr.ie and stay updated on laws (rent pressure zones, safety standards, etc.). They can take on obligations you’d otherwise have as a landlord, such as registering the tenancy with the RTB within one month and maintaining the property to legal standardsrtb.ie. This helps avoid penalties and makes management smoother, while their professional vetting often leads to more reliable tenants.

What factors should I consider when choosing a letting agent?

Check that the agent is PSRA-licensed (all Irish letting agents must be)psr.ie. Look for experience in Dublin, transparent fee structures, and clear communication policies. Ask about their marketing reach, tenant selection process, and reporting frequency. Examine reviews or ask other landlords for references. Also compare fees and services: a cheaper agency might cut corners, while a more expensive one may offer full support. Ideally, the agent should have a strong local presence, good online reviews, and a track record of filling similar properties efficiently.

What qualifications and licensing should a letting agent have?

In Ireland every letting agency must hold a valid PSRA licencepsr.ie. This licence covers estate agents, auctioneers, letting agents and management agents. Agents must complete PSRA-approved training and comply with continuing professional development and anti-money-laundering rules. Always ask to see the agent’s PSRA licence number and verify it on the PSRA register. Confirm they have professional indemnity insurance (required by PSRA) and check if any staff are chartered surveyors or members of industry bodies. This ensures the agent meets minimum standards of competence and ethics.

Why is a PSRA licence important for letting agents?

A PSRA licence is mandatory legal permission to operate as a letting or property agentpsr.ie. Licensed agents are regulated: they must follow a code of conduct, maintain client accounts correctly, and are subject to PSRA inspections. If an agent is unlicensed, they are breaking the law. Using a PSRA-licensed agent protects you because the PSRA maintains a complaint system and a compensation fund. It also means the agent has met education and insurance requirements – signalling professionalism and accountability.

Should I check reviews or references before hiring an agent?

Yes. It’s wise to research an agency’s reputation. Look for online reviews, ask friends or local landlord groups, and request recent landlord references. Check if they have handled properties like yours (size, area, tenant type). Inquire about any disciplinary actions on the PSRA or RTB registers. Interviews can help: reputable agents will gladly provide references or case studies. This vetting helps ensure you pick an agent who communicates well, is reliable, and delivers on their promises.

Should I hire a local specialist or a national letting agency?

Both have pros and cons. A local agent knows your specific neighbourhood’s demand, amenities, and price points, which can help target the right tenants. They may also give a more personal touch. A national firm may have more resources (marketing budget, tech platform) and standardized processes. Consider your property type: if it’s a flat in city center, a larger agency might have corporate clients; if it’s a suburban house, a local specialist could be more effective. Always ensure whichever you choose, they have a valid licence and solid local knowledge.

What questions should I ask a potential letting agent?

Ask about their PSRA licence and check it online. Inquire how long they’ve been operating and their experience with properties like yours. Clarify what services are included (marketing, tenant checks, repairs, reporting) and what is extra. Find out their success rate and average re-let time. Discuss fee structures (percentages, one-off fees, VAT inclusion) and notice/cancellation terms. Ask how they will communicate with you (report frequency, emergency contact) and what happens if a tenant damages your property. Good agents will answer these clearly and show you example statements or reports.

Letting Agent Services

What services do letting agents typically provide?

Letting agents can handle nearly all aspects of letting your property. Common services include:

• Advertising and marketing on major portals (Daft.ie, MyHome.ie, etc.) and social media.
• Arranging and conducting viewings for prospective tenants.
• Tenant screening and referencing, including background and income checks.
• Tenancy paperwork, preparing and signing the lease (often using the RTB templatertb.ie).
• Collecting initial payments (deposit and first rent).
• Move-in inventory/condition report (agent documents property condition, ideally signed by landlord and tenantrtb.ie).
• Rent collection each month and issuance of receipts/statements.
• Managing repairs and maintenance, including emergency fixes and routine work.
• Periodic inspections of the property (with tenant notice).
• Lease renewals and rent reviews in accordance with law.
• Final move-out inspection and checkout with deposit reconciliation.

These services can be packaged as needed; for example, some agents offer tenant-finding only (listing, viewings, lease signing), while others include ongoing management.

What’s the difference between tenant-finding and full-management services?

A tenant-finding service focuses on letting your property: the agent will advertise, conduct viewings, vet applicants, and prepare the lease. Once the tenant moves in, the landlord takes over all further duties. This usually incurs a one-off fee (often equal to one month’s rent)sckgroup.ie.

A full-management service includes everything in tenant-finding plus ongoing care. That means the agent collects rent, handles maintenance, conducts inspections, deals with tenant queries, and manages renewals and check-outs. Full management is charged as an ongoing percentage of rent (commonly around 6–12% of monthly rent)sckgroup.ie. In short, tenant-finding ends at move-in, while full-management continues through the tenancy.

What is included in a full property management package?

Full management typically covers all landlord duties after move-in. Key items often include:

• Rent collection and accounting: the agent collects rent each month, pays you (minus fees/expenses), and provides statements.
• Routine inspections: agents usually inspect every few months (RTB recommends every 3 months, commonly done every 6 monthssckgroup.ie).
• Maintenance coordination: arranging and supervising repairs, both emergency and planned, using vetted contractors.
• Tenant communications: serving notices, dealing with breaches, collecting late rent, and giving receipts.
• Compliance tasks: handling RTB registration updates, lease renewals, and ensuring legal obligations (e.g. certifications) are met.
• Checkout services: organizing the end-of-tenancy inspection, managing deposit deductions for damages, and handing back the keys.
• Reporting: providing monthly (or at least quarterly) financial statements and updates on tenancy matters.

Full management means the agent handles the day-to-day tenancy lifecycle. For example, a typical full service might say: rent collected each month, repairs under a certain limit are approved up to €x by the agent, and detailed monthly statements are emailed to you. Importantly, they document and report everything, so you stay informed without dealing with tenants directlysckgroup.ie.

Do letting agents handle tenant screenings and references?

Yes. A reputable agent will thoroughly screen prospective tenants. This usually involves verifying identity and income (e.g. pay slips or employer contact), checking previous landlord references, and sometimes doing credit or Garda vetting. The goal is to ensure the tenant can afford the rent and has a good rental history. Agents may also require guarantors for students or clients with weak credit. This vetting is a key part of their service, as it helps minimise future rent defaults or disputes.

