Landlord Maintenance and Between-Tenancy Repairs

Landlord Maintenance and Between-Tenancy Repairs in Ireland

Keeping a rental property in good condition protects the dwelling, reduces the risk of emergency call-outs and helps create a better experience for both landlords and tenants.

The period between one tenancy ending and the next tenant moving in is the ideal time to inspect the full property, complete necessary repairs, refresh worn areas and deal with maintenance that may have been difficult to organise while the dwelling was occupied.

A well-managed tenant changeover should cover much more than cleaning and painting. It may involve plumbing, electrics, heating, roofing, damp, ventilation, locks, appliances, flooring, carpentry and general property maintenance.

Trade Source IRE helps landlords, letting agents and property managers submit planned, reactive and between-tenancy maintenance enquiries throughout Ireland.

Why Landlord Maintenance Matters

Small defects can quickly become expensive problems when they are ignored.

A dripping pipe can damage floors and kitchen units. A slipped slate can allow water into the roof space. Failed silicone around a shower can cause damage to the ceiling below. A broken extractor fan can contribute to condensation and mould.

Regular maintenance helps landlords:

• Protect the value of the property
• Keep the dwelling safe and suitable for letting
• Reduce emergency repair costs
• Identify damp, leaks and structural problems early
• Avoid delays before a new tenancy
• Maintain clear records of work completed
• Reduce the likelihood of deposit disputes
• Present the property in good condition to incoming tenants

Trade Source IRE’s property maintenance service supports landlords, letting agents and property managers with planned maintenance, general repairs, rental-property refreshes and work completed between tenancies.

What Are a Landlord’s Repair Responsibilities in Ireland?

Irish landlords must keep rented accommodation in good condition, complete necessary repairs within a reasonable time and ensure the dwelling meets the required minimum standards.

Landlords must also respect the tenant’s right to peaceful and exclusive occupation. Inspections and non-emergency repairs should be arranged with the tenant in advance. A landlord should only enter without permission in an emergency.

Minimum rental standards cover areas including:

• A structurally sound building without damp
• Hot and cold running water
• Pipework and sanitary facilities in good condition
• Suitable heating and ventilation
• Safe electrical wiring and gas installations
• Working appliances supplied with the property
• Natural and artificial lighting
• Appropriate fire-detection and alarm systems
• A fire blanket
• Carbon-monoxide alarms where required
• Suitable window restrictors where applicable
• Proper bin-storage facilities
• Facilities for cooking, food storage and laundry

Local authorities enforce the minimum standards for rented accommodation and may inspect properties where concerns are raised.

Tenants also have responsibilities. They should keep the property in reasonable order, report defects promptly, avoid damage beyond normal wear and tear and provide agreed access for necessary repairs.

Landlord Maintenance During a Tenancy

Not every repair can wait until the tenant moves out.

Issues requiring prompt investigation may include:

• Burst or leaking pipes
• No heating or hot water
• Dangerous electrical faults
• Gas or carbon-monoxide concerns
• Roof leaks
• Storm damage
• Broken external locks
• Damaged windows or doors
• Blocked drains or toilets
• Unsafe appliances
• Serious damp or mould
• Fire-alarm faults

Where urgent trade assistance is required, landlords can submit the job through Trade Source IRE’s emergency repairs service. Include the property location, nature of the problem, urgency, access arrangements and clear photographs where it is safe to take them.

Routine inspections should be held at reasonable intervals on a date and time agreed with the tenant. The purpose should be to identify maintenance issues—not to interfere with the tenant’s peaceful enjoyment of the dwelling.

Complete Between-Tenancy Repairs Checklist

1. Carry Out a Check-Out Inspection

Inspect the dwelling before, or as soon as possible after, the outgoing tenant leaves.

Compare the condition of the property with:

• The original inventory
• Move-in photographs
• Inspection reports
• Appliance records
• Previously reported repairs
• Notes relating to furniture and fittings
• Any agreed alterations

Check every room, the hot press, attic where accessible, garden, shed, bins and external areas.

