Notices of Termination

If a landlord or tenant wants to end a tenancy, they must serve a valid written notice of termination. In this section there are sample notices of termination for landlords and tenants.

Visual of a construction site

Notice of Termination Return Form

Where a tenancy has lasted more than 6 months, a landlord serving a Notice of Termination must complete a Notice of Termination Return Form and attach a copy of the Notice in question. These documents must be sent to the Residential Tenancies Board within one month after the date when the tenancy termination date has expired and the tenant(s) have vacated the dwelling. We ask landlords to retain a copy of this for their records. The RTB will not acknowledge receipt of the form. 

Please note: On 9 July 2021, the Government enacted the Residential Tenancies (No.2) Act 2021 which extends the provisions and protections under the PDRTA 2020 from 12 July 2021 to 12 January 2022. As such, during the period from 11 January up to and including 12 January 2022 and subject to certain conditions, a 90-day (rather than the usual 28 days) termination notice period applies, where a tenant is in rent arrears due to Covid-19 and is at risk of losing their tenancy. 

Where the new protections under the PDRTA do not apply or cease to apply to a tenant, a landlord may end the tenancy.  

Click here for more details on how the new legislation affects Ending a Tenancy and Notices of Termination

In order for a Notice of Termination to be valid, it must:

  1. Be in writing  (an email will not suffice).

  2. Be signed by the tenant or landlord or his or her authorised agent, as appropriate.

  3. Specify the date of service.

  4. State the grounds for termination (where the tenancy has lasted for more than 6 months or is a fixed term tenancy).

  5. Specify the termination date and also that the tenant has the whole of the 24 hours of this date to vacate possession.

  6. State that any issue as to the validity of the notice or the right of the landlord to serve it must be referred to the RTB within 28 days from the receipt of the notice.

Note: If you are submitting a dispute resolution application for rent arrears or are disputing the validity of a notice of termination, you must attach the notice of termination to your application.

Changes to legislation in 2016 introducted the 'slip rule', which allows an adjudicator or Tribunal to overlook a minor error in a notice of termination, once the error does not prejudice the notice itself, which would otherwise be valid.  

Statutory Declaration 

In some instances, a landlord is required to submit a Statutory Declaration with the Notice of Termination. 

Where a landlord intends to sell the property within 9 months of terminating the tenancy, a Statutory Declaration must accompany the Notice of Termination confirming this intention. 

Where a landlord requires the property for their own use or for the a family a member, a Statutory Declaration must accompany the Notice of Termination confirming the intended occupant's identity and (if not the landlord) their relationship to the landlord and the expected duration of the occupation. The Statutory Declaration must also confirm that the landlord is required to offer a tenancy to the tenant if the dwelling is vacated within a period of 12 months from the termination date. It is very important for tenant's to provide contact details to their landlord when vacating a property. 

Sample Statutory Declarations accompany the Notices of Termination below. A Statutory Declaration must take a specific format and must be signed in the presence of a Commissioner for Oaths, Practising Solicitor, Notary Public, or Peace Commissioner. Please note that the Declarant must sign the Statutory Declaration themselves, it cannot be signed on their behalf by an authorised agent.

The powers of the RTB to direct a tenant to vacate a property

Regardless of the circumstances of a case, a RTB adjudicator or Tribunal can only order a tenant to vacate a rented dwelling on the expiration of a valid notice of termination, which is fully in compliance with the Residential Tenancies Act 2004.

Start of notice periods

By law the notice period starts on the day immediately following the date of service of the notice of termination. The date of service, which must be stated in the notice of termination, is the date the notice of termination was last in the landlord’s control. Usually, this will be the date the landlord posted the notice to the tenant, handed it to the tenant personally or put it in the tenant’s letter box.

Example: On Monday, 1 July, a landlord posts a notice of termination to the tenant giving 28 days’ notice that the tenancy is being terminated. 1 July is the date of service. The 28 day notice period, starts on Tuesday, 2 July.  

It is a good idea for landlords to give some extra days’ notice to tenants to make sure the minimum notice period required in the particular circumstance is covered.