Can agents assist with tenancy agreements and inventories?

Absolutely. Agents typically provide a written lease (often based on the RTB’s standard templatertb.ie) to ensure all legal clauses are included. They will draw up or review the agreement and have tenants sign it. Most full-management agents will also handle the inventory/condition report: a document detailing the property’s contents and condition at move-in. This should be signed by landlord and tenant. At move-out, the agent compares the current state to that inventory. Good agents either prepare this themselves or hire a professional clerk. (The RTB advises landlords to take photos and a signed inventory at move-inrtb.ie; agents should do the same.)

Do letting agents arrange property inspections and check-ins/check-outs?

Yes. Agents organize all inspections if they manage the property. Irish law requires giving tenants at least 24 hours notice before an inspectionsckgroup.ie. In practice, agents often inspect around every 3–6 months to check on any issues and ensure lease compliancesckgroup.ie. They handle both the initial move-in (inventory) and final check-out inspections. These visits include documenting property condition, meter readings, and resolving any exit requirements. A proper move-in/move-out process by the agent helps prevent deposit disputes.

How do letting agents manage maintenance and repairs?

Under full management, the agent becomes the tenant’s first point of contact for all repair issues. Tenants report problems to the agent, who categorizes them as emergency or routine. For routine repairs, the agent will typically seek your approval (especially for larger jobs) and then coordinate tradesmen. For emergencies (no heating, leaks), most agents have an on-call contractor to act immediately. After repairs, the agent ensures work is done satisfactorily and handles payment using the rental funds. (Legally, landlords must reimburse tenants for any urgent repair they paid for if it was notified to the landlordrtb.ie; agents take care of that bookkeeping.) All expenses are recorded on your account statement.

Do letting agents handle emergency repairs and contractor hiring?

Yes. Emergency repairs are usually covered under a management contract. Agents maintain relationships with 24/7 contractors (plumbers, electricians, etc.) to respond immediately. For example, if a boiler breaks at night, the agent’s emergency contact would arrange a technician. Once urgent work is done, they will notify you and process the invoice. Agents also gather multiple quotes for planned repairs to keep costs competitive. The landlord remains responsible for costs (the agent will pay them from collected rent or request top-up if needed).

Can an agent act as a tax collection agent for non-resident landlords?

Yes. Non-resident landlords must register for tax and can appoint an Irish resident collection agent. Many letting agents offer this service – they register with Revenue as a ‘collection agent’ and handle rent receipts and tax filings for your rental incomerevenue.ierevenue.ie. As a collection agent, the agency collects the full rent, pays you net of taxes, and submits the tax return under their own tax reference. If this interests you, discuss it with the agent upfront: they must register with Revenue and set up a separate tax reference for yourevenue.ierevenue.ie.

Do letting agents handle utility setup and insurance?

Generally, no. Utilities (electricity, gas, etc.) and landlord insurance are arranged by the landlord. The tenancy agreement should specify who is responsible for what (for example, tenants often pay electricity and gas). Some agents may recommend providers or collect meter readings, but setting up accounts is usually the landlord’s job. Likewise, landlords must insure the building (structural insurance is mandatoryrtb.ie) while tenants insure their own belongings. However, agents will often require proof of valid insurance before letting the property.

Will a letting agent provide rental valuations and market analysis?

Yes. Most agents will offer a free rental valuation to win your business. They use recent market data, comparable properties, and their local expertise to suggest a rent. In Dublin, rent demand can vary by area, so a good agent will set a competitive but fair rent. Note that in an RPZ, any rent increase is capped, so agents consider that when advising. Ultimately you set the rent, but an agent’s valuation can guide you to avoid under- or over-pricing.

Do letting agents offer any insurance or rent guarantee products?

Some do, but it’s not standard. Certain agencies partner with insurers to offer optional rent guarantee insurance (covering lost rent if a tenant defaults) or tenant liability insurance. These are paid by you if chosen. Landlords in Ireland are already required to have building insurancertb.ie; agents often recommend adding landlord liability coverage. Letting agents may suggest these add-ons for extra protection, but they are up to you. Always review the terms: rent guarantee policies usually have conditions (e.g. requiring full referencing).

Legal Compliance and Regulations

What are the RTB registration requirements for landlords?

Irish law requires every long-term private tenancy to be registered with the Residential Tenancies Board (RTB) within one month of the tenancy startrtb.ie. You pay a fee and provide basic details (names, PPS, rent amount, etc.). The RTB then issues a Registered Tenancy (RT) number. Registration is legally mandatory and covers the tenancy for disputes and rent-tax credits. Letting agents usually handle this process – they’ll submit the online registration form on your behalf. Don’t overlook re-registering or updating details annually or when anything changes. Failing to register can lead to fines and can invalidate notices in future disputes.

Does a letting agent register tenancies with the RTB?

Yes, most full-service agents include RTB registration in their role. They collect all necessary info (lease dates, tenant details, rent) and submit it through the RTB portal. You, as landlord, remain responsible for accuracy, but a good agent will ensure the registration is done promptly. They will also handle annual renewals or updates (e.g. if the tenancy is renewed or details change). After registration, both you and the tenant receive the RT number; agents often pass this to you along with the signed lease.

What is a Registered Tenancy (RT) number?

An RT number is a unique identifier assigned to a registered tenancy by the RTB. It looks like “RT-XXXX-XXXXXXXX”rtb.ie. Landlords need it when tenants apply for rent tax credits or when submitting notices. You and the tenant should both have copies of the confirmation letter from the RTB containing this number. If you have an agent, they will give you the RT number once registration is completertb.ie.

What tenancy agreements are recognized under Irish law?

Irish law recognises any “residential tenancy” as a landlord/tenant contract for a dwelling. This covers fixed-term leases, periodic (month-to-month) tenancies, student accommodation contracts, and cost-rental schemes, among others. The key is that the property is used as the tenant’s home (not commercial). The Residential Tenancies Acts impose standard rules on all these. Typically landlords use a formal lease document (called a tenancy agreement or lease). Written leases are recommended; for tenancies from mid-2022 onward, the RTB provided a standard lease templatertb.ie. Verbal agreements are technically valid too, but much riskier. Always clarify the tenancy type (e.g. fixed-term or periodic) in the agreement.

