90 Day Eviction Notice Template for Ireland

A 90 Day Eviction Notice is a formal legal document that landlords in Ireland must use when terminating certain residential tenancies. Under Irish law, this extended notice period is mandatory for tenancies that have been in place for 3 years or more, providing tenants with additional protection and time to secure alternative accommodation.

When do you need this document?

You need to serve a 90-day notice when you want to terminate a long-term tenancy for specific lawful reasons. The most common grounds include selling the property, carrying out substantial renovation works that require vacant possession, or needing the property for occupation by yourself or an immediate family member. This notice cannot be used for general rent increases or minor property improvements. The Residential Tenancies Act 2004 strictly limits the circumstances where such notices can be served, and using this document for improper reasons could result in legal challenges and compensation claims from tenants.

Key legal considerations

Several critical legal requirements must be met for your notice to be valid. First, you must clearly state the specific grounds for termination and provide sufficient detail to justify your decision. The notice must include the exact termination date, which must be at least 90 days from service. You must also include mandatory information about the tenant's rights, including their right to challenge the notice through the Residential Tenancies Board (RTB) and their right to compensation in certain circumstances. The document must contain your full contact details and be properly signed and dated. Failure to include any mandatory information can render the notice invalid, potentially delaying the termination process significantly.

Legal requirements in Ireland

Irish law imposes strict requirements on how and when 90-day notices can be served. Under the Residential Tenancies Act 2004 and subsequent amendments, you must serve the notice using approved methods such as registered post, email to a confirmed address, or personal delivery with proof. The notice must comply with RTB prescribed formats and contain specific statutory warnings about tenant rights. You cannot serve this notice during the first 6 months of a tenancy, and certain protections apply in Rent Pressure Zones. The tenant has 28 days to refer any dispute to the RTB, and you cannot take possession proceedings until this period expires. Additionally, if you're terminating for renovation or family occupation, you may be required to offer the property back to the tenant once the stated reason no longer applies.