Record:

• The condition of walls and ceilings
• Flooring and carpets
• Windows and doors
• Kitchen units and worktops
• Sanitary ware
• Appliances
• Furniture
• Keys and access fobs
• Meter readings
• Signs of leaks, damp or mould
• Items requiring repair or replacement

The RTB recommends taking dated photographs before a tenancy begins and completing an inventory and condition report signed by both landlord and tenant. A similar record at the end of the tenancy helps establish what changed during the letting.

2. Create a Prioritised Snag List

Divide the repairs into three categories.

Urgent and Safety-Critical Work

Complete these first:

• Unsafe wiring
• Gas concerns
• Serious water leaks
• Structural defects
• Broken external locks
• Heating or hot-water failure
• Roof leaks
• Faulty smoke or carbon-monoxide alarms
• Unsafe stairs, floors or handrails

Essential Work Before Re-Letting

This may include:

• Plumbing repairs
• Restoring supplied appliances
• Fixing ventilation
• Replacing damaged windows or doors
• Repairing bathroom fittings
• Removing damp or mould after addressing the cause
• Making the property clean and secure
• Bringing the dwelling up to minimum standards

Cosmetic and Improvement Work

Once essential repairs are completed, consider:

• Painting and decorating
• Replacing badly worn flooring
• Updating lighting
• Improving storage
• Installing more durable finishes
• Draught-proofing
• Energy-efficiency improvements

A property does not need to look brand new after every tenancy, but it should be safe, clean, functional and properly maintained.

3. Inspect Plumbing and Water Services

Check all visible plumbing and water fittings, including:

• Taps and mixers
• Toilets and cisterns
• Showers and baths
• Silicone seals
• Waste pipes
• Kitchen and bathroom sinks
• Washing-machine connections
• Dishwasher connections
• Radiators
• Hot-water cylinder
• Attic water tank
• Outdoor taps
• Visible pipework

Watch for slow leaks, low water pressure, damaged seals, staining under sinks and signs of water entering the floor or adjoining rooms.

Small leaks can damage kitchen units, timber floors, skirting boards and ceilings if they are not repaired.

Landlords can request help from plumbers in Ireland for leaks, blocked sinks or toilets, sanitary ware, radiators, hot-water problems, bathroom plumbing and kitchen connections.

4. Test the Heating and Hot-Water System

The changeover period is a good time to test:

• Boiler or heat pump
• Heating controls
• Thermostats
• Radiators
• Immersion heater
• Hot-water cylinder
• Bathroom heater
• Storage heaters
• Fuel tank where relevant
• Visible heating pipework

Bleed radiators where required, check for cold spots and leave clear operating instructions for the incoming tenant.

Any regulated gas work must be carried out by a Registered Gas Installer. Safe Energy Ireland recommends checking the official RGI register and comparing installers before entering into a contract.

5. Inspect the Electrical Installation

Check that:

• Sockets and switches are secure
• Light fittings work
• Extractor fans operate
• The fuse board is accessible
• Smoke and heat alarms work
• Cables are not exposed or damaged
• The electric shower works correctly
• Outdoor lighting is safe
• Supplied electrical appliances function properly

Electrical repairs, fuse-board upgrades, rewiring and other controlled works should be completed by an appropriately Registered Electrical Contractor.

Safe Electric states that a Registered Electrical Contractor must issue a Completion Certificate for electrical work, excluding certain minor works. A certificate for minor work must also be provided where the customer requests one.

Submit electrical repairs through Trade Source IRE’s electrician service.

6. Check Fire and Carbon-Monoxide Safety

Before re-letting, check:

• Smoke alarms
• Heat alarms
• Carbon-monoxide alarms where required
• Fire blanket
• Escape routes
• Door and window operation
• Emergency lighting in applicable common areas
• Fire-safety equipment supplied with the dwelling

Replace batteries where appropriate and record when each device was checked.

The exact fire-safety requirements can vary depending on whether the property is a house, apartment or multi-unit building. Landlords should check the current RTB and local-authority guidance for the type of accommodation being let.

7. Investigate Damp, Mould and Ventilation

Do not simply paint over damp or mould.

Check for underlying causes such as:

• Roof leaks
• Damaged gutters
• Plumbing leaks
• Failed extractor fans
• Blocked wall vents
• Cracked external render
• Water entering around windows
• Poor bathroom ventilation
• Condensation
• High external ground levels

Repair the source of the problem first. Allow affected areas to dry before redecorating.