Do I need a written tenancy agreement or is an oral agreement valid?

A tenancy can be verbal, but a written agreement is strongly advisable. Without a written contract, a tenancy still exists by virtue of rent paid and occupancy, but terms (rent, duration, notice) can be disputed. In practice, agents insist on a signed lease. The RTB specifically created a Residential Tenancy Agreement template (from 11 June 2022) to usertb.ie. This ensures all mandatory clauses are included (rent frequency, notice periods, etc.). A written agreement signed by both parties is legally binding and easier to enforce.

Can I use the RTB’s official lease template?

Yes. The RTB provides a free template designed to meet all legal requirementsrtb.ie. Many agents incorporate this into their contracts. Using the official template helps cover required items (rent review, notice wording, landlord/tenant obligations). You can download or ask your agent to use it. It’s a good starting point, though you may tailor specifics (e.g. inventory clauses). The key is including the details demanded by law, which the template does.

How often can I increase rent on a tenancy?

Legally, rent cannot be increased more than once every 12 monthsrtb.ie. If your lease doesn’t specify rent review terms, the Act still caps reviews to one per year. There is no minimum notice period set by law, but agents typically give “as soon as practicable” notice. In practice, you can usually tie the rent increase to the lease anniversary. Remember, if your property is in a Rent Pressure Zone, the increase cannot exceed 2% (or inflation, whichever is lower) per yearrtb.ie. Agents are careful to follow these rules – they won’t serve a rent-review notice more frequently or beyond legal limits.

How do rent pressure zones (RPZ) affect rent increases?

Rent Pressure Zones strictly limit how much rent can rise. Dublin is entirely in an RPZ. In these zones, any rent increase (for existing or renewing tenancies) is capped at 2% per 12-month periodrtb.ie. That means even if market rents are higher, your first increase cannot exceed 2%. For renewals, you must serve a rent-review notice at least 28 days (often 42) before the increase, and you can only do this once a year. Agents will calculate the cap for you and ensure you don’t overcharge. In effect, RPZ rules mean long-term tenants get relatively predictable rent hikes, and agents must advertise the capped increase properly.

What are the current RPZ rules in Dublin?

As of 2025, virtually all of Dublin city and county remain an RPZ. The current designation lasts until at least 31 December 2025rtb.ie. Within the RPZ, yearly rent hikes are limited to 2% of the current rent. Agents will use the RTB’s RPZ maps or calculators to confirm your property’s RPZ status, then ensure any increase complies. Dublin landlords should assume RPZ rules apply, unless official announcements say otherwise. The RTB regularly updates which areas are designated.

When might RPZ rules change or expire?

The next scheduled review of RPZ status is in late 2025. The government appointed a housing agency review (due Q1 2025), and one outcome under discussion is replacing RPZ with a “reference rent” systemirishtimes.comirishtimes.com. Until then, current RPZ caps stand. Any change in the law would be announced by the Department of Housing. Agents will watch for updates; if RPZs are lifted or modified, they’ll advise on the new rules. For now, plan on RPZ rules through 2025.

What is the proposed “reference rent” system?

The reference rent idea (under review) would replace RPZ’s flat 2% cap with a local average-rent benchmark. Under this system, each area and property type would have a “reference rent” based on comparable propertiesirishtimes.com. Landlords could only increase rent by a certain margin above that reference (for example, not more than a specified percentage above the local average). This aims to make rent limits more reflective of local market conditions. The proposal is still under consideration; if adopted, we’ll see it enacted later in 2025. Agents will adjust pricing advice accordingly if this change happens.

Are there changes expected from the Renters’ Rights Bill 2025?

Yes. The new Renters’ Rights Act (effective 2025) significantly changes tenancy terms. One major change is that fixed-term leases will effectively be abolished: all tenancies become monthly rolling by defaultcylixapps.com. So instead of renewing a 12-month lease, the tenancy automatically continues on a month-to-month basis. The Bill also removed the old “no-fault” section (once called Section 34), meaning you can no longer end a tenancy without specific grounds after six months. Instead, you must use one of the legal grounds at any point. Agents now prepare only one-month notices and explain that leases are indefinite in term. These changes give tenants more flexibility but require you to follow correct notice rules if you need possession.

What notice periods are required to end a tenancy?

For tenants, the notice requirement is generally 28 days in a monthly tenancy. They must serve written notice (using RTB form) at least 28 days before vacating. For landlords, after the first 6 months, you can only terminate for legal reasons (see below). Each ground has its own notice: most valid grounds (like landlord’s own use, development, etc.) require at least 28 days to a few months’ notice, while selling with vacant possession often needs 112 days or more. The exact number depends on the specific ground and lease duration. Always use the RTB’s official Notice of Termination form and copy it to the RTB to ensure it’s validrtb.ie.

What reasons can a landlord lawfully end a tenancy?

Under the 2004 Act, once a tenancy is over 6 months old, landlords may only end it for one of the permitted grounds. These include: selling the property with vacant possession, moving a family member into the home, needing the property for full-time work accommodation, carrying out major renovations, or if the tenant is in significant rent arrears (after a warning). Minor tenant breaches (like anti-social behaviour) are also grounds (with notice to remedy first). Essentially, you cannot end the tenancy just because you want to; you must have a valid reason from the Act. Letting agents will help identify the right ground and serve the correct notice. Illegally trying to evict (e.g. without notice or forcefully) is prohibited and can lead to penalties.

What safety and property standards must be met (gas, electrical, fire)?

All rentals must meet Ireland’s Minimum Standards and Fire Safety Regulations. Key requirements include: the property must be free of serious damp, in sound structural repair, and provide functioning utilities (hot/cold water, heating, cooking facilities, toilet and bathing facilities)rtb.ie. Adequate heating (controllable by tenant), ventilation, and lighting are mandatory. All appliances (fridge, stove, etc.) must work safely. For safety: you must have at least one working smoke alarm on each storey and a carbon monoxide alarm in rooms with gas or solid fuel appliances. Any gas boilers or heaters require an annual RGII safety inspection certificate. Electrical wiring should be in safe order (while there’s no formal five-year rule yet, a professional electrical check is recommended). Agents will normally collect copies of safety certificates (gas, alarm, etc.) before letting to prove compliance.

