A Dublin landlord has been ordered to pay almost €20,000 after evicting a tenant on the stated basis that she intended to live in the property, before later using the apartment for short-term lettings. The case highlights the importance of complying with Ireland’s residential tenancy rules when ending a rental agreement.
What happened in this Breaking News case?
The Residential Tenancies Board (RTB) tribunal heard that Gerda McLoughney, who is in her 80s, issued a notice of termination to tenant Fernando Lima in July 2024. The apartment was located on Stephen Street Lower in Dublin 2.
The notice stated that Ms McLoughney intended to occupy the property with her husband. Following her husband’s death, however, the apartment was instead used for short-term lettings, according to the tribunal evidence reported in the case.
The tribunal ordered the landlord to pay damages totalling almost €20,000. The award included €2,500 for the exacerbation of an existing stress disorder experienced by the former tenant.
Why the RTB ruling matters for landlords and tenants
Irish tenancy law allows a landlord to end a tenancy in specific circumstances, including where the owner genuinely requires the property for their own occupation. That reason must be reflected accurately in the notice and supported by the landlord’s subsequent conduct.
Where a property is recovered on the basis of planned occupation but is then used for another purpose, the circumstances may be examined by the RTB. A tribunal can consider whether the notice was valid and whether the tenant suffered financial or personal harm as a result.
This Dublin case is relevant to the wider Ireland housing debate because tenants facing eviction may have limited alternatives, particularly in areas where rents are high and available homes are scarce. It also underlines the legal risks associated with moving a property from the long-term rental market into short-term accommodation.
- The notice of termination was issued in July 2024.
- The property was an apartment on Stephen Street Lower, Dublin 2.
- The landlord said the home would be occupied by herself and her husband.
- The apartment was later used for short-term lettings.
- The RTB ordered damages of almost €20,000, including €2,500 linked to the tenant’s existing stress disorder.
How eviction rules work in Ireland
A landlord cannot end a residential tenancy simply because they want the property back. A notice of termination must comply with the Residential Tenancies Acts and must generally provide a legally recognised reason where one is required.
Depending on the circumstances, recognised grounds can include:
- The landlord or a close family member genuinely needs to occupy the property.
- The landlord intends to sell the property.
- Substantial refurbishment or renovation is planned.
- The property is no longer suitable for its existing use.
- The tenant has breached their obligations under the tenancy agreement.
Notice periods can vary according to the length of the tenancy and the reason for termination. Landlords and tenants should check the current rules and seek guidance from the RTB before taking action.
What tenants can do if they dispute an eviction
A tenant who believes a notice is invalid or that a stated reason was not genuinely followed may be able to bring a dispute to the RTB. Relevant documents can include the notice of termination, tenancy agreement, rent records, correspondence, photographs and evidence about what happened after the tenant left.
Tenants who are worried about homelessness should also contact local housing services or a recognised advice organisation as early as possible. Waiting until the termination date can make it harder to find alternative accommodation.
For more Ireland housing coverage, follow the latest developments in rental regulation, tenant protections and property policy on DailyDigest.ie.
Short-term lettings and Ireland’s housing pressure
The case also comes as policymakers continue to examine the effect of short-term accommodation on the supply of homes available for long-term renters. Moving a residential unit into holiday or short-stay use can affect local availability, especially in central Dublin and other areas with strong visitor demand.
Short-term letting rules can involve planning requirements, registration obligations and other restrictions depending on the property and its location. A landlord considering a change in use should establish the relevant requirements before advertising the accommodation.
The RTB decision does not mean every dispute involving short-term letting will produce the same outcome. Each case depends on its facts, the wording of the notice, the evidence presented and the legal obligations that applied at the time.
Frequently asked questions
How much was the landlord ordered to pay?
The RTB tribunal ordered payment of almost €20,000 in damages. The sum included €2,500 for the exacerbation of the tenant’s existing stress disorder.
Where was the property located?
The apartment was on Stephen Street Lower in Dublin 2.
What reason was given for ending the tenancy?
The notice stated that the landlord intended to occupy the apartment with her husband.
Why was the case significant?
The property was subsequently used for short-term lettings rather than the stated residential purpose. The ruling demonstrates that the conduct of a landlord after an eviction can be relevant when the validity and consequences of a notice are assessed.
What happens next?
The ruling serves as a warning to property owners that eviction grounds must be genuine and handled in line with Irish tenancy law. For renters, it reinforces the importance of retaining records and challenging a notice where the stated reason appears questionable.
As Ireland’s housing shortage continues to shape public policy, RTB decisions such as this one are likely to remain closely watched by landlords, tenants and housing advocates. The central takeaway is clear: a notice based on intended occupation must be treated as a serious legal commitment, not simply as a route to regain control of a property.
This Breaking News report provides the confirmed details available from the RTB case coverage. Further legal or policy developments may affect how similar disputes are handled.
