Christopher O'Sullivan
Cork South-West · Fianna Fáil · Ireland
“The aim of the hierarchy of the plan-making, as set out in the Act of 2024, is to improve scope for the various tiers of the planning system to more closely relate to one another, therefore providing greater clarity and consistency for all involved, from individual citizens and residents' groups to landowners and developers and ultimately…”
“My understanding is that a ten-year modernisation programme has already been undertaken by the Courts Service and significant progress has been made in improving the availability and use of court data.”
“Under the Act of 2024, the national planning framework continues to spearhead and explicate the planning agenda and sits at the pinnacle of the plan-led system and structure, whereby all tiers of planning from regional to local align with strategic objectives set out in the national planning framework.”
“The Senator has suggested that such plans would identify strategic development priorities, including settlement hierarchy, infrastructure corridors, climate adaptation measures and areas for regeneration; set out indicative phasing for major infrastructure and public investment; include spatial mapping of long-term development objectives;…”
“The Bill also facilitates the completion of the work of the Valuation Tribunal and the facility for the local authority to issue the levy demand and, where necessary, for An Coimisiún Pleanála to deal with any appeals to the demand that may arise in those existing cases currently with the tribunal.”
“As the system of plan-making in the State has just been revised and is being implemented for the first time, the introduction of another layer of plan-making could undermine the new hierarchy that was carefully arranged and agreed following extensive engagement with a range of stakeholders, including the Office of the Attorney General, an…”
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“Their view involved having extensive stakeholder engagement and a comprehensive examination of the current RPZ system that showed that the existing rules are restricting supply and need to change. The work and recommendations of the Housing Commission have also been taken into account. The approved policy measures aim to boost investment in the supply of homes available for rent and strengthen tenancy protections. Delivering on these policy measures is now a priority for the Government. I will speak to some of the comments that have been made. Almost all Senators referenced availability and the lack of it, of rental accommodation in particular, and that is the exact tenet of this Bill, namely,to try to increase supply and the supply of apartments in particular.”
“The legislation is always under review. The legislation can be amended. As our approach to housing policy is flexible and often open to amendments and changes, this legislation will be kept under constant review with a report required within 12 months anyway. I think the Senators will agree that this Government and the previous Governments have not delayed in making necessary, justifiable changes. Equally, the Government wants to provide certainty, clarity and stability for the rental sector and that is key. Any potential review after three months would take away any of that certainty or stability. These measures have been informed by the finding of the Housing Agency's review of RPZs, its potential policy option for rent controls and the agency's preferred recommendation to modify the existing operation of the current rent controls.”
“In the student-specific accommodation, as was referenced by some of the Senators, it will be 1 March 2029 before existing stock can be reset to rents beyond the rent increase restriction. A much longer review period would be required to measure the impacts of these changes in the rental sector generally and in student-specific accommodation. Considerable time has been spent on report writing and recommendation making to inform these policy measures. I believe there has sufficient analysis of the rental market over the past two years, in particular, and this Bill is the outcome of that process. I, my Department and the RTB will continue to keep the operation of the residential rental sector and the Residential Tenancies Act, as amended, under constant review with a view to making any necessary legal changes in a timely manner.”
“Speaking of reports, Dáil Éireann Standing Order 204 provides that within: Twelve months following the enactment of a Bill, save in the case of the Finance Bill and the Appropriation Bill, the member of the Government or Minister of State who is officially responsible for implementation of the Act shall provide a report which shall review the functioning of the Act and which shall be laid in the Parliamentary Library. Irrespective of this requirement, the proposed amendments to require various reviews after just three months of operation simply do not afford enough time as a basis for any meaningful review of the significant changes being introduced in the Bill. The changes apply to first-time tenancies created on or after 1 March 2026.”
“I thank the Senators for their contributions. I get that the crux of the amendment is to seek a report within three months but, as the amendment is presented here today, that is simply impossible because what the amendment does is delete the lines within the legislation that enable me to move the provisions of the Bill, yet at the same time the Senators are asking us to produce a report within three months. It does not make any sense. It cannot happen. The amendment proposes to delete the lines that would allow me to move the provisions of a Bill but within the same amendment it is suggested that a report be produced within three months. It is contradictory and I am surprised that it was not ruled out of order for that reason because there is a complete contradiction within the amendment.”
