This site uses cookies

We use cookies to give you the best possible experience on our site. By continuing to use the site you agree to our use of cookies. Find out more...

MINISTER EXTENDS RENT PRESSURE ZONES TO 12 ADDITIONAL LOCAL ELECTORAL AREAS

Jan 27, 2017

Minister Simon Coveney has announced the extension of Rent Pressure Zones beyond those introduced for Dublin and Cork cities in December 2016. Analysis of rental data by the Residential Tenancies Board (RTB), has identified the following Local Electoral Areas (LEA’s) as Rent Pressure Zones with effect from today, Friday, 27 January 2017:

  1. Ballincollig-Carrigaline, Co Cork
  2. Galway City Central
  3. Galway City East
  4. Galway City West
  5. Celbridge-Leixlip, Co Kildare
  6. Naas, Co Kildare
  7. Kildare-Newbridge
  8. Ashbourne Co Meath
  9. Laytown-Bettystown, Co Meath
  10. Ratoath, Co Meath
  11. Bray , Co Wicklow
  12. Wicklow, Co Wicklow
There are 26 towns included in these Local Electoral Areas including, Sallins, Rathagan, Slane, Julianstown, Duleek, Dunboyne, Dunshaughlin, Enniskerry, Douglas and Passage West.

Rent Predictability Measures are the new provisions enacted under the Planning and Development (Housing) and Residential Tenancies Act 2016 (the “2016 Act”) that are intended to moderate the rise in rents in the parts of the country where rents are highest and rising, and in areas where households have the greatest difficulty finding accommodation they can afford.  In these areas, called Rent Pressure Zones (“RPZ”), rents will only be able to rise up to a maximum of 4% per annum.

What is the role of the RTB in relation to these measures?

Outlining the process, the Director of the RTB, Ms. Rosalind Carroll, said that the Housing Agency, “following consultation with the Local Authority concerned, proposed a number of areas to the Minister for consideration. The Minister then requested the RTB, which collects and monitors the data on rents, to assess whether the relevant criteria applied to these areas using the rent information that informs the RTB’s quarterly Rent Index. The RTB confirmed to the Minister that out of the 15 LEA’s referred by the Housing Agency 12 have met the criteria set down in the recent legislation. The 3 areas that did not qualify were Greystones, Cobh and Maynooth.”

“To qualify as a Rent Pressure Zone, the average rent of an area must be above the national rent of €973 and have demonstrated high levels of rent inflation in accordance with the legislation. The addition of these 12 LEA’s will mean that approximately 55% of the population in rental accommodation are now renting within a Rent Pressure Zone. No other referrals have been made to the RTB and it is understood that the Housing Agency do not propose any other areas for consideration as Rent Pressure Zones at this time”, added Ms. Carroll.   

The criteria for designating an area as a Rent Pressure Zone are:

  • The annual rate of rent inflation in the area must have been 7% or more in four of the last six quarters, and
  • The average rent for tenancies registered with the RTB in the previous quarter must be above the average national rent in the quarter (the National Standard Rent in the RTB’s Rent Index Report). This was €973 in the last published quarter of the Rent Index, Q3 2016.

Not all rental properties in Rent Pressure Zones are covered by the 4% annual rental restriction. Properties that have not been let at any time in the previous two years, and properties which have been substantially refurbished, can be exempted from the measure. However, the pre-existing requirement that the rent set for a property must be in line with local market rents for similar properties in the area still applies.

A ‘substantial refurbishment’ must be a significant change to the dwelling resulting in increased market value of the tenancy. This would involve significant alterations or improvements which add to the letting value of the property; repainting or replacement of white goods would not be sufficient.

For landlords of all new tenancies within the Rent Pressure Zones that commenced on or after 24th December last, they are entitled to review the rent annually. And where rent reviews take place annually the permissible rent increase in each case will be up to a maximum of 4%. If, for example, a landlord opts to review the rent after 18 months (instead of one year) the allowable increase will be 6% (4 % per annum pro-rata for 1 ½ years).

Outside the Rent Pressure Zones, a landlord can only review the rent once in any 24 month period, and cannot review within 24 months of the commencement of the tenancy except in limited circumstances such as substantial refurbishment of the property which affects the letting value of the dwelling. The Residential Tenancies Act prohibits the landlord from setting a rent that is in excess of market rent.  If a landlord intends reviewing the rent, they must inform a tenant, in writing, of any review in rent 90 days before the new revised rent is due to take effect.  Landlords must show that the rent set is not above the local market rents for similar properties and three examples of rents for similar properties in the locality must be presented to demonstrate this.  A valid notice served by the landlord must be in the prescribed form which can be found at www.RTB.ie.

