Guide to adjudication

Who can apply for adjudication?

• Tenants
• Landlords
• Someone not directly connected to the tenancy. For example, a neighbour affected by a tenant’s behaviour

Types of disputes you can refer for adjudication

• Rent arrears (when rent has not been paid)
• Overholding (when a tenant stays in the property after the end date of the tenancy)
• Damage exceeding normal wear and tear
• Breach of fixed term lease
• Breach of tenant obligation (tenant has not followed the terms of the tenancy agreement or their legal responsibilities)
• Validity of notice of termination (is the notice to end the tenancy lawful)
• Unlawful termination of tenancy (illegal eviction)
• Deposit retention (deposit has not been returned at the end of the tenancy)
• Standard and maintenance of dwelling (property is not maintained)
• Breach of landlord’s obligation (landlord has not followed the terms of the tenancy agreement or their legal responsibilities)
• Rent more than market rate
• Validity of rent review (is the rent review lawful)
• Rent review not in line with national rent control rules
• Anti-social behaviour
• Other (the applicant will need to provide details).

Time limits for submitting disputes

You must refer certain types of disputes to the RTB within these timeframes.

Can I withdraw my application?

You can withdraw your application at any stage before the Determination Order is issued. Let us know as soon as possible.

Can I settle with the other party?

You can reach an agreement at any stage. If this happens, the applicant must tell us to withdraw the case.

If you reach an agreement at the hearing, the adjudicator can make the agreement legally binding. If neither side withdraws from the agreement within 10 working days, the RTB will issue a legally binding Determination Order that reflects the agreement. 

How adjudication works

Adjudications hearings take place Monday to Friday at 10am, 11:30am and 14:15pm.

• Both parties will receive a date and time for the adjudication hearing.
• Most hearings are held remotely by video call, in-person hearings are arranged when necessary.
• Adjudications are public hearings. A member of the public can attend without your permission. 
• You will receive a link to the meeting through your RTB Service Centre account, by email or post.
• Each party submits evidence in advance.
• The adjudicator reviews the evidence and makes a legally binding Determination Order.
• The hearing report and Determination Order are published on the RTB website.

What if I need to change the date or time?

You can ask to change the date or time (adjournment) of your adjudication hearing only in exceptional cases. Work or college commitments are not considered valid reasons.

To request an adjournment:

• Send your request in writing
• Include proof to support your request

If you cannot attend, you can nominate someone else or submit a written statement. If you do not attend without giving notice, the adjudicator will assume you have withdrawn the application.

How to prepare for an adjudication

All parties involved in the dispute should submit evidence to prove their case.

The adjudicator decides how the dispute is resolved based on the evidence provided and the law.

Any evidence submitted is shared with all parties involved, their representatives and the adjudicator.

Read the guide to evidence to help you prepare.

What happens at an adjudication hearing

All parties attend with each other and the adjudicator. The adjudicator will manage the hearing. They will allow everyone to explain their case using evidence that has been shared. The adjudication hearing usually takes 1 to 2 hours. It depends on how complicated the dispute is. Please keep that day free.

Virtual hearings

You will get a unique link to join the hearing by email or post. Only confirmed attendees will get the meeting link. Click the link to join the meeting. You will enter a waiting room. The adjudicator will let people in and check their identity.

If you have difficulty connecting, we can arrange a support call to help you connect. You can also join by phone if you have connection issues.

Online safety

For your personal safety:

• During the meeting, only your name will be shown.
• The recording of virtual hearings is not allowed under any circumstances.
• Think about where you will be for the hearing and what people can see on camera. If needed, blur your background in the video call settings.
• If you join by phone, hide your caller ID. If not, some of your phone number may be shown (some digits and asterisks).

The RTB has completed a data protection impact assessment on virtual hearings. Get more information on how we protect your data.

In-person hearing

Sometimes, hearings take place in person. These hearings happen in a venue within a reasonable distance from the rented property involved in the dispute. All parties attend the hearing together.

In-person hearings are held in Dublin City (RTB office), Cork City, Galway City, Limerick City, Sligo Town, Athlone and Wexford Town.

If you cannot attend your hearing date, tell us as soon as you can.

If you want someone to represent you or to bring a witness, let us know at least 3 days before the hearing.

Please be on time and follow the instructions from RTB staff and the adjudicator. Bring a pen, paper and copies of any documents you’ve previously shared. If you have any questions, contact the RTB before your hearing.

Outcomes following adjudication hearing

The adjudicator will decide the outcome and make a Determination Order outlining their decision and the reasons for that decision. This document will explain the terms and timeline to comply with the adjudicator’s decision.

For example, a Determination Order might say that a tenant must pay all the rent arrears within 6 months. Or that a landlord must finish maintenance work on a property within 3 months.

Either party can appeal the adjudicator’s decision to an RTB tribunal if they feel:

• The decision is wrong and does not comply with the law
• You have important evidence that you did that you did not share before the adjudication hearing.

You must apply within 10 working days.

If no appeal is received, the Determination Order becomes legally binding.

Adjudication results

The full adjudicator’s report and Determination Orders are published on our website.

Use the filters to search for previous outcomes and Determination Orders for adjudications.

Apply for an adjudication

Apply online through the RTB Service Centre.

If you can’t apply online, you can download and complete the application form. 

Submit the application by: 

Email: disputes@rtb.ie 

Post: RTB, PO Box 13841, Freepost FKY7736, Killorglin, Co Kerry.

How much does adjudication cost?

It costs €30 to apply. You can pay online through the RTB Service Centre.