“We know how important tourism accommodation is, but if it could free up a few hundred houses for rent, it might take a bit of pressure off. I appreciate the Senator raising this matter. I will go back to the senior Minister to get clarification on it.”
“One of the challenges we need to address is that if a house is valued at €350,000, for example, and needs refurbishment and repair, what seems to be happening - and this is what we could look at - is the council may only come up with a figure of €300,000 because it is keeping €50,000 in reserve for the refurbishment. That has proven to be a challenge. If we could somehow get around that, more property owners might come on board the tenant in situ acquisitions. It is certainly an issue I have come across. The Senator pointed out there is a lack of rental accommodation. We need to sort that out. With the new tenancies Bill, there will be security of tenure so the notices to quit should not be as common after 1 March. There is also the short-term letting legislation, which is controversial. I am from west Cork and the Senator is from Kerry.”
“Notably, at the end of January this year, less than half the €95 million available to be committed in 2025 for acquisitions in 2026 was actually committed by local authorities. I will continue in my second response.”
“While the parameters of the new second-hand acquisitions programme are yet to be agreed, with almost 17,000 people currently residing in homeless accommodation, the programme will focus this year on exiting households from long-term homeless accommodation. Some €150 million will be ring-fenced for this purpose. More than adequate funding will be available in 2026 to support any acquisitions that can be progressed by local authorities or AHBs. The multi-annual approach introduced in 2025 will also continue, with local authorities authorised to enter into commitments for 2027 up to a value of 30% of their baseline 2026 acquisitions budget. This will allow local authorities to plan and progress acquisitions between annual programmes with certainty vis-à-vis future funding availability.”
“It should only be used when all other options to prevent a household becoming homeless have been exhausted. It should never be used as a default first-response option. It remains the case that, as a first step, the relevant local authority tenancy sustainment officer should engage with the relevant landlord on whether the threatened tenancy can be maintained within the current or an alternative social housing scheme. If this is not possible, the local authority must help the tenant to secure alternative private rental accommodation. Where an existing or alternative tenancy cannot be secured, the local authority must examine if a tenancy in a local authority or an AHB social home can be facilitated. Where these options have proved unfeasible, the local authority may proceed to support a tenant in situ acquisition.”
“It will continue to be a policy tool for local authorities and approved housing bodies, AHBs, to prevent social housing supported households in the private rental sector falling into homelessness, and support the exit of households from long-term homeless accommodation. Significant funding will again be available to help to alleviate short-term pressures, affording local authorities the flexibility needed to respond while they scale up their construction programmes. I note there is no tenant in situ scheme as such, rather, tenant in situ acquisitions are a last resort policy tool available to local authorities through the second-hand acquisitions programme. This has always been the case. Undoubtedly, tenant in situ acquisition is an important tool, but it is absolutely not the only, or even the primary, tool available.”
“If so, I agree that we should perhaps look at it. The Minister for housing will shortly approve the parameters and funding details of this year’s programme and local authorities will be notified of their respective 2026 allocations shortly thereafter. Last year, some €375 million was allocated to local authorities for acquisitions. Of this, only €290 million was drawn down, including €52 million for refurbishment costs. This funding was given to local authorities for an estimated 775 acquisitions, including almost 490 tenant in situ acquisitions. The 2026 programme will fund eligible acquisitions under three priority streams, namely, exits from homeless services; priority acquisitions for older persons, care leavers and people with disabilities; and tenant in situ acquisitions.”