Is a Building Energy Rating (BER) certificate required?

Yes. By law, any home offered for rent must have a valid BER certificate, and its rating (A–G) must be included in all advertisementsseai.ie. The agent will check for an existing certificate. If none exists, you must commission one from an accredited assessor. You cannot legally market the property or sign a new lease without it. The BER certificate (or an exempt notice) should be given to the tenant when they move in. Agents make this part of the compliance checklist to avoid penalties.

What minimum BER standards will rentals need in the future?

New legislation is being introduced to mandate higher energy standards. In particular, a proposed law requires privately rented homes to achieve at least a B2 BER by 2026independent.ie. While this bill is not law yet, it indicates that older stock may need significant upgrades (insulation, windows, heating) soon. Keep an eye on this – agents will start advising landlords if a property falls below future minimums. In practice, having a high BER makes your property more attractive and may become essential to continue renting.

What are the Housing (Standards for Rented Houses) regulations?

This term refers to Ireland’s 2019 Housing Standards regs, which enshrine the minimum conditions for rentals. Essentially, it’s the legal name for the requirements listed above (safe, well-maintained, damp-free, etc.). Local authorities enforce these rules – tenants can complain to them if conditions are poor. Letting agents are familiar with these standards and will ensure any property they manage meets them. For example, an inspection by an agent would highlight issues like leaks or pests so that repairs can be done before they become legal violations.

What is the maximum deposit I can charge?

The law caps deposits at one month’s rentrtb.ie. You cannot ask for more. This includes furnished or unfurnished; the value of furniture doesn’t allow a higher deposit. Agents will not collect excess deposit. Always provide a signed receipt for the deposit paid. The deposit (and first rent) is usually collected when the lease is signed.

Is there a deposit protection scheme in Ireland?

As of 2025, Ireland has no formal deposit scheme like the UK’s. Deposits are held by the landlord or agent (often in a client account) during the tenancy. The landlord must return it at lease-end, less any lawful deductions. However, a proposed Protection of Tenants’ Deposits Bill would change this (see next Q). Until then, ensure the agent holds the deposit securely and follows the correct procedure for returning it. If you manage the deposit, you should take photos and condition notes at move-in, and agents will do the same at move-out to justify deductions if any.

What does the Deposits Bill 2025 propose?

The 2025 Deposits Bill would require all deposits to be lodged with the RTB when the tenancy is registeredlexology.com. This means the RTB would hold the funds until the end of the tenancy. The landlord (or agent) would transmit the deposit amount to the RTB along with the registration. If this becomes law, your agent will handle the deposit transfer to the RTB. Failure to do so would become an offence. The idea is to ensure fairness and eliminate deposit retention disputes; tenants would claim their deposit via the RTB dispute system. Keep informed – agents should guide landlords on complying if the bill passes.

What are landlord responsibilities for repairs?

Landlords must maintain the rental in a habitable condition. By law they must register the tenancy and ensure the property meets all statutory requirements. They must maintain the structure and utilities (roof, walls, gutters, plumbing, heating, windows, doors, appliances noted in the inventory, etc.) at the level at the start of tenancyrtb.ie. In short, the property must not deteriorate below its initial condition. Landlords are also legally required to reimburse tenants for any emergency repairs the tenant was forced to do (with notice) because you didn’t act in timertb.ie. Letting agents carry these responsibilities for you in practice – arranging regular maintenance and fixing issues promptly.

Who is responsible for repairs caused by wear and tear vs tenant damage?

Normal wear-and-tear (e.g. worn carpets, fading paint) is the landlord’s responsibility. Damage beyond that (a hole in the wall, broken appliance) is the tenant’s liability. When the tenancy ends, the landlord (through the agent) can deduct from the deposit the cost to repair any damage beyond normal wearrtb.ie. Agents help document this: they compare move-in and move-out inventories and propose deductions only for the extra damage. In Ireland the RTB specifically allows deductions only for damage “in excess of normal wear and tear”rtb.ie.

Do I need a gas safety or electrical safety certificate annually?

At minimum, gas safety certificates are mandatory annually if you have gas appliances. Get a Registered Gas Installer to do an annual check and keep the documentation. There is no strict legal requirement for periodic electrical safety certificates for all rentals yet, but it’s good practice to have an electrical safety report every 5 years. Ensure any appliance left in the property (stove, heater, etc.) is safe and serviced. Also replace smoke alarms every 7–10 years per the manufacturer’s date. Letting agents will typically ask for up-to-date gas and alarm certificates before advertising a property.

What insurance am I required to have on the property?

Landlords must have building insurance – covering the structure (bricks and mortar)rtb.ie. This is explicitly required by law. It should cover fire and other standard risks. Landlord contents (furniture) insurance is optional but often recommended if you provide furnishings. Many mortgage lenders also require insurance. Agents will usually ask for proof of your insurance policy before taking on the property. Note that tenants must arrange their own contents insurance for personal belongings.

Fees and Charges

How much do letting agents charge in Dublin?

Letting agent fees in Dublin vary. A tenant-find fee is typically one month’s rent (plus VAT). For full management, agents usually take a monthly commission around 6–12% of the rent (excluding VAT)sckgroup.ie. For example, a 9% fee on a €2,000 rent is €180 per month (plus VAT). Exact rates depend on the agent and service level – busy central locations or furnished apartments sometimes command higher fees. Always confirm if quotes are quoted before or after VAT (the 23% VAT now applies to letting fees). Comparing a few agents will give you a realistic range for your area and property type.

What is a letting (or tenant placement) fee?

A letting fee (also called a tenant placement fee) is a one-off charge for securing a new tenant. It usually equals one month’s rent (plus VAT)sckgroup.ie. This covers advertising, viewings, tenant vetting and preparing the lease. It is typically paid after the tenant signs the lease (often by deducting it from the first month’s rent). In a full-management deal, the letting fee may be included in your monthly fee or waived, but confirm this with the agent.

What is a management or annual fee?

The management fee is the ongoing monthly percentage of rent that you pay for full service. It covers rent collection, inspections, maintenance coordination, etc. For example, if the agent charges 10% and rent is €2,000, you pay €200/month (plus VAT). This fee is usually deducted automatically from rent and remitted to you net of the fee. Some agents may call it a management commission. There is generally no separate annual fee; the fee is continuous as long as the tenancy is managed. Check if the quoted percentage includes VAT or if that is extra.

