Notice To Vacate Due To Renovations Template for Ireland

When you need to terminate a tenancy in Ireland to undertake substantial renovations, you must use a Notice To Vacate Due To Renovations that complies with Irish residential tenancy law. This document serves as formal legal notice to your tenants and must meet specific requirements under the Residential Tenancies Act 2004 and its 2019 amendments.

When do you need this document?

You need this notice when planning substantial refurbishment works that require the property to be vacated for safety or practical reasons. This includes major structural alterations, complete kitchen or bathroom renovations, rewiring, replumbing, or any works requiring planning permission. The renovations must be significant enough that the property cannot be safely or reasonably occupied during the works. You cannot use this notice for minor maintenance, cosmetic improvements, or routine repairs that can be completed while tenants remain in residence.

Key legal considerations

Your notice must include comprehensive details about the planned renovations, demonstrate their substantial nature, and provide the required notice period based on the tenancy duration. You must attach planning permission documentation or register the works with your local authority if planning permission is not required. The notice must include a statutory declaration confirming the genuine intention to undertake the works and that the renovation is the real reason for termination. Most importantly, you must offer the tenant the right of first refusal to return to the property at the same rent level once renovations are complete, unless the nature of the works fundamentally changes the property.

Legal requirements in Ireland

Under the Residential Tenancies Act 2004 and 2019 amendments, you must provide at least 112 days notice for tenancies over six months, or 28 days for shorter tenancies. The notice period begins from the date the tenant receives the notice, not when you send it. You must register the termination with the Residential Tenancies Board within 28 days of serving the notice. The planned works must either have planning permission or be registered with the local authority as exempt development. If you fail to complete the renovations within a reasonable timeframe or use the property for other purposes, the tenant may be entitled to compensation. The notice becomes invalid if you cannot provide proper documentation of the planned works or if the works are not substantial enough to justify vacation of the property.