“I also welcome the school pupils. Is the school in west Cork? It is in Westmeath. I am from west Cork so it is the centre of everything, but Westmeath is a lovely county as well. I welcome the pupils to the Seanad. I thank Senator Kennelly for raising this issue. Before I read the statement, I hear that one of the reasons the Senator thinks the tenant in situ scheme is not being used regularly in Kerry is that the cost of renovation is not included and the local authority, when it is pricing or valuing a house, has to work the cost of renovation into the valuation. Therefore, even if the sellers of the properties agree to sell them with the tenants in situ, they feel they are not getting the prices they should because the council is factoring in those costs. I think that is what is happening, but perhaps the Senator will clarify.”
“It is important we have these short-term lets available for the tourism sector. There is no doubt about that. Someone recently referenced a figure to me that in the region of 6,000 units were available for short-term lets in the west Cork area. If we could even get about 200 of them back into the rental market, imagine the pressure that would take off? I understand the need for short-term letting. I understand people have been doing this for years and we have to clarify the planning requirements but this provides an opportunity to allow people to rent long term, which is a big issue is places like Kerry and west Cork.”
“I will address another issue that has been topical in recent weeks. The Deputy spoke about the number of vacant homes and properties not in use throughout the year. The whole aim of the short-term letting legislation, which is being brought in and which has been controversial - and I can see why - is to try to bring more property into rental accommodation. The constituents the Deputy has coming into his office and I have coming into my office are struggling to get rental accommodation because they go onto daft.ie or these rental sites and there is nothing to rent. The whole idea is that we get some of these houses back into the rental market and that will release a pressure valve. The Deputy is from Kerry and I am from west Cork; we rely on tourism and on tourism accommodation.”
“The proposal on modular homes or small units in back gardens or on the premises of existing homes will come forward shortly. It is really important. It will be an exemption for a certain size of dwelling to allow young people in particular, who want to start off with a home, to build with an exemption so they do not have to go through the arduous planning process. As a west Cork TD, I completely agree with the Deputy about the challenges young people are facing in getting planning permission to build on their land. They have to go through obstacles and barriers and it causes them frustration and headaches and in many cases they are not successful. That has to change. In the next while, we will bring forward the national planning statement, which I hope will address many of those issues.”
“It, therefore, increases the supply of homes available to rent and it could address the issue of the plethora of vacant houses the Deputy referred to. In providing a grant to support the refurbishment of vacant and derelict properties, individual landlords, who without the support of the grant would not be able renovate and turn these disused properties into homes for rent, are being incentivised. It has become a vital affordable support, particularly in more rural areas where supply of new housing is not readily available. It is also supporting the regeneration of towns and villages and areas of our cities, as well as supporting environmental objectives. I look forward to hearing more of what the Deputy has to say about this issue.”
“Our focus must be on constructing new social homes but I note that significant funding will be provided through our acquisition programme of second-hand homes for those at risk of homelessness, again under the 2026 programme, as a response to short-term pressures, affording local authorities the flexibility needed to respond while they scale up their construction programmes. The Deputy also suggested the vacant property refurbishment grant could be used to address the scarcity of rental accommodation. This scheme provides a grant of up to €50,000 for the refurbishment of homes that have been vacant for at least two years and up to €70,000 where it is a derelict property. It is available in respect of homes for occupation as a principal private residence and properties that would be made available for rent.”
“The tenant in situ scheme, as has been referred to, is an acquisitions programme specifically in respect of those who are at risk of homelessness and already qualify for social housing support such as the housing assistance payment, HAP. The Deputy has outlined many of those situations. Some €375 million was provided last year for local authority acquisitions. It is an emergency measure and should only be used by local authorities as a last resort when all other options to prevent homelessness have been exhausted.”
“The Government is also continuing the development of cost rental as a new tenure type, which means providing homes to tenants at least 25% below market rent by providing significant levels of funding support to the Land Development Agency, LDA, approved housing bodies, AHBs, and local authorities. While it has been asserted that landlords are leaving the rental market, the Residential Tenancies Board, RTB, director's report shows that while 5,405 notices of termination were received by the RTB in quarter 3 of 2025, 18,425 new tenancy registrations were also confirmed for the same period. This figure serves to highlight the consistent churn within the rental market. The Deputy suggests using the tenant in situ scheme to address the scarcity of rental accommodation.”