Are fees charged as a percentage or fixed?

Both models exist. Most Dublin agents use a percentage of rent (as above). This aligns their incentive with maximizing rent. However, some agents offer fixed monthly fees (especially for larger portfolios) or caps on commissions. For example, they might charge €150/month regardless of rent. Always clarify whether the fee is a percent or flat rate. Note: tenant-finding fees are almost always fixed (one-month rent).

Do letting agents usually charge VAT on fees?

Yes. Since 2022, VAT (23%) applies to all property service fees in Ireland. Agents should clearly state if their quote includes or excludes VAT. In practice, most quotes are given excluding VAT, so expect the final bill to be higher by 23%. This applies to all commissions and administration fees.

What other costs or fees should I expect (advertising, inventory)?

Beyond commissions, there may be extras: advertising costs are sometimes separate (though many agents include them). They might charge a fee or pass on charges to list on major sites, typically €50–€100. Inventory/checkout fees (for professional reports) are another possible charge (~€100–€200) if not included. Lease drafting or admin fees (often €50–€150) may apply. Ask for a breakdown in writing. Good agents will show you their typical fee schedule in advance. Always clarify what’s bundled into their service and what costs you might face.

Can letting agent fees be negotiated?

Often yes. Many agents have published rates but can be flexible, especially for multiple properties. If you have, say, three flats to manage, you can negotiate a discount on each fee. Long-term clients or referrals may also get special rates. Before signing, compare quotes from several agents and use them as leverage. Even small reductions (1–2%) over a year can add up. Note: any negotiation should still be formalized in the contract to avoid confusion.

Is it common to pay the first month’s rent as a letting fee?

Yes – paying the first month’s rent to the agent (as the tenant-finding fee) is a common practice. This often happens at lease commencement. In effect, the tenant pays rent to the agent, who then deducts their letting fee (one month) and forwards the remainder to the landlord. If you have a full management agreement, you may avoid a separate up-front fee, but many contracts still require a letting fee equivalent to first rent.

Are there cancellation or exit fees if I end the contract?

Review the management agreement carefully. Some agents require 1–3 months’ notice to cancel management, but beyond that, reputable ones won’t levy a penalty. There may be an administrative charge if you terminate mid-lease, especially if they must source a new agent or tenant. If a security deposit was taken for their services, this should be returned (minus any outstanding costs) once all obligations are settled. Always check the small print: make sure there are no hidden long-term lock-ins or break clauses that incur fees.

Are there reduced fees for multiple properties or long-term clients?

Yes. Many agencies are happy to offer better rates for larger portfolios. For example, they might reduce the commission for your second or third property. Long-term arrangements can also be negotiated, where they lower fees in exchange for a guaranteed multi-year contract. If you plan to invest more in rentals, negotiate a bulk or loyalty discount. However, ensure the service quality remains high; never sacrifice compliance or communication for a lower fee.

Are costs higher for furnished or city-centre properties?

Generally, furnished properties can incur slightly higher fees, as agents have to manage furniture and contents during inspections. Some agents charge an extra 1–2% for fully furnished lets. City-center properties are often in high demand, so commissions might be competitive – though agents might charge more absolute fees due to higher rents. In any case, always ask if your rental’s specifics affect the rate. It’s reasonable for an agent to charge a bit more for additional responsibilities (like meeting tenants after hours for viewings of a city pad), but the core percentage should reflect the service, not just location.

Marketing and Tenant Sourcing

How will agents market my property?

Professional agents advertise extensively. Typically they will:

• List on major online portals (Daft.ie, MyHome.ie, Rent.ie), often with prominent placement.
• Feature on the agency’s own website and databases of prospective tenants.
• Post on social media channels (Facebook, Instagram) to reach more renters.
• Use signage (a “To Let” board outside the property, which still attracts local interest in Dublin).
• Email newsletters to tenant and landlord networks.
• Some large agencies also notify relocation companies and employer housing coordinators. High-quality photos (and sometimes floorplans or video tours) are standard. The aim is to maximize visibility quickly. An effective agent will start advertising immediately after listing.

Which rental platforms and media do agents use?

The go-to sites in Ireland are Daft.ie and MyHome.ie – a professional agent will always list there. Rent.ie is another option. Additionally, many agents post on property-related Facebook groups or Twitter. Estate agents often have subscription-based access to listings networks, so your ad appears on multiple sites at once. Local newspapers are less common now, but some agents may still list on community websites. Overall, expect multi-channel online exposure.

Will the agent arrange professional photography or floor plans?

Yes. Most Dublin agents include professional photographs as part of their service – good photos help rent faster. Many also offer a floor plan or video walkthrough (especially for high-end or management-letting deals). These usually come at no extra cost since they help the agent market the property. If you have a smaller agency, confirm this. If not included, it’s worth investing in pro photos yourself (especially a wide-angle shot of each room and the exterior).

How do agents handle viewings and tenant inquiries?

Agents handle all viewings. They will schedule appointments with interested parties (often grouping multiple potential tenants in one viewing session) and show them around. During or after the viewing, they ask questions to gauge affordability and answer queries. If multiple applicants are interested, the agent typically collects references first or allows bidding. Once a preferred tenant emerges, the agent may arrange a second viewing or follow-up call before finalizing. You won’t need to attend viewings or speak directly with the tenants unless you want to.

How long does it take to find a tenant in Dublin?

It varies by location and price, but in a strong Dublin rental market, well-priced properties often let within 2–6 weeks. Some in-city flats rent in days. If your property is competitively priced and in good condition, expect interest quickly. If it’s higher-end or niche, allow a bit more time. Letting agents will monitor enquiries closely; if viewings are slow, they may advise a rent adjustment or additional advertising. Ideally, they keep you updated on interest levels from day one.

Do letting agents set the initial rent price?

Yes. Agents usually advise on the rent. They study comparable lettings in your area and assess demand to recommend a market rate. They’ll also factor in RPZ rules: e.g. even if current tenants have been paying €1,500, if market is now €1,600, an agent will point this out but also remind you of any cap. You make the final decision, but a knowledgeable agent’s input helps you avoid underpricing (losing income) or overpricing (which delays letting). They often use the RTB’s rent indexing tools to show local figures.