Market rent for properties situated outside of a Rent Pressure Zone is defined as a rent that a willing tenant not already in occupation would give and a willing landlord would take for the dwelling, having regard to other terms of the tenancy and the letting values of dwellings of a similar size, type and character to the dwelling and situated in a comparable area to that in which it is situated. 

Commenting on the wide range of changes that have been introduced, the RTB Director, Ms. Carroll, said that “security of tenure for both landlords and tenants is essential, if the rental sector is to be both an attractive option for tenants and a safe and viable investment choice for investors”.

She said that one of the overall aims of the new rental strategy is to move towards a situation where longer term tenancies are the norm.  To that end, she points out that among the reforms in the Government’s new legislative package tenancies of four years’ duration are now extended to six year tenancies.

“This will apply to all new tenancies that come into operation on or after 24th December 2016 which includes a Further Part 4 tenancy that comes into existence on or after 24th December 2016”. Landlords currently can terminate within the first six months of a tenancy without giving a reason. Once a Part 4 tenancy comes into existence it can only be terminated by using one of the following grounds, she added:

  • The tenant has failed to comply with the obligations of the tenancy (having first been notified, in writing, of the failure, and given an opportunity to remedy it.)
  • The landlord intends to sell the dwelling within the next 3 months
  • The dwelling is no longer suited to the needs of the occupying household
  • The landlord requires the dwelling for own or family member occupation
  • Vacant possession is required for substantial refurbishment of the dwelling
  • The landlord intends to change the use of the dwelling
Full story

Coveney Designates New Rent Pressure Zones

Jan 27, 2017

Minister for Housing, Planning, Community and Local Government, Simon Coveney, T.D., signed Orders today (26 January, 2017) designating 23 towns and all of Galway city as *Rent Pressure Zones.

Dublin and Cork City were designated as Rent Pressure Zones before Christmas.

The Orders take effect tomorrow, 27 January 2017.

Speaking today Minister Coveney said “in making these designations today, I am delivering on the commitment I gave when I published the rental strategy on 13 December.

At that time the only areas that met the qualifying criteria were Dublin and Cork. I indicated though that I would work with the Residential Tenancies Board (RTB) to ensure that more refined data was available to allow for more specific targeting of the measure to other areas of the country where severe pressures were being experienced.

We have made very significant progress in a short space of time to have this new system in place and to ensure that we can properly target this intervention towards those areas facing the most severe pressures. Over the medium term though, additional supply is the right way to address rental pressures.

We need now to ensure that the supply side response is strong and swift by implementing the full range of complementary supply measures contained in the rental strategy”.

The following areas will now be RPZ’s; links to the maps are below:

 

Local Electoral Areas Local Electoral Areas Towns
Kildare Naas Naas
    Sallins
  Celbridge - Leixlip Celbridge
    Leixlip
  Kildare - Newbridge Rathangan
    Kildare
    Newbridge
Meath Laytown - Bettystown Slane
    Julianstown
    Duleek
    Laytown
    Bettystown
  Ashbourne Ashbourne
  Ratoath Dunboyne
    Dunshaughlin
    Ratoath
Wicklow Bray Bray
    Enniskerry
  Wicklow Wicklow
Galway City Central  
  East  
  West  
Cork Ballincollig - Carrigaline Douglas
    Ballincollig
    Carrigaline
    Passage West

Minister Coveney is signing the Orders today on foot of recommendations from the Residential Tenancies Board that found that the criteria for designation as RPZs had been met in 12 local electoral areas in Kildare, Meath, Wicklow, Galway City and Cork County.

The Minister had asked the RTB to assess a list of areas submitted to him by the Housing Agency for possible designation. In consultation with local authorities, the Housing Agency looked at rental markets around the country to identify whether – on a preliminary view – other electoral areas outside of Dublin and Cork City should be considered for designation as rent pressure zones. They used data from the RTB and from commercial residential property letting websites for this first analysis. On the basis of this analysis, the Housing Agency recommended that a number of local electoral areas should be formally considered for designation by the RTB.

The Housing Agency submitted its list of areas for consideration earlier this week to Minister Coveney. The Minister then formally requested a rent zone report from the Director of the RTB.

Click Here for Maps of Designated Rent Pressure Zone.

Full story
more news