“The Government is establishing a more robust legal and policy framework to support increased investment in the rental market, to increase the choice for renters and, over time, reduce market rents. The Residential Tenancies (Miscellaneous Provisions) Bill 2026 is currently passing through the Houses of the Oireachtas. To support an increase in available rental accommodation, the Government has also brought forward key measures, including a revised national planning framework enabling the zoning of significantly more land, and the revision of design standards for apartments. These measures, along with a reduced VAT rate of 9% on apartments announced as part of budget 2026, are focused on unlocking the delivery of apartments that is key to increasing the supply of rental properties.”
“I thank the Deputy. Fair play to him for advocating, especially on behalf of those who are coming in to him in desperation and looking for a house to rent. I understand the frustration. We all have it in our constituencies. I will try to outline what the Government is trying to do to free up rental accommodation. Ireland's new housing plan, Delivering Homes, Building Communities, is a wide-ranging action plan focused on housing supply and targeting homelessness. The plan contains a suite of actions that will increase the supply of much-needed rental accommodation, by keeping existing landlords in the market and attracting new landlords, while ensuring strong and balanced tenancy protections for tenants and landlords.”
“I also thank everyone who has been involved. However, despite our best efforts, communities have experienced flooding and people have experienced awful damage to their homes, impacts on their businesses and loss of income. I acknowledge all of this, and commit, on behalf of the Minister and myself, that our Department will continue to strive to improve our response, continue to learn from past events and incorporate those learnings into our response plans going forward and that we will continue to support local authorities in their preparation and response to severe weather events, including flooding.”
“The local authorities were assisted by Civil Defence, who evacuated homes, provided drone footage to support local authority activities, filled sandbags and called to those who had been cut off by flooded roads. They also provided transport for life critical hospital appointments and to hospital staff who were cut off. The Civil Defence support is integral to our response. The same can be said for other voluntary organisations we engage with, particularly the Irish Red Cross. Years of working in the severe weather space has ensured that the NDFEM has built relationships with other Departments, utility providers, principal response agencies, voluntary sector and other stakeholders. These relationships have ensured that issues are picked up early and solved quickly. I have spoken about our preparedness and response.”
“Saturated land, combined with persistent heavy rain and wind of the storm, meeting a high astronomical tide, led to river flooding, coastal flooding, road and surface water flooding. The impacts of this were felt all along the east of the country, most acutely in south Dublin, Wicklow, Wexford, Waterford and Kilkenny. River levels were being monitored in the days before the arrival of Storm Chandra, with a Met Éireann technical briefing called on Monday 26 January and the NECG activated on 27 January to manage the unfolding flooding event. Our local authorities were prepared, having crews in place and ready to deploy. They undertook pumping to protect homes and properties where possible, and pumped to relieve flooding also. Sandbags and other measures were deployed and they were on the ground through the entire event.”
“Over the past ten years, the Department has provided over €120 million to local authorities to support them with the unbudgeted expenditure associated with storm response activity. While operational issues are a matter for the local government sector, the NDFEM continues to work with local authority fire services to ensure policies and guidance in place support an increase in resilience of fire stations, regional communication centres, mobilising and alerting equipment and radio systems to ensure they are best placed to respond and assist in all emergencies, including those associated with severe weather. In relation to Storm Chandra, as already outlined, there was a confluence of a number of different factors, resulting in a prolonged flooding event.”
“They are now central to our response operations and sit at the table. Communication is something we have also improved and clear, concise messaging is now channelled directly through our colleagues in the Government Information Service, GIS. This ensures that we have, in effect, a one-stop shop where all pertinent information relating to an event can be found in one trusted place. We have also worked on ensuring that information around humanitarian schemes, assistance being provided by local authorities, community support centres and other assistance is made available to the public as quickly as possible, through the use of social media, the local press, websites and mapping systems. Local authorities play a key role. My Department continues to support local authorities.”