How do agents screen tenants (credit, references, guarantors)?

Agents typically perform thorough checks. This can include: verifying identity (ID or passport), employment and income (payslips or contract), landlord references (to check past rent payments and property care), and sometimes a credit bureau report. For students or less financially secure applicants, agents often require a guarantor (someone who pays if the tenant can’t). They also confirm any welfare or HAP entitlements. The aim is to select tenants who can reliably pay rent. Only viable applicants (good references, stable income) are recommended.

Can an agent handle tenant credit or background checks?

Yes, many agents use third-party referencing services. These services can provide a basic credit check, eviction history, or criminal background check (with the tenant’s consent). While Ireland doesn’t have a single national rental database, agents can do due diligence via references and these credit tools. They may also require documents like utility bills or bank statements to verify identity and residence history.

Do agents ensure compliance with fair housing/equal opportunity laws?

Absolutely. Under Irish law (Equal Status Act 2000), landlords cannot discriminate on grounds like gender, family status, race, religion, etc.rtb.ie. Reputable agents train their staff to follow these rules: adverts will use neutral language (e.g. “ideal for professional individuals”), and tenant screening will focus only on objective criteria (employment, rent affordability, references). An agent should not ask about marital status or religion, for example. They should advertise widely so all interested parties can apply. If you hear of any discriminatory practice by an agent, report it to the PSRA or the Equality Authority.

Will the agent re-advertise quickly if a tenant leaves early?

Yes, a good agent will minimize your vacancy period. Once a tenant gives notice or breaks a lease, the agent should promptly re-list the property. In practice, they may schedule new viewings as soon as possible (sometimes even before the old tenant vacates, if access is allowed). There may be a new letting fee for re-letting, but the agent’s goal is to fill the property swiftly to avoid lost rent. In any case, communicate your expectations and timeline with the agent, and follow up regularly.

Maintenance and Repairs

How do letting agents handle repairs and maintenance requests?

Under full management, agents are the point of contact for tenants’ repair requests. When a tenant reports an issue (online or by phone), the agent logs it and assesses urgency. For routine issues, they will usually contact you (the landlord) for approval before proceeding (if above a certain amount). For urgent matters (no heat, burst pipe), they act immediately to fix the problem and notify you after. Agents either have in-house maintenance staff or rely on a trusted network of local trades (plumbers, electricians, etc.). They arrange quotes if needed, supervise the repair work, and ensure completion. All invoices for approved work are then either deducted from the rent account or charged to you with a statement.

Will the agent supervise contractors and get quotes?

Yes. Part of their service is vendor management. For significant repairs, a diligent agent will obtain two or three quotes to ensure fair pricing before proceeding. They vet contractors (sometimes only using those they have contracts with) and schedule the work at agreed times. During the repair, they may check progress or quality. After the job, they inspect (if practical) to ensure it meets standards. They then handle payment processing and record-keeping. This oversight spares you the hassle of sourcing and managing tradespeople yourself.

How are maintenance costs billed and paid?

Typically, maintenance costs are paid from the rental income held by the agent. For example, if a €500 repair is approved, the agent deducts that €500 from the rent collected before sending you your share. They will itemize it on your monthly statement. If repair costs exceed rent (or if a repair happens right after a tenant leaves and no rent is available), the agent will invoice you for reimbursement. Good agents keep detailed records of all expenditures and provide receipts or invoices for transparency.

Can I choose to repair issues myself?

Yes. If you prefer to handle repairs directly, you can agree this with your agent. You would instruct them not to proceed without your explicit go-ahead for each job. In such cases, your management fee might be reduced, since the agent is doing less. Make sure your agent knows which tasks you will do. Some landlords do small fixes themselves or have a standing relationship with a local contractor. If you do this, ensure you still authorize any work done and coordinate with the tenant. Always get the agent’s records updated to avoid confusion.

Does the agent handle regular property inspections?

Yes, most full-management contracts include regular inspections. Common practice is every 3–6 monthssckgroup.ie. During an inspection, the agent checks for maintenance issues, lease compliance (e.g. no unauthorized subletting), and general condition (cleanliness, furniture condition if furnished). They typically give the tenant at least 24 hours noticesckgroup.ie. Afterward, the agent reports any new repair needs to you and keeps a log of the property’s condition over time.

Can I inspect the property myself as the landlord?

You have the right to inspect your own property, but you should coordinate with the agent and tenant. Tenants expect at least 24-hour notice before any visit. In practice, if you have an agent, you might rely on their reports instead of frequent personal inspections. However, you can arrange to visit (e.g. by appointment) to see how the tenancy is going. Just be sure it’s clearly communicated to the tenant and agent. Some landlords do biannual visits alongside the agent; others leave it entirely to the professional reports.

What if tenants do unauthorized work or alterations?

If a tenant, for example, paints walls a new color or makes other changes without permission, this is generally not allowed. The lease typically requires the property to be returned in its original condition (normal wear excepted). Agents deal with this by inspecting and, if changes are found, requesting restoration or adding costs to the deposit deductions. If the changes are minor and agreed upon, you might accept them. If not, the agent will instruct the tenant to undo them (e.g. repaint walls white). Clear inventory documentation helps resolve such cases.

How do agents address issues like damp, structural repairs or safety hazards?

When serious issues arise, agents take them very seriously. For damp or mold, they’ll investigate source (often poor ventilation or leaks) and arrange professional remediation. For structural or safety hazards (e.g. exposed wiring, collapsing ceilings), they will act immediately to secure the property and arrange necessary repair or engineering assessments. Legally, all rentals must be safe for habitation; if the landlord fails to fix such hazards, the local council can step in. Good agents either resolve it themselves or escalate (e.g. notifying a housing authority if needed). Keeping the home safe and compliant is part of their duty.

Rent Collection and Financials

How does rent collection work with an agent?

Tenants usually pay rent by bank transfer or standing order to the letting agent’s trust account. The agent deposits these funds and then, according to the management agreement, deducts their fees and any approved expenses. The remainder is passed on to you (monthly or quarterly). You’ll receive statements showing these transactions (rent in, costs out). This system keeps a clear trail. If you’re non-resident and have a collection agent arrangement, the agent may withhold tax before sending the net rent to you.