Make sure bathroom and kitchen extractor fans work and that permanent vents have not been blocked by furniture, tape or previous decoration.

For larger repairs involving walls, ceilings, dry lining or rendering, landlords can submit enquiries to builders or plasterers in Ireland.

8. Inspect the Roof, Gutters and Exterior

Look for:

• Missing or slipped slates
• Damaged flashing
• Cracked chimney pointing
• Blocked gutters
• Broken downpipes
• Loose fascias or soffits
• Cracks in external walls
• Damaged paths or steps
• Loose gates or fencing
• Overgrown vegetation
• Blocked drains

After storms or heavy rainfall, check the attic and upper ceilings for signs of water entry.

Landlords can request help from roofing contractors in Ireland or property maintenance contractors.

9. Check Windows, Doors and Security

Inspect:

• Front and back doors
• Internal doors
• Door frames and hinges
• Locks and handles
• Patio or French doors
• Window catches
• High-level window restrictors
• Draught seals
• Broken or misted glazing
• Letterboxes
• Keys and access fobs

Confirm that the property can be secured before the new tenant receives the keys.

Damaged locks should be repaired or replaced where necessary, particularly where keys have been lost or not returned.

For fitting or repair work, visit windows and doors specialists in Ireland or carpenters in Ireland.

10. Inspect the Kitchen and Supplied Appliances

Test each supplied appliance, including:

• Oven
• Grill
• Hob
• Microwave
• Fridge and freezer
• Washing machine
• Tumble dryer where supplied
• Dishwasher
• Cooker hood or extractor fan

Also inspect:

• Kitchen taps and waste pipes
• Worktops
• Cupboard doors
• Hinges and handles
• Drawer runners
• Splashbacks
• Silicone
• Food-storage presses
• Cleaning-product storage

Supplied appliances must be safe and in working order. Landlords must also give tenants information on how to operate and maintain the appliances and building services provided.

11. Inspect the Bathroom

Check for:

• Failed silicone
• Loose or cracked tiles
• Damaged grout
• Leaking shower trays
• Toilet faults
• Poor water pressure
• Broken shower screens
• Damaged sanitary ware
• Extractor-fan faults
• Mould or condensation
• Loose fixtures
• Faulty bathroom heating

A small leak around a shower or bath can cause extensive damage to floors and ceilings if it is ignored.

Bathroom changeover work may require several trades, including:

• Plumbers
• Tilers
• Electricians
• Painters and decorators

12. Repair Flooring, Doors and Carpentry

Inspect:

• Loose laminate boards
• Damaged timber flooring
• Torn or heavily stained carpets
• Cracked floor tiles
• Loose skirting boards
• Damaged architraves
• Internal doors
• Door handles
• Wardrobe doors
• Kitchen plinths
• Stair rails
• Shelving
• Curtain poles

Local repairs may be more economical than replacing an entire floor or fitting.

For doors, flooring, units, shelving and timber repairs, submit the job to carpenters in Ireland. Trade Source IRE’s carpentry category includes door fitting, flooring, wardrobes, kitchen work and general repairs.

13. Refresh Paintwork and Decoration

A complete repaint is not always necessary after every tenancy.

Prioritise:

• Heavily marked walls
• Flaking or peeling paint
• Damp-stained areas after repair
• Scuffed doors and woodwork
• Stained ceilings
• Poor patch repairs
• Rooms that cannot be cleaned successfully
• Exterior paint that is failing

Hard-wearing, washable finishes can be practical in halls, kitchens and other high-traffic areas.

Trade Source IRE can help landlords find painters and decorators for full rental refreshes, individual rooms, touch-ups, wallpapering, woodwork and exterior painting.

14. Clean the Dwelling and Remove Rubbish

Before the incoming tenant moves in:

• Remove abandoned belongings
• Clear rubbish and bins
• Clean kitchen units
• Clean the oven and cooker hood
• Clean sanitary ware
• Wash floors
• Clean internal glass
• Vacuum carpets
• Clean supplied appliances
• Tidy the garden or yard
• Clear gutters where needed
• Check for pests
• Deal with strong odours

The property should be handed over in a clean, safe and habitable condition.