“We took the opportunity of the review to also examine local authorities' severe weather and flood plans and advised on how to strengthen them. We will continue to work with local authorities and principal response agency colleagues in regularly reviewing and exercising these plans. The response to Storm Éowyn also demonstrated the invaluable contribution of the Civil Defence, Irish Red Cross, An Post, rural bus transport and voluntary and community groups. They were instrumental in making and keeping contact with those who were isolated, vulnerable and alone, those who could easily have been missed. Both my colleague and I are extremely grateful for all of the work they do and much of it is unacknowledged. Our Department, through its NDFEM, continues to maintain and build on relationships with all of these organisations.”
“We used this review to enhance our response mechanisms and our preparedness. We endeavour to improve our co-ordination based on previous experiences. The review highlighted the value of community support centres as a vital focal point in communities. We developed a guide to community support centres in conjunction with the local authority sector and have put processes in place to provide for a pool of generators and the necessary electrical work to ensure they can be used at pre-identified sites. This is a valuable example of learning from experiences. Going forward, these centres will provide not only warmth, community access to charging facilities and hot drinks and food, but they will become centres to provide vital updates and information regarding humanitarian schemes and a means to obtain psychosocial and other supports.”
“I am more than willing to work with any other Department or agency, be it the OPW or the Department of agriculture, to ensure we come up with a scheme that is voluntary - not compulsory - whereby landowners are incentivised to keep back a bit of water on their land. A flood plain is called a flood plain for a reason so we need to ensure they act as flood plains to protect lives and protect properties, as has been the theme throughout the debate across the House, because they must come first. I understand there is anger out there and there is certainly a need to do more when it comes to the response. As the Minister said, we learn from every event. The Department carried out a review following Storm Éowyn. As we do after each major severe weather event, we manage it through the NECG.”
“We need to see how we can go back to making sure land does what it was intended to do: absorb water, act as a sponge and slowly release water into rivers, streams and other water bodies so that downstream is not overwhelmed and we do not have these flooding events anymore. I am hearing a lot about joined-up thinking, which we need. When it comes to the delivery of flood schemes, we need joined-up thinking and we need it fast. We also need joined-up thinking in terms of what is happening upstream. There is too much of this activity happening. We need to work with landowners and farmers and we need to work with foresters on a voluntary basis so that where appropriate, we can look again at how we use land upstream. Only then can we ensure that towns downstream are protected.”
“We are getting higher levels of rainfall. That is absolutely a contributing factor and there is no doubt about that. However, something else has happened in recent decades that we need to have a mature conversation about, and that is land use. What is happening upstream? What is happening to the land upstream that we are seeing more frequent floods? It was mentioned that Enniscorthy has flooded 16 times since 2000. That is an alarming rate, and part of that is climate change but there is something happening with the land. We have become obsessed with trying to get water off the land as quickly as we can. We need to start rethinking that strategy. Obviously, if we get the water off the land as quickly as we can, the river becomes overwhelmed and towns like Enniscorthy flood. That is a fact. That is basic physics.”
“I often see the finger being pointed at the National Parks and Wildlife Service and this Department. They were absolutely not a contributing factor in terms of the Enniscorthy flood relief scheme not being delivered. The local authority needs to put in a good quality and robust application that will withstand any of these policies or restraints. That needs to be where the focus is. While I am talking about nature, I firmly believe that while we need flood defences in towns like Enniscorthy to protect homes, lives and people, we need to start looking at nature as a way to provide the solutions. We need to look upstream. We need to look in the upland areas. We need to see what is happening there. What I mean is that climate change is happening. We are having more rainfall and getting storms more frequently.”
“In many instances the statutory processes take too long, the regulations can be too stringent, and it is causing delays. We need to deliver this as quickly as possible. While flood defence does not come within our Department, it is absolutely worth talking about. At the same time, I am kind of getting sick of the finger being pointed at nature and biodiversity when it comes to delays with schemes. I have constantly heard the freshwater pearl mussel being alluded to and pointed out as a contributing factor for the Enniscorthy flood relief scheme not being delivered. The freshwater pearl mussel had absolutely nothing to do with the Enniscorthy flood relief scheme not being delivered. That is a fact. Neither did the NPWS have anything to do with it.”