Does the agent require standing orders or direct debit from tenants?

Yes, agents almost always require automated payments. They will ask tenants to set up a monthly transfer or direct debit from day one (often timed to just after payday). This avoids late-payment issues and provides proof of payment dates. Occasionally agents use online portals for card or e-payments, but standing orders are most common. Agents will not rely on cash payments.

What if a tenant stops paying rent?

Good agents have a process: first, they issue late rent reminders and apply late fees if stipulated. If rent is more than two weeks overdue, they will serve a formal rent arrears notice (Section 124 notice). If there’s no resolution, they may advise terminating the tenancy or starting eviction proceedings. In parallel, they might activate any rent guarantee insurance you’ve purchased. Agents will keep you informed and follow legal procedures, up to helping with RTB dispute resolution if needed. If tenants are chronically late, you can also instruct the agent to serve a termination notice once the minimum rent is 14 days overdue.

Do agents charge for pursuing arrears or evictions?

Some do, some include it. Check your agreement. Basic arrears chasing (phone calls, notices) is often part of the monthly service. However, if legal proceedings are needed (e.g. hiring a solicitor or applying to the RTB), there may be an additional charge. Many agents note that eviction actions are done at cost. Always clarify: will they cover the cost of notices (they usually don’t charge extra for serving the official letter, but may for multiple attempts), and will you be billed separately for a tribunal or barrister?

How does the agent account for taxes and rates?

Letting agents do not pay your taxes for you. However, they usually track rental income and allowable expenses carefully. They will deduct costs (repairs, fees) from rent to report your net income. At year-end, most send you a statement of all income and expenses for tax filing. For property taxes (like LPT), you remain responsible. Some agents remind landlords of due dates as a service, but payment is up to you. If you are on the Non-Resident Landlord scheme, the agent acting as collection agent might pay the tax from rent before sending you the balance.

Are agents responsible for paying property taxes on my behalf?

Generally no. Local Property Tax (LPT) and other taxes are your responsibility. Agents might remind or even handle it if explicitly contracted to do so (for example, some full-service agreements include bill payments). But normally they only manage rental accounts. If you want them to pay bills (like LPT or water rates) from rent receipts, you must agree that arrangement and supply funds to cover those. Otherwise, ensure you pay these yourself to avoid penalties.

What accounting records does the agent provide?

You should receive clear financial statements. Typically this means a monthly or quarterly report detailing all rent collected, fees charged, maintenance costs paid, and the net amount remitted. Many agents now offer online landlord portals where you can view transactions and statements anytime. At year-end, expect a comprehensive summary of the year’s income and expenditure. Retain these for your taxes. If the agent doesn’t automatically provide statements, request them in writing.

How are security deposits held and returned?

Currently, the deposit is usually held by the landlord or agent (often in a designated client account). The agent should note who holds it at the start. At lease end, after checking for damage, the agent will arrange the refund. Irish law requires returning the deposit promptly (minus any lawful deductions)rtb.ie. A good agent will itemize any deductions (unpaid rent, utility bills, damages beyond wear and tear) and give you and the tenant a breakdown. The remaining deposit balance is then refunded, usually within 1–2 weeks after move-out. If there’s disagreement, the RTB’s dispute resolution can adjudicate.

Does the agent keep the deposit or transfer it to me?

It depends. Some agents keep the deposit in their trust account for the duration of the tenancy (this ensures they have control to make deductions if needed). Others transfer the deposit to the landlord’s account while acting as agent. In either case, you should have a record. Ensure you know whose name holds the deposit (landlord or agent) and that you both have contact details. At the very least, the agent should always confirm deposit details in writing when signing the lease.

How do agents ensure compliance with rent receipts and statements?

Agents treat rent books or receipts as mandatory. The RTB requires giving tenants a receipt for any rent paidrtb.ie. Agents typically email a digital receipt or provide monthly rent statements automatically. They may also use an online portal or app where tenants can see their payment history. In your statements, you’ll see every rent payment logged by date and amount. This formal recordkeeping satisfies legal requirements and helps in audits or disputes.

Can agents help with landlord tax declarations or the TRS?

Agents themselves do not file your tax returns, but they can simplify your tax work. They usually issue an annual statement of rental income and expenses which you pass to your accountant. If you’re a non-resident on the Non-Resident Landlord scheme, an agent-collection agent may pay taxes on your behalf (as discussed). Otherwise, you remain responsible for declaring rental income. Agents often work with accountants for landlords and can coordinate information (for example, filing rent books or receipts) to ensure accurate tax compliance.

Tenancy Renewals and Checkouts

How are lease renewals or extensions handled?

For most tenancies, agents handle renewals automatically. A common practice is that at least one month before a yearly lease ends, the agent contacts the tenant and landlord about renewal. If both agree to renew, the agent will usually extend the lease (often just by drafting a new agreement or using a renewal addendum). If the tenant wants to stay on rent-to-rent (or is on a monthly tenancy by default), the agent simply continues management and issues new receipts. If you plan a rent review, the agent will advise on timing. Essentially, the agent ensures continuity: if the tenant stays and rent is paid, the tenancy continues with minimal paperwork (unless you want a fresh lease signed).

Will the agent negotiate rent increases on renewal?

Yes. When a lease is up for renewal, the agent will reassess the market rent (and check RPZ rules) and discuss with you any proposed increase. They can serve the tenant a proper notice of rent review (the RTB requires 28 days’ notice)rtb.ie. They usually handle the negotiation tactfully – for example, if similar flats are renting higher, the agent can justify the raise to the tenant. If the tenant is unwilling to pay the higher rent, you may have to accept the previous rate or seek a new tenant. The agent’s role is to advise what’s feasible and to communicate between you and the tenant smoothly.

What inspections happen at tenancy end?

At lease-end (or when a tenant vacates), the agent conducts a final property inspection (checkout). They compare the current condition to the move-in inventory. They check for any cleaning needed, damage beyond normal wear, missing items, or required repairs. Meter readings for utilities and records of keys returned are also taken. Ideally, the outgoing tenant is present to review any issues. The agent documents everything in writing and usually photographs any damage to justify deposit deductions. This checkout report is crucial for settling the deposit correctly.

How does the agent document move-in and move-out conditions?

