Becoming homeless with full time job

How long are you in the rental? One months notice is only valid if you are there for less than six months.

If you signed a one year lease and it hasn’t been a year, the landlord can only evict you for non payment of rent or breach of the lease. Contact Threshold. They will read the lease and advise you. I am a landlord myself and these types of a***holes give us all a bad name.

Very few rentals are advertised on daft/myhome.

Most are simply listed with agents and they have a list of people looking for property.

I'd look outside Dublin but near a train station. Sallins is a good area as is maynooth.

Op you are in a **** situation. Hold off though on going nuclear by contacting RTB, threshold, solicitor etc. First of all sit down face to face with your landlord and tell them your position. If they are any way decent they will let you stay another while until you are sorted. They may even be able to get you somewhere else to live by using their landlord contacts.

Honestly clear communication with the landlord is best in this situation.

we ve clearly completely wrecked our property market, i wish you the best of luck

🤦‍♀️Sigh - op don't do this yet.

Talk to your landlord and explain your situation. It's unlikely they will turf you out if you explain to them that you can't find accommodation yet.

The easiest bloody thing to do is talk to the landlord. It's astounding the amount of people on boards who have accomodation problems that could be rectified by actually talking to their landlord! Contrary to popular belief not all landlords are evil ogres that don't care. The one sure way of getting the landlords heckles up is quoting threshold or threatening reporting them to RTB.

All the op needs is a bit of extra time to find a place which I'm sure the landlord will give if they the hear the ops situation.

It sounds like the LL is simply trying to avoid the tenant accruing Part IV rights. Given that, they won't let them stay one day over the threshold.

More than a bit sh1tty by the LL if that is their definite strategy and they gave a 1 year lease with the intention to break it. If that could be proven, a court might find the tenant was entitled those rights. If it is a genuine change of circumstances and a genuine necessity then it wouldn't be as bad

Why do you feel you don't have the option. If you signed a fixed term lease for a year last December that lease is as binding on the landlord as it is on you.

Unless the lease makes explicit provision for the landlord to break the lease within that fixed one year term the landlord cannot end your tenancy before the year is up so long as you comply with your obligations under the lease.

Once you are there six months (sometime this June) you acquire part four tenancy rights under which you can remain in the property for another five and a half years, i.e. until December 2027.

See https://www.rtb.ie/ending-a-tenancy/ending-a-fixed-term-tenancy/what-is-a-fixed-term-tenancy-what-is-a-part-4-tenancy

The landlord can only issue a notice of termination under very limited circumstances and any notice must comply with both the terms of your fixed term lease and the Residential Tenancy Act, whichever is the more favourable to you if there is any conflict between the terms of your lease and the Residential Tenancy Act.

Nothing you have posted indicates the landlord can legally terminate the fixed term lease you have both signed.

If it were me, I wouldn't be moving anywhere in a rush unless I had somewhere equally suitable to move to, including a fixed term lease giving me at least the same security of tenancy as I should have earned already where I am, and only then if I thought it was in my best interests.

Of course you have a network: you have jobs, which means you have managers, colleagues and probably HR departments. You have friends, sports team mates, neighbours, ex- colleagues etc. Talk to all of these. That they have their own problems is irrelevant, you need just one of them to help you, and the only way to find that one is to ask them all.

Worst case, you pack a bag for the week, put your stuff into storage over a weekend, move out Monday morning and present yourself, bags in tow, to the council housing office. They will find somewhere for you to go.

OP, Lots of good advise here.

From a landlords perspective, it takes about 1 to 2 years on average to properly evict the worst tenants you can imagine. And it can cost them a significant amount of money if they try to evict illegally.

From the facts you have described, your landlord isn't able to evict until December as he signed a 1 year lease with you. There are actually reasons a lot of landlords don't give fixed term leases any more and this is one of them. It simply gives more rights to the tenant. Once its done, he start the process of eviction. In the meantime, I would keep looking for another place. And I wouldn't leave until you find one. You have a home, so stay there.

Also if you can, keep everything. Times, dates, messages. From the sounds of it, your landlord will probably try to pull a fast one like "moving in".

Not a good thing to advise when everything is done correctly and legally by a landlord - it causes stress and possibly extra costs for a landlord and ensures the tenant will not get a reference and will appear on a public dispute register. Not a great help if a tenant is looking to rent somewhere else.

In this case there is no need for the OP to do anything illegal.

First thing they need to check is the lease to see if there is a break clause. If there is, then the landlord can give notice, provided it is a valid notice, ie, the correct number of days, correct form, copy sent to rtb etc

If there is no break clause, then the OP is in the middle of a one year fixed term lease that he signed last Dec and cannot be told to leave until the FTL term expires. At that stage, the OP will have gained part4 rights so the landlord can only give notice in certain circumstances.

If this landlord is trying to do something dodgy, then the OP should definitley contact the RTB. On the other hand, he might be like some small landlords who don't fully understand all the recent changes and he needs to be reminded of his tenants rights and his own obligations. Not an excuse for dodgy behaviour but genuine mistakes can happen.

Also, there is nothing to stop the OP and his landlord coming to a mutually beneficial agreement to end the FTL early, but it can't be demanded by the landlord.

People need to start sticking to the contracts they sign up to. The rental market needs to work for both parties, illegal behaviour by either tenants or landlords is totally unacceptable.

Given that he still has his post coming there, are you sure you signed a lease and not some sort of purported licence agreement? He might try to claim that you are only a licencee. (However, regardless of what the agreement document calls itself, if it came down to it, a court could find that you had a lease)

Loads of posts about RTB and checking for dots and crosses in the lease.

But your question of how did we get here?

Successive ministers pulling new rules for landlords out of their backside.

Legislation to make a simple agreement between two people not really an agreement at all.

Capping rents for people staying put, which really makes the jump very big when you do move.

Peoples willingness to go to the RTB at the drop of a hat and RTBs willingness to always take the side of the tenant.

Rogue tenants playing the system and being encouraged to by charities and councils. Making it worse for decent tenants who are the ones suffering because of their behavior.

All of this and more have added up to a thousand cuts that reduces the supply of rental property.

Thats how we got where we are.

How do you fix it? I dont think it can be at this point. Normal investors are out and REITs are in. Its just not work the risk/reward/hassle factor for the ordinary landlord at this point. Only supply coming on stream from now on will be REITs and councils.

Your landlord might be happy to let you stay for a while while you look, but does that weaken his position if you decide not to move out after that if you then have stayed over 6 months? Who knows what the legislation is at this point.