“I thank all of the Senators for their contributions today. I have listened carefully. The Minister, Deputy Browne, and I are no strangers to the impacts of flooding, especially the Minister in the past couple of weeks in his home town. He is living it. He knows the constituents there and he knows how they have been impacted. For me, in west Cork we have had many towns subject to repeated flooding. Thankfully most have their flood relief schemes in place, like my home town of Clonakilty, as well as Skibbereen and Bandon. As has been rightly pointed out here, we have seen the incredibly positive impact of a flood relief scheme that works. We need them. Enniscorthy needs a flood relief scheme. The Government, the local authorities and everybody that can deliver this needs to come together to deliver that. The Senators are right.”
“The Senator makes a good point. If the Minister, Deputy Foley, in the context of her comments is supporting looking at this again, I can raise it with her to see if some blend or tweaking of the current legislation can accommodate the type of situation the Senator is speaking about.”
“We need to increase the provision of childcare, especially in rural areas. There may be methods and ways of looking at that. It may not be as straightforward as the Senator has presented it. At the moment, the short-term letting legislation is very topical. If someone has a bed and breakfast with planning permission, it may be subject to rates. It probably is. I refer to the old, traditional bed and breakfasts that the Senator and I would have stayed in - not together, by the way - over the years. By comparison, in most cases Airbnbs are not subject to rates. There are disparities in that regard as well. We have to think of that when talking about childcare provision. There are childcare operators who may have a premises that is subject to rates. We have to ensure there is not an issue in terms of competition and fairness.”
“In the context of the comments of the Minister, Deputy Foley, and the Senator's appeal today, I will talk to the Minister, Deputy Browne. I imagine this will require legislative change if it is to proceed but I will start that conversation and we will see where it goes.”
“As a matter of course, Tailte Éireann examines all properties on their individual merits by reference to the relevant statutory provisions governing the operation of the Act and case law arising from the independent Valuation Tribunal in the higher courts. Applications to Tailte Éireann to consider the valuation of a property are normally submitted by the local authority in whose rating authority area the property is situated. Where a property is considered rateable, in accordance with the provisions of the Act and relevant case law, Tailte Éireann will issue a proposed valuation certificate. If the property is considered not rateable, Tailte Éireann will issue a proposed notice. I have very little time left. There is more detail in my prepared script about the role of the local authority.”
“To avoid ambiguity, if an early childhood care and education facility is operated on a for-profit basis, it does not fulfil the criteria under paragraph 22. With regard to childminding in the home, section 3 of the Act defines “domestic premises” as any premises used as a dwelling which is neither a mixed premises nor an aparthotel. If the property is used partly as a dwelling to a significant extent and partly for another purpose, it may be a mixed premises as defined in the Act, and consequently, may not qualify for the domestic premises exemption, in accordance with paragraph 6, Schedule 4, to the Act.”
“Paragraph 22 of the Schedule, which is inserted by the Valuation (Amendment) Act 2015, refers specifically to early childhood care and education facilities. As the Senator noted, it provided for an exemption as follows: “Any land, building or part of a building used exclusively for the provision of early childhood care and education, and occupied by a body which is not established and the affairs of which are not conducted for the purpose of making a private profit.” That is exempt, but if it is profit-making, it is not and, therefore, while the Act provides that early childhood care and education facilities that are operated on a not-for-profit basis are exempt from rates, it does not provide a general exemption from rates for all childcare or childminding facilities operating on a for-profit basis.”
“Tailte Éireann has overall responsibility under the Act for the maintenance of all valuation lists used by local authorities in the calculation of rates liability. This maintenance is carried out under the statutory process known as revision. Existing rateable properties have their valuations revised, and new properties may have their valuations entered on, or excluded from, the valuation list for the first time. Under the Act, all property is rateable unless it falls into one of the exempt categories listed in Schedule 4 to the Act. This is a very specific range of exemptions that can be applied, and Tailte Éireann has no discretionary latitude to grant exemptions not covered by Schedule 4.”
