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Ireland Info · Joined: 21 Oct 2006 Posts: 18 Home Country: ireland

HOUSING IN IRELAND

RENTAL MARKET

Rented accommodation is the answer for people who don’t want the trouble, expense and restrictions involved in buying a house, or who are staying in Ireland only for two or three years (when buying isn’t usually practical).

Unlike most European countries, there isn’t a strong rental market in Ireland, where families have traditionally preferred to buy rather than rent. There’s a chronic shortage of rental properties in some areas, particularly in Dublin, and rental properties with three or more bedrooms located in good areas are in short supply.

Some accommodation agencies charge a registration fee, while others take a percentage of the rental fee from the landlord so that their service is effectively free (although you may find yourself paying a higher rent as a result).

In general you should try to obtain a reference before signing up with an agency and, particularly if you’re being asked to pay a registration fee, find out how likely the agency is to find you suitable accommodation, i.e. what sort of accommodation it has to offer and how frequently its lists are updated. You should also ask whether the agency is licensed (estate agents are required by law to be licensed and bonded, but the legal position regarding accommodation agencies is less clear), what services are provided in return for the fee, and whether you’re entitled to a refund if the agency fails to find you accommodation within a reasonable period. Also ensure that you receive a receipt for any money paid.

Rental prices have been adversely affected by the spiralling property market, and the availability of rental accommodation severely reduced by recent changes in taxation laws. The abolition of mortgage interest relief on residential investment property, which came into effect in April 1998, and the introduction of an anti-speculative property tax in June 2000, combined with increased demand for rented accommodation resulting from growth in employment opportunities, have created a shortage of rental property, in turn causing prices to rise even more steeply.

In 1999, average rental prices increased by 13 per cent nationally and 15 per cent in Dublin, where queues of prospective renters are commonplace. To make matter worse, the unpleasant ‘English’ practice of gazumping, whereby unscrupulous landlords renege on agreements in order to pocket ‘a few’ extra pounds per month, has also spread to the rental market.

With the Irish economy flourishing and both employment and university enrolment at record levels (note that September and October are especially busy times for renting in university towns), demand for rented accommodation is expected to continue to be high in 2001, although there are signs that investors are being attracted back into the rental market by the prospect of low interest rates and continually increasing property prices.

Most rental properties, whether long or short-term, are let furnished and long-term unfurnished properties are particularly difficult to find. Standards of rented accommodation in Ireland are generally good. The Housing (Standards for Rented Houses) Regulations 1993 specify certain minimum requirements regarding structural condition, the provision of sinks, toilets, baths/showers, cooking and food storage facilities, the safety of electrical and gas installations, the adequacy of heating, lighting and ventilation, and the maintenance of communal areas, so you shouldn’t be offered anything less than habitable.

LONG-TERMED RENTALS

The usual minimum ‘long-term’ rental period in Ireland is six months, although three-month lets can be found, and the maximum three years.

Most rental contracts, however, are for nine or twelve months. Rental costs vary considerably depending on the size (number of bedrooms) and quality of a property, its age and the facilities provided. However, the most significant factors influencing rents are the region, city and neighbourhood. (Note that in Ireland there’s a distinction between ‘flats’ and ‘apartments’: a flat may be above a shop or office or in a converted old house, whereas an apartment is usually purpose-built.)

Agencies that deal mostly in long-term rentals include: Accommodation Lettings in Dublin (Tel. 01-496 2866), who offer a free list of accommodation for rent; Home Locators (Tel. 01-679 5233), who produce a list of available accommodation in Dublin, with a registration fee to view as many properties as you like within one month; and Express Accommodation (Tel. 01-878 2100), who, for a fee, will send you daily accommodation lists and keep looking until they find something suitable. In Cork city, Apartmentfinders (Tel. 021-427 7718) offer a free service for long-term rentals, as do Marian Rose Properties (Tel. 021-429 3333).

RENTAL CONTRACTS

A rental contract is necessary when renting any property in Ireland, whether long or short-term (except for holiday lettings), and must contain certain information.

This includes the address of the accommodation, the names and addresses of the landlord and letting agent, the tenant’s name, the length of the tenancy, the rent and when and how it’s to be paid, details of other charges that aren’t included in the rental fee (e.g. telephone, electricity), the deposit to be paid and the conditions under which it may be returned, the basic rights of the tenant and the landlord, and an inventory of items included with the accommodation.

In accordance with the Housing (Rent Books) Regulations 1993, your landlord must provide you with a rent book or written lease which specifies the above and all rental and other payments must be recorded in the rent book or provided in writing.

With all rental agreements it’s important to establish under what circumstances your landlord may have access to the accommodation and what maintenance or repair costs you’re liable for. Also ensure that you have an emergency contact number for your landlord.

If you require additional information about rented accommodation in Ireland or experience a problem with a landlord, you should contact a Threshold Advice Centre in Cork, Galway or Dublin (Tel. 01-872 6311). Threshold, a voluntary body funded by the Department of the Environment and local government, also publishes various information leaflets to help you find suitable accommodation and avoid the less reputable accommodation agencies.
Rent is usually payable monthly in advance and an initial deposit of one or two months’ rent (one or two weeks’ rent for a weekly tenancy) is also required as security. Landlords can legally raise the rent by as much and as often as they like, unless there’s a specific agreement to the contrary, e.g. in your lease, but you must be given sufficient notice of an increase. This is at least a week for weekly tenancies and at least a month for monthly tenancies.

INVENTORY

One of the most important tasks to perform after moving into a new home is to make an inventory of the fixtures and fittings and, if applicable, the furniture and furnishings.

When moving into a long-term rental property it’s necessary to complete an inventory of its contents and a report on its condition. This includes the condition of the fixtures and fittings, the state of furniture and furnishings, the cleanliness and state of the decoration, and anything that’s damaged, missing or in need of repair.

An inventory should be provided by your landlord or agent and may include every single item in a furnished property (down to the number of teaspoons). If an inventory isn’t provided, you should insist on one being prepared and annexed to the lease. If you find a serious fault after signing the inventory, send a registered letter to your landlord and ask for it to be attached to the inventory.

The inventory check should be carried out in your presence, both when taking over and when terminating a rental agreement. If the two inventories don’t correspond, you must make good any damages or deficiencies or the landlord can do so and deduct the cost from your deposit. Although Irish landlords are generally no worse than those in most other countries, some will do almost anything to avoid repaying a deposit. Note the reading on your utility meters (e.g. electricity, gas and water) and check that you aren’t overcharged on your first bill. The meters should be read by utility companies before you move in, although you may need to arrange it yourself.