Notice required to end a tenancy

The amount of notice required to end a tenancy depends on how long the tenant has lived in the property. The lease agreement may give a longer period of notice to the tenant, and a landlord and tenant may also agree a shorter period of notice, however, this can only be agreed when a notice has been given. The law sets out minimum notice periods which are different for a landlord and a tenant.

The minimum requirement is 28 days for a tenancy that is less than 6 months in duration. Please note that “duration” refers to the total period of time in which a tenant has been living in the dwelling i.e. from the commencement date of the tenancy up to and including the date on which the Notice of Termination is served.

From June 4th 2019, the required notice to end a tenancy for a landlord is:

Duration of tenancy  Landlord notice period 
Less than 6 months  28 days 
Not less than 6 months, but less than one year  90 days 
Not less than one year, but less than three years  120 days 
Not less than three years, but less than seven years  180 days 
Not less than seven years, but less than eight years  196 days 
Not less than eight years  224 days 


The required notice periods for a tenant to end a tenancy are as follows:

Duration of tenancy  Tenant notice period 
Less than 6 months  28 days 
6+ months, but less than one year  35 days 
1+ year, but less than two years  42 days 
2+ years, but less than 4 years  56 days 
4+ years, but less than 8 years  84 days 
8+ years 112 days 



Example Notices of Termination for Landlords


1. Notice of Termination for terminating a tenancy in the first six months (not applicable to a fixed term lease)
Click here

2. Notice of Termination for terminating a tenancy before a Further Part 4 tenancy commences
Click here 

3. Notice of Termination for Rent Arrears
Click here

4. Notice of Termination for Breach of Tenant Responsibilities 
Click here 

5. Notice of Termination for Anti-Social Behaviour click here  

            and the 7 day notice for Anti-Social Behaviour click here 

6. Notice of Termination for when Landlord Requires Dwelling for Own or Family Use (Statutory Declaration must accompany notice)
Click here 

7. Notice of Termination for when Landlord intends to sell the dwelling (Statutory Declaration must accompany notice)
Click here 

8. Notice of Termination for when Landlord Intends to Substantially Refurbish or Renovate the dwelling 
Click here

9. Notice of Termination for when Landlord Intends to Change the Use of the Dwelling
Click here

10. Notice of Termination for when the dwelling is no longer suitable to the accommodation needs of the Tenant
Click here 

11. Notice of Termination for Student Specific Accommodation. Click here.

Example Notices of Termination for Tenants

Required Notice Periods
Click here

1. Standard Notice of Termination providing appropriate notice period
Click here 

2. Notice of Termination for Breach of Landlord Responsibilities 
Click here

3. Notice of Termination for Sub-Let or Assignment of Fixed Term Tenancy
Click here

4. Notice of Termination for Imminent Danger of Death or Serious Injury or Danger to Fabric of the Dwelling
Click here

Remedial Notices 

Changes to the legislation effective from 4th June 2019 have introduced a remedial notice of termination. This has been introduced to aid landlords and tenants as they can now remedy the original notice served to fix the defect identified by the adjudicator or Tribunal by serving a new notice (the ‘remedial notice’).

Following the conclusion of a case with the RTB, if determined by the decision maker, a landlord or tenant shall be permitted to serve the remedial notice within 28 days of the issue of the Determination Order. Where the correct notice period was provided for in the originally served notice then a landlord or tenant can proceed to serve a 28-day remedial notice. Where an incorrect notice period was supplied within the original notice of termination a landlord or tenant must serve 28 days plus the number of days the original notice of termination was short within their remedial notice.


  • Landlord intends to serve a notice providing a tenant with 180 days’ notice.
  • The landlord serves the notice on 01/12/2018.
  • The date of service is the date the landlord last had the notice of termination in their control, e.g. the date they posted it or the date they handed it to the tenant.
  • The notice period starts from the date after the date of service - In this case 02/12/2018 
  • 02/12/2018 plus 180 days = 31/05/2019 
  • Landlord in this case sets the termination date as the 28/05/2019.
  • Tenant receives the notice and lodges a case with the RTB. Notice ruled invalid and Determination Order issued.  
  • Within 28 days of the issue of the Determination Order the Landlord is now entitled to serve a 28 day + the 3 days he was short = 31 days’ notice