Keep before-and-after photographs and retain cleaning, repair and waste-removal receipts with the property records.

15. Check the BER Before Advertising

A valid Building Energy Rating, or BER, is generally required when renting a property, and rental advertisements must display the relevant BER information unless the dwelling qualifies for an exemption.

Ireland introduced a simplified BER scale on 24 May 2026. New certificates use the categories A0, A, B, C, D, E, F and G. Existing valid certificates issued under the previous scale remain usable for their validity period unless changes to the property require a new assessment.

Check whether renovation, heating or insulation work completed between tenancies affects the existing BER.

For energy improvements, landlords can explore:

• Insulation contractors in Ireland
• SEAI grants and home-energy information
• Trade Source IRE’s home-maintenance guide

16. Prepare the Property for the New Tenancy

Before key handover:

• Complete the final snag list
• Photograph each room
• Update the inventory
• Record meter readings
• Count all keys and fobs
• Provide appliance instructions
• Provide heating instructions
• Confirm bin arrangements
• Provide landlord or agent contact details
• Prepare the tenancy agreement
• Document the security deposit
• Arrange RTB registration
• Record all completed repairs and certificates

The RTB recommends a written tenancy agreement, a signed inventory and dated photographs to reduce misunderstandings and disputes.

Normal Wear and Tear or Tenant Damage?

Normal wear and tear is the gradual deterioration that occurs through reasonable use of a property.

Examples may include:

• Faded paint
• Light wall marks
• Gradually worn flooring
• Minor scuffs
• A fitting failing due to age
• Ordinary signs of occupation

Damage beyond normal wear and tear may include:

• Broken windows
• Large holes in walls or doors
• Missing fixtures
• Burn marks
• Serious stains
• Deliberate damage
• Unauthorised alterations
• Leaving the dwelling in an unhygienic or unsafe condition

The condition at the start of the tenancy, age of the item, length of the tenancy and number of occupants should all be considered.

Clear inventories, dated photographs, receipts and written repair quotations are important where a dispute arises.

Security Deposits and Repair Deductions

A security deposit should be returned when the tenancy ends unless there is a valid reason for a deduction.

The RTB lists valid reasons that can include:

• Rent arrears
• Unpaid bills for which the tenant is responsible
• Damage beyond normal wear and tear
• Missing or broken items
• Insufficient notice in certain circumstances

A deposit should not be retained to pay for ordinary landlord maintenance or gradual deterioration.

The RTB also states that a landlord cannot request a security deposit exceeding one month’s rent. The amount paid, who holds it and who is responsible for returning it should be documented.

Where deductions are made, retain:

• Check-in and check-out photographs
• Signed inventory
• Inspection notes
• Contractor quotations
• Invoices
• Receipts
• Tenant correspondence
• A written breakdown of the deduction

Are Between-Tenancy Repairs Tax Deductible?

Revenue states that certain costs may be claimed against Irish rental income, subject to the relevant conditions.

Potentially allowable expenses include:

• Property cleaning
• Painting and decorating
• General maintenance
• Repairs to windows, doors or machinery
• Insurance
• Certain property-management costs
• Certain expenses between lettings where the landlord did not occupy the property before the new tenancy
• RTB registration costs
• Certain retrofitting expenditure
• Capital allowances on qualifying furniture and white goods

Landlords must keep full and accurate records for each rental property.

Capital improvements are generally treated differently from routine repairs and are not automatically deductible as an ordinary rental expense. A landlord also cannot deduct the value of their own labour.

Tax treatment depends on the nature and circumstances of the work. Confirm substantial expenditure with Revenue or a qualified Irish tax adviser before making a claim.

Suggested Landlord Maintenance Schedule

This is a practical guide rather than a statutory timetable.

How Trade Source Ireland Can Help Landlords

A short gap between tenancies can create pressure, especially where several different trades are needed at the same property.

Trade Source IRE helps landlords, letting agents and property managers submit one-off, urgent and recurring maintenance enquiries across Ireland.

