How to Refer a Dispute to the RTB Ireland
The Residential Tenancies Board (RTB) is Ireland's independent statutory body for resolving disputes between landlords and tenants. If your landlord has raised your rent above the legal limit, withheld your deposit without cause, or served an invalid eviction notice, referring the dispute to the RTB is how you enforce your rights.
This guide explains exactly what the RTB can decide, how to lodge your application, what happens next, and how long it takes.
What Can You Refer to the RTB?
Under Section 76 of the Residential Tenancies Act 2004, either a landlord or a tenant can refer a dispute to the RTB. Common disputes include:
- Unlawful rent increase — increase exceeds the RPZ cap, given insufficient notice, or applied too soon
- Deposit not returned — landlord has withheld all or part of the deposit without lawful reason
- Invalid notice of termination — eviction notice fails to meet the requirements of Section 62 of the Act
- Breach of landlord obligations — failure to carry out repairs, provide a rent book, or maintain the property in habitable condition
- Breach of tenant obligations — allowing the property to fall into disrepair, subletting without consent, etc. (landlord referrals)
- Failure to register the tenancy — landlords are required to register all tenancies with the RTB
Try a formal letter first. Before lodging an RTB application, send a written letter to your landlord stating the breach and what you want done within 14 days. Many disputes are resolved at this stage — and it demonstrates good faith if the matter does go to the RTB.
Step-by-Step: How to Lodge an RTB Dispute
Write to your landlord first
Send a formal letter citing the specific section of the Residential Tenancies Act 2004 that has been breached and setting out what you require (withdrawal of rent increase, return of deposit, withdrawal of notice). Give a 14-day deadline. Keep a copy.
Gather your evidence
Before lodging, collect: the tenancy agreement, any correspondence with your landlord, proof of deposit paid (receipts or bank statement), any rent increase notice, any notice of termination, and photographs if the dispute involves condition of the property.
Complete the RTB online application
Go to rtb.ie and select "Dispute Resolution." Complete the online form — you'll need your tenancy registration number (from the RTB register or your tenancy agreement), details of the dispute, and what determination you are seeking. Pay the €15 fee by card.
Upload your supporting documents
Attach your formal letter to the landlord, any response you received, and all other relevant evidence. The more clearly documented your case, the stronger your position at mediation or adjudication.
Attend mediation
The RTB will contact both parties to arrange mediation — usually a phone call with a trained mediator. The mediator does not take sides; they help both parties reach an agreed resolution. If successful, the agreement is recorded and is legally binding.
Adjudication (if mediation fails)
If mediation fails or is unsuitable, an adjudicator will hear the case — usually in writing, though an in-person hearing can be requested. The adjudicator issues a determination order which is legally binding on both parties.
The Referral Time Limit
Most disputes must be referred to the RTB within 90 days of the event giving rise to the dispute — for example, within 90 days of receiving an invalid notice of termination, or within 90 days of the date your deposit should have been returned.
If you miss the 90-day window, the RTB may refuse to hear the case. This is why acting quickly — starting with a formal letter — matters.
What the RTB Can Order
If the dispute goes to adjudication, the RTB adjudicator can order a landlord to:
- Repay unlawfully collected rent (backdated to the date the increase was first applied)
- Return a withheld deposit
- Withdraw an invalid notice of termination
- Carry out repairs to the property
- Pay compensation to the tenant (up to €20,000 in some cases)
RTB determination orders are enforceable through the courts. If a landlord refuses to comply, the RTB can refer the matter to the Circuit Court for enforcement.
Do You Need a Solicitor?
No. The RTB process is specifically designed to be accessible without legal representation. The vast majority of tenants self-represent. Free advice and support is available from:
- Threshold — Ireland's national housing charity, can advise on your rights and assist with applications
- FLAC — Free Legal Advice Centres, offer free legal advice to tenants
- Citizens Information — plain-English guidance on all RTB processes
Typical RTB Timelines
- Acknowledgement: within a few days of lodging your application
- Mediation scheduled: typically 4–6 weeks from referral
- Mediation outcome: 4–8 weeks from referral
- Adjudication hearing (if needed): 3–6 months from referral, depending on caseload
- Determination order issued: shortly after the adjudication hearing
RTB timelines have improved significantly in recent years, but complex cases involving notices of termination or multiple disputes can take longer.
Draft your formal letter before going to the RTB
A well-worded formal letter citing the correct sections of the Residential Tenancies Act 2004 often resolves disputes without an RTB application. RTBLetter.ie generates that letter in 60 seconds — free preview, €19 for the clean PDF.
Draft My Letter — Free Preview