Questions for Landlords

How Much Rent should I charge for my Property?
There is only one rent you should charge for any property -- the market rent, or slightly below. No matter what your carrying costs are for this property, or the return you'd like to see, you won't see any return unless you have a tenant. Tenants know the market and you'll simply waste time with an unoccupied unit if you set an above-market rent.

Should I allow pets in my Property?

If you wish, you may prohibit pets, but not if the animal is a service or comfort animal needed by a disabled person. However, many landlords have found that allowing pets gives them a competitive edge in a tight market -- and pet owners may be extra conscientious when they know that there are limited rentals that will take them with their pets.

What is the PRTB?

The Private Residential Tenancies board (PRTB) was established as part of the Residential Tenancies Act 2004 to resolve disputes between landlords and tenants and to operate a system of tenancy registration. Landlords and tenants may refer disputes to the PRTB for resolution. The PRTB deals with the following matters:

The refund and retention of deposits
Alleged breaches of tenancy obligations (by either the landlord or tenant)
Failure to terminate a tenancy correctly
Invalid reasons for terminating a tenancy
Determining proper notice periods
Tenants vacating without a valid notice
Claims for costs and damages (from either party)
Claims for rent arrears or other charges

What happens if a tenant won't leave the property?

If a Notice of Termination is not complied with and the tenant does not leave, the only recourse is to refer a dispute to the PRTB about the tenant’s failure to comply with a valid Notice of Termination. The landlord may not take the law into his own hands. A dispute case referred to the PRTB about an illegal eviction will be given priority and there are procedures in the Residential Tenancies Act 2004 under which the PRTB may apply to the Circuit Court for an interim or interlocutory injunction to restrain the landlord and re-instate the tenant pending the PRTB’s determination of the dispute. If a tenant has vacated a dwelling and the rent is at least 28 days in arrears, the tenant’s tenancy is deemed terminated under the Residential Tenancies Act 2004 and the landlord is free to recover possession of the property.

How much of a security deposit can I ask for?

Most landlords will look for one months rent as a deposit. In more expensive properties or for corporate lets, landlords may request more to reflect the more expensive nature and fit-out of the property. Remember a months rent as deposit doesn’t go very far if a tenant damages a property. Good tenant screening and selection is therefore critical.

How should I furnish my rental property?

Many landlords spend a substantial amount of money purchasing an investment property and then skimp on the cost of furnishing and fit out. They then wonder why the property is slow to rent and does not command top rent. There is nothing worse than a potentially attractive property that is furnished badly. Poorly chosen furniture is more likely to put off prospective tenants than to bring in the premium rent a landlord desires. How a property is furnished is a key part of marketing your rental investment. Don’t expect prospective tenants to be happy with ‘old fashioned, damaged and miss-matched furniture’ that better belongs in a skip. A well furnished and presented property is easier to market and will rent much quicker than a badly furnished property. Tenants are also likely to stay longer in nicely finished properties.

Do I have to cut the grass or is it the tenant’s responsibility?

This depends on the individual tenancy and should be covered in the lease agreement. Some landlords will maintain the gardens themselves as it gives them an opportunity to keep an eye on the property. Others will supply a lawnmower for the tenants to cut the grass. Whichever option you choose make sure it is clearly outlined in the lease agreement and pointed out to the tenants at the beginning of the tenancy

Can I inspect my property after the tenants move in?

A good lease agreement should contain a clause, which permits the landlord to inspect the property. The tenant should be given prior written notice and it is best to arrange a time that is mutually suitable to both landlord and tenant.

Under what circumstances can I ask my tenants to leave?

The landlord can terminate the tenancy without specifying grounds during the first 6 months, but once a tenancy has lasted 6 months, the landlord will be able to terminate that tenancy (known as a “Part 4 tenancy”) during the following 3½ years only if any of the following apply;

The tenant does not comply with the obligations of the tenancy
The dwelling is no longer suited to the occupants accommodation needs (e.g. overcrowded)
The landlord intends to sell the dwelling in the next 3 months
The landlord requires the dwelling for own or family member occupation
The landlord intends to refurbish the dwelling
The landlord intends to change the business use of the dwelling

How much notice must I give a tenant?

Duration of Tenancy Duration of Tenancy	Notice Given By Landlord
Less than 6 months	28 days
6 or more months but less than 1 year	35 days
1 year or more but less than 2 years	42 days
2 years or more but less than 3 years	56 days
3 years or more but less than 4 years	84 days
4 or more years	112 days

Questions for Tenants

Who should pay for the utility bills in a rented property?

Utility bills such as gas and electricity are normally paid by the tenant and this is set up on moving into the property.

How long will I be required to Lease the property?

This depends on the Landlord of the property. Most leases last for 12 months but 6 month leases may also be available and occasionally but not very often a month to month lease occurs. The duration of the lease should be discussed between the Landlord & prospective Tenant.

How much of a Security Deposit am I required to pay?

Normally the equivalent of one month’s rent is required as a Security Deposit.

What should I do if something needs to be repaired in the property?

If the property is being managed by a Letting Agent you should contact them directly. If the property is not being managed you should contact the Landlord directly.

When should I get my Security Deposit back?

Once the property has been inspected and there are no damages to the property your security deposit should be returned to you. If there are damages to the property that were caused by the tenant, the cost of these damages will be deducted from the Security Deposit.

Do I need to have insurance if I am leasing a property?

Your Landlord is legally required to insure the property but this does not include items belonging to the tenant. The tenant is responsible for having insurance for their own personal belongings.