Tell us:

1. The property location
2. Whether it is occupied or vacant
3. The outgoing and incoming tenancy dates
4. The full repair and snag list
5. Which items are urgent
6. Access and key arrangements
7. Your preferred completion date
8. Your approximate budget
9. Whether materials are required
10. Any photographs, videos or inspection reports

Where network availability allows, Trade Source IRE aims to help source three to five potentially suitable tradesmen near you, giving you options to compare on availability, quotations, experience and suitability. You remain in control of deciding who to appoint and should confirm insurance, qualifications, registrations, certificates, materials, VAT and the complete scope of work directly with the contractor.

Trade Source IRE’s contractor network is reviewed before contractors join, but the website does not claim that every contractor is automatically certified or insured for every type of work. Customers should complete their own project-specific checks.

Find the Right Trade for Your Rental Property

Use the following Trade Source IRE pages to submit the relevant work:

• Property maintenance contractors
• Emergency repair tradesmen
• Plumbers
• Electricians
• Roofing contractors
• Builders
• Carpenters
• Painters and decorators
• Tilers
• Plasterers
• Windows and door specialists
• Insulation contractors
• All trades
• Tradesmen by county

Submit Your Landlord Maintenance List

Need work completed before your next tenant receives the keys?

Submit your landlord maintenance and between-tenancy repair enquiry to Trade Source IRE.

Include the property location, repair list, photographs, access details and required completion date.

Submitting an enquiry is free, and there is no obligation to appoint a contractor.

Trusted Trades. Proven Professionals.

Every Trade. One Trusted Source.

Frequently Asked Questions

Is a landlord responsible for repairs in Ireland?

Landlords must keep the dwelling in good condition, complete necessary repairs within a reasonable time and ensure the accommodation meets the required minimum standards. Tenants should report faults promptly and provide agreed access for repairs.

Can a landlord enter a rented property to inspect it?

A landlord should arrange inspections or repairs in advance and obtain the tenant’s permission. Entry without permission is generally limited to genuine emergencies.

What should be repaired between tenancies?

Priorities include safety defects, heating and hot water, plumbing, electrics, fire-safety equipment, locks, windows, roof leaks, damp, ventilation, supplied appliances and anything preventing the dwelling from meeting minimum standards.

Can a landlord deduct repainting from the deposit?

Not automatically. Faded or gradually worn paint may be normal wear and tear. A deduction may be more appropriate where there is damage beyond ordinary use, supported by photographs and other records.

Does a rental property need a BER?

A valid BER is generally required when a property is rented, and rental advertisements must display the relevant BER information unless an exemption applies.

Can maintenance expenses be claimed against rental income?

Revenue allows certain qualifying maintenance, cleaning, decorating and repair costs to be claimed against rental income. Capital improvements and a landlord’s own labour are treated differently. Keep full records and obtain professional tax advice where required.

Can Trade Source IRE help with several repairs at one property?

Yes. Submit one prioritised snag list showing which jobs are urgent and whether several trades are required. Trade Source IRE can route the enquiry towards potentially suitable maintenance contractors or individual trades where network availability allows.

Official Irish Information Sources

This guide was prepared using information from the following official and business sources:

• Residential Tenancies Board — Landlord Rights and Responsibilities
• Residential Tenancies Board — Minimum Standards for Rental Properties
• Residential Tenancies Board — Security Deposits
• Residential Tenancies Board — Tenancy Agreement and Inventory Templates
• Citizens Information — Tenants’ Rights and Responsibilities
• Revenue — Allowable Rental Expenses
• Revenue — Rental Expenses That Are Not Allowed
• SEAI — Building Energy Rating Information
• SEAI — New Simplified BER Scale
• Safe Electric — Completion Certificates
• Registered Gas Installers Ireland
• Trade Source IRE — Property Maintenance Ireland
• Trade Source IRE — Emergency Repairs Ireland
• Trade Source IRE — Find a Tradesman

Important Notice

This article provides general information for landlords, letting agents and property managers in Ireland. It is not legal, tax, fire-safety, electrical, gas or structural advice.

Rental legislation, minimum standards, BER requirements and tax rules can change. Confirm current obligations with the RTB, your local authority, Revenue, SEAI and appropriately qualified professionals before making decisions or starting work.

Trade Source IRE helps route customer enquiries towards potentially suitable tradesmen. It does not inspect rental properties, certify compliance, approve contractors for a particular regulated activity or appoint a contractor on the landlord’s behalf.

Information checked on 12 September 2026.