“If it is a not-for-profit body, for example, a community set-up, it is exempt. That is pretty straightforward. Perhaps we can discuss it further. I will go into more detail on the status. As the Senator rightly said, Tailte Éireann is an independent Government agency under the aegis of the Department of Housing, Local Government and Heritage. Tailte Éireann provides a property registration system, a property valuation service and the national mapping and surveying infrastructure for the State. Tailte Éireann is independent in the exercise of its valuation functions under the Valuation Act 2001, as amended, and the Minister for Housing, Local Government and Heritage has no function in decisions in this regard.”
“I thank the Senator for raising this important issue. In recent years, the Government has made great inroads into reducing the cost of childcare. That is one of the key measures we have taken. As we know, childcare is still expensive, but we have certainly reduced that. A key issue that remains is the provision of childcare. There are some pockets of Ireland, in regional areas in particular, where options are not available. What we need to do is encourage more people to take on these types of initiatives. In asking for clarity on this situation, the Senator rightly referenced the 2015 Act, which I will go into in detail shortly. What is straightforward and clear is that if it is a for-profit body or individual who is running the operation in the family home, they are subject to rates.”
“This Bill will help to attract investment and increase the supply and choice of accommodation available for rent. I again thank Deputies for their contributions and commend the Residential Tenancies (Miscellaneous Provisions) Bill 2026 to the House. I look forward to progressing through the Remaining Stages of the Bill over the coming weeks.”
“The Housing Agency’s review, the Private Rental Sector Review of 2024, the Department of Finance’s report on the flow of finance for residential development of 2024, the Housing Commission, the ESRI, the OECD and the IMF have all identified the current rent control system as an impediment to the supply of new private rental accommodation. The Government is aware of the difficulties faced by many renters in accessing affordable and suitable rental accommodation in today’s constrained market. I believe we all share a common goal of providing quality, affordable accommodation for renters. Delivering Homes, Building Communities 2025-2030 commits to improving the supply and affordability of rental accommodation and security of tenure. The Government is committed to growing investment in the rental sector.”
“Increasing the supply of private rental accommodation is crucial to meet housing demand and improve rent affordability. Rent controls are a key protection while housing demand is greater than housing supply. Investment market reports indicate that very little private investment of scale has gone into the development of new-build homes for the private rental sector since mid-2022. Numerous market and expert reports have all identified the current rent control system as an impediment to the supply of new private rental accommodation.”
“The RTB’s published register will now include the rent amount and other relevant tenancy information, such as floor area, number of bedrooms and bed spaces, and the BER of the dwelling. The aim is for rent information available through the published register to support landlords to set lawful rents and help prospective tenants to assess the prevailing rents in their area. The Government has committed to providing a stable and predictable rental sector to attract and retain the private investment needed to meet our housing demand. The impact of the current rent control system on the supply of new homes for rent has informed the development of this Bill. The provisions of the Bill aim to attract more private investment into the Irish rental sector as soon as is possible.”
“Given the critical need to attract investment in new apartment development for the rental market, rent increases for apartments, subject to both a commencement notice and a certificate of compliance on completion under building control regulations on or after 10 June 2025, will be linked to the inflation rate without the application of a 2% cap. These reforms aim to encourage investment in, and development of, new housing supply, including new rental apartments, to help slow down rent increases and moderate rent levels over time. We already see some evidence of increased confidence in investment in the sector since the announcement of these measures last June. In line with the commitment in the programme for Government and a recommendation of the Housing Commission, the Bill provides for a rent price register.”
“A proportion of tenancies in the State are charging below market rent and, under the current regulatory regime, can never increase rent to market rent. By allowing rent resetting for new tenancies from 1 March 2026, existing and new landlords, who are vital for the sector, will be able to ensure that their investment is viable. Rent resetting cannot apply where the most recent tenancy ended through a no-fault eviction. Also, rent resetting allows landlords to lower rents in the knowledge that the rents could be reset at the start of the next tenancy. Rent resetting will also be allowed after each six-year period of a long-standing tenancy that commences on or after 1 March 2026.”