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Ending a fixed term tenancy
A fixed term tenancy is a tenancy that lasts for a specific amount of time as specified in your tenancy agreement or lease.
Fixed term tenancies and Part 4 tenancies
A fixed term tenancy is a tenancy that lasts for a specific amount of time as set out in your tenancy agreement or lease. A ‘Part 4’ tenancy runs alongside a fixed term tenancy, which means that the tenant shall, after a period of six months living in the tenancy, become entitled to the provision of a ‘Part 4’ tenancy.
This means that irrespective of the length of a fixed term lease, a tenant has an entitlement to remain in the dwelling for the remainder of the ‘Part 4’ period and the landlord can only end the tenancy on limited grounds.
The length of a ‘Part 4’ tenancy period depends on when your tenancy began. Please click here for further details on ‘Part 4’ tenancies.
For landlords a fixed term tenancy can be ended during the period of the fixed term if:
- the tenant has breached one of the conditions of the lease.
- the reason for ending a fixed term tenancy is non payment of rent. Where the tenant has not paid their rent within the minimum 28 day period afforded for payment following receipt of a written rent arrears warning notice by both the tenant and the RTB. The 28-day period commences upon receipt of the written rent arrears notice by the tenant or the RTB, whichever occurs later. Legislation was introduced on 1st August 2020 which brought in new procedures related to ending a tenancy due to rent arrears.
- the reason for ending the tenancy is because of a breach of the tenant’s responsibilities, the landlord must state the breach in the warning notice, and in a 28-day notice if one follows.
For tenants a fixed term tenancy can be ended if:
- the landlord has breached their responsibilities. You must write to the landlord telling them they have breached their responsibilities and give reasonable time for them to resolve the problem. If they do not do this, 28-days notice to leave may be given regardless of how long you have lived in the property.
- the landlord has refused to allow you to sublet the tenancy. In this case, you must give notice depending on how long you have lived in the property.
- if the landlord has refused a request by you for assignment of the lease.
Please note, a ‘winter emergency period’, following the enactment of The Residential Tenancies (Deferment of Termination Dates of Certain Tenancies) Act 2022 on 29 October 2022 means certain tenancies which were due to come to an end between 30 October 2022 and 31 March 2023 will have the tenancy end date deferred. If the above protections mean a tenant gets to stay in the rented property for longer than 6 months, the tenant will not acquire Part 4 tenancy rights. Please click here to read more.
A break clause may be provided for in a fixed term tenancy agreement. If, for example, the break clause could be exercised after 18 months, and the landlord wanted to exercise the break clause after this time, the tenant could rely on their Part 4 rights to remain in the dwelling. However, if the tenant wanted to exercise the break clause, it would have to be agreed by the tenant and landlord.