Agents create a signed inventory and condition report at move-in, noting all furniture, fixtures and any pre-existing damagertb.ie. Each item is ticked off with its state. At move-out, they use that same report to list changes or damage. This clear documentation (with photos) helps decide deposit deductions. Both you and the tenant receive copies. Good agents emphasize this process to avoid disputes – a well-documented inventory is often the best evidence in any RTB deposit claim.

How is the deposit settlement handled after checkout?

After inspecting, the agent deducts any authorized charges from the deposit (unpaid rent, damage repairs, cleaning). They will provide you (and the tenant) a written account of these deductions. The remaining deposit balance is then returned to the tenant, typically by bank transfer or cheque. Agents aim to do this promptly, often within a week or two of checkout. If landlord and tenant agreed on repair costs, the agent manages the funds. Remember, legally you must return the deposit “promptly” if the tenant has paid all rent and not damaged the property beyond wear-and-tearrtb.ie, so a timely resolution is expected.

What if the tenant damages the property?

Any damage beyond normal wear is typically covered by the deposit. The agent will arrange repairs and furnish the invoice. If the cost is higher than the deposit, they will still deal with it (sometimes leaving it as an outstanding balance for the tenant). Ideally the agent keeps costs reasonable – sometimes minor damage may be fixed by the agent’s own maintenance team. If there is a disagreement over damage, the RTB dispute resolution service can arbitrate. Good agents try to resolve issues amicably before it goes to tribunal, but they will advise you on the legal process if needed.

How much notice must tenants give to leave?

A tenant on a periodic tenancy must give at least 28 days’ notice (though leases often say “at least one month”) before vacating. In a fixed-term lease, the notice requirement is typically one month as specified in the agreement. Agents should ensure tenants know this obligation. If a tenant leaves without proper notice, they usually forfeit their deposit (the agent can claim costs). Agents usually enforce the notice rule strictly, since a sudden vacancy could leave you without rent.

Can the landlord refuse to renew a lease after one year?

Generally, not without cause. After six months, the tenant has strong security of tenure. You cannot simply refuse renewal to ask for higher rent or find a new tenant. To regain possession, you must use a permitted ground (e.g. selling, needed for family, etc.). If no legal ground applies, refusing to renew could be deemed an invalid notice. Agents will advise that any refusal to renew must align with the legal grounds and notice periods, or it could backfire in an RTB dispute.

What is a Part 4 tenancy and what rights does it grant?

A Part 4 tenancy is the status every tenancy attains after six months. It means the tenant gets the protections of Part 4 of the Residential Tenancies Act 2004. The key right is security of tenure: you can no longer end the tenancy without an approved reason and notice. Part 4 also governs notice requirements and establishes RTB dispute procedures. For practical purposes, after the initial lease expires, the tenancy just continues month-to-month under Part 4 rules. Agents will explain this to new tenants (often tenants don’t fully know this until move-in, so agents educate them).

Do tenants automatically roll into monthly tenancies after fixed term?

Yes. If neither party ends the lease at expiry, the tenancy automatically becomes a periodic (month-to-month) tenancy. The fixed end-date lapses, and the tenancy continues. Under the new law, even a 12-month lease has no maximum term; by default it rolls on. This means rental continues under the same obligations until someone properly gives notice. Agents typically will either sign a new lease for another fixed term, or formally continue on monthly terms, depending on your preference.

Can I regain possession after the fixed term without a reason?

No. Once a tenancy has lasted six months, you can only recover possession on valid legal grounds. You cannot simply decline to renew to evict. To regain possession, you must serve a Notice of Termination citing an allowed reason (as above). If you ignore this and try to eject a tenant without a proper notice, it would be an illegal eviction. Agents won’t support such action; they’ll guide you through the correct procedures to regain possession lawfully.

What is the process of ending a tenancy if the tenant stays beyond the lease?

If a tenant “holds over” past the fixed term, the tenancy is considered on-going and subject to Part 4. To end it, you must serve a valid Notice of Termination (with the appropriate ground and notice period) just as you would for a periodic tenancy. The agent will help prepare this notice and lodge it with the RTB. If the tenant still refuses to leave after the notice period, the final step is to apply to the courts (with RTB support) for an eviction order. Throughout, the agent manages communications so the process stays above-board.

Communication and Reporting

How often will the letting agent report to me?

This should be defined in your contract, but typically agents update landlords regularly. Expect at least monthly statements (or quarterly in some cases) of accounts. Many agents also send a report after any inspections or major issues. Some provide an online portal where you can log in at any time to see statements and updates. You should also have a clear line of communication (email/phone) to contact the agent as needed. Good practice is a brief summary call or email whenever a tenant moves in/out, a big repair occurs, or if they have any concerns.

What kind of reports or statements will I receive?

Most agents issue an itemized statement of account after each rent payment cycle, showing rent received and expenses (e.g. repairs, fees). Annually, you’ll get a summary of income and expenditures for tax purposes. Some agencies send statements by post or email; others let you download them from an online system. The statement should break down everything: tenant name, rent received dates, invoice dates, amounts, and closing balance. Insist on timely, clear reporting – anything vague is a red flag.

How can I communicate with the agent (phone, email, portal)?

Agents typically provide multiple contact methods. You’ll likely have a dedicated account manager with a direct phone or email. Agencies often have after-hours lines for emergencies. Many modern firms offer a landlord online portal or app (e.g. Xero-based apps) where you can log in to see messages, documents, and statements. If your agent lacks technology, ensure at least that they commit to email updates and a promised phone call response time. Clarify preferred channels: for example, emergency repairs might be via phone, while minor questions can go by email.

What should the agent provide at the start of management (documents, logs)?

When you hand over a property, the agent should give you a signed copy of the management agreement (detailing services and fees) and a property condition report (inventory). They should log receipt of keys and note any meter readings and starting lock codes. You should receive confirmation of the tenancy’s RTB registration and its RT number. The agent should also provide proof of their PSRA licence. Finally, you should agree on how deposits and rent accounts will be handled and get the agent’s contact details for emergencies. All of this documentation ensures we start on the same page.

Sources: Authoritative Irish housing and RTB regulations (Landlords’ obligations, RPZ limits, licensing rules) and recent legal updates have been used to ensure these answers reflect current (2025) practicertb.iertb.iepsr.iertb.ieseai.ie.