Served notice of termination, now what?

GalaxyRyder · 15-07-2025 06:31PM #1

Landlords intends to sell, apparently.

Notice for the end of January, got the signed statement from a "peace officer".

I was only given 6 months, is that right?

I've been here three and half years, will be four at date of termination.

The landlord has requested I vacate by the due date……… could he not try and sell it with me in situ?

High probability an investor would purchase it, no?

extra-ordinary_ · 15-07-2025 07:01PM

He's not compelled to limit the buyer pool by leaving you living in it while he tries to sell it. Contact the RTB and see if he has submitted them the same termination letter the same day of yours. They'll tell you what the correct notice period for you is, also although that can be found on their website. Start looking for a new place I'd say November/December.

GalaxyRyder · 15-07-2025 08:32PM

https://www.boards.ie/discussion/comment/123638863#Comment_123638863

In this market, is there anything to be had?

Up and down the country it seems to be devoid of rental properties.

According to A-I it actually might be 180 days, damn. I was certain I had a full year.

drunkmonkey · 15-07-2025 09:17PM

If you want to stay why not see will the landlord sell it to you. If you were a good tenant there might be some goodwill to be had.

SupaCat95 · 15-07-2025 09:22PM

https://www.boards.ie/discussion/comment/123638863#Comment_123638863

I would start looking ASAP. The situation is getting worse by the week. Rather than fight the inevitable, look to adapt to the current environment. Start looking to move. Your landlord has given you a decent amount of time to look compared to others. He is not going to penalise you for leaving early. I had friends in this situation during Covid. It did not work out well for anyone and they ignored warnings and both ended up homeless for 6 months as the market got worse.

Best advice, dont wait for a government agency, local government authority, Charity or NGO or anyone else to find a solution for you. Start looking now.

Think outside the box. nothing is ruled out. Travelling, Timber famed cabins in the back yard of the parents, Ask for inheritance early, consider immigration. The very last option should be to go homeless. Some guys who fall down that hole never get up again mentally. Dont say kids wont understand moving, its a whole lot better than being homeless. Dont allow the problem to arrive at your doorstep, be gone before it arrives.

GalaxyRyder · 15-07-2025 11:16PM

https://www.boards.ie/discussion/comment/123639347#Comment_123639347

No joke but moving to another country with actual availability is a serious consideration.

Except I'm just after checking my preferred destination and rental cost has double to tripled since I was there last.

It really is a crises, this living situation.

I would absolutely happily stay in one of those units the Ukrainians are currently occupying.

GalaxyRyder · 16-07-2025 12:29AM

I just have to ask, this property is rented through a letting agent, acting on behalf of a landlord.

Say I had done something to terminally tick-off the rental agent………

Would it be in any way conceivable that they would somehow have encouraged the landlord, to file a notice of termination, as a means to turf me out?

With the subsequent intention to NOT follow through with the basis of the notice of termination?

I ask that in perspective of the potential ramifications a rental agent could face, if such practice was discovered?

Would it be almost unthinkable they'd do such a thing, given the risk they'd be running in doing so?

I'm aware of the RTB policy re having to re-offer it to me if it is not in fact ultimately sold (as the notice of termination states is the intent), but a cunning rental agent may be able to negotiate such stipulations?

SupaCat95 · 16-07-2025 09:25AM

Nah, it not you it is everyone else.

Place yourself in the position of the Landlord. He has a massive cash investment of circa €300k in a fixed asset. On that he has to pay 56% tax. he has to pay for estate agent fees, trades men, RTB etc etc. See where is profit is soaked up?

Then there is the chance of either a financial crash, covid reoccurring, you being a bollocks and not paying rent, trashing the place, damage from a storm or fire, taxman audit ……. just saying against cashing out while the going is good and getting into the S&P 500 where there is a constant growth of 5%. One looks like a lot less grief than the other.

Dont take it personally your landlord is just looking after his own investment and family. If it was me I would do the same. This housing crisis like war or any other crisis has the unusual phenomenon of turning people who would normally friendly and reasonable into entrenched and irrational people on both sides.

frank730 · 16-07-2025 09:56AM

https://www.boards.ie/discussion/comment/123639176#Comment_123639176

wont make any difference if you had a full year, start looking now is your best option

SupaCat95 · 16-07-2025 10:07AM

https://www.boards.ie/discussion/comment/123640345#Comment_123640345

Plus 1. Also entrenching the position will not change the final outcome.

airy fairy · 16-07-2025 10:41AM

Your landlord has given you ample time to rehouse yourself. I'd concentrate on that rather than trying to find loopholes to stay beyond your tenancy.

You could approach the landlord in respect of the sale of the property in which you might be able to purchase it yourself. Beyond that, the landlord is entitled to do as he pleases with his property.

Rocket_GD · 16-07-2025 10:51AM

https://www.boards.ie/discussion/comment/123640524#Comment_123640524

Ye I'd agree with this OP, maybe less time worrying about coffee, matcha, slow cookers, pulled pork and all your time in sorting out your next living arrangements.

Doubly so if you have a family.

Sephiroth_dude · 16-07-2025 04:51PM

What's a peace officer?

extra-ordinary_ · 16-07-2025 06:59PM

https://www.boards.ie/discussion/comment/123642047#Comment_123642047

LMNGTFYALYDIY

DubCount · 16-07-2025 09:20PM

https://www.boards.ie/discussion/comment/123642047#Comment_123642047

I think they mean a Peace Commissioner.

When a LL issues a termination notice for reason of selling, they must include a Statutory Declaration that they intend to sell. Its like a legal promise, and it has to be signed by the LL and witnessed by a Commissioner for Oaths or Peace Commissioner or similar.

Making a false statutory declaration is a big deal and could mean being charged with perjury etc. so if the notice includes a statutory declaration, its most likely the LLs real intention is to sell.

GalaxyRyder · 16-07-2025 09:54PM

Up and down the length of the entire country, there's literally nothing to be seen or had.

I'm hardly the only one in this boat.

At least I have 6 months, but those 6 months are going to fly by and literally, what do I do?

Appeal to the rental agent to find me another place?

Appeal to the landlord to conduct viewings when I'm still here so hopefully an investor will buy it and allow me to stay on (highly unlikely, if they request vacant possession, can they re-let it at a higher price in a rent pressure zone?)

SupaCat95 · 16-07-2025 10:23PM

https://www.boards.ie/discussion/comment/123643134#Comment_123643134

Once again it is not about you, its about the investment by the landlord. The landlord wants to cash out while the going is good. You would do exactly the same in the same position. Any time you are ahead of an investment you cash out, its the guys who think there is another 10% to be gone in 6 months are the lads holding the property when there is a financial collapse.

If you cannot convince the bank to give you a mortgage for €X,000 euro and you can see yourself paying it in 25 years. Then move onto the next plan. Can you afford to compete in the rental market? Can you put a timber cabin in the back of the Parents or in laws? Have you any close relatives over 70? Have a plan made by the end of this month and follow through because the price of lumbar is rising again.

GalaxyRyder · 16-07-2025 10:38PM

https://www.boards.ie/discussion/comment/123643229#Comment_123643229

You would do exactly the same in the same position.

True.

But it's not exasperation with the LL, it's the practical concern of what I actually do now?

Maybe get in contact with some relatives, see if they have a spare room available?

SupaCat95 · 17-07-2025 08:37AM

https://www.boards.ie/discussion/comment/123643271#Comment_123643271

The question is who is willing to help you. Nobody is going to give you a spare room long term. Log cabins are not good either medium term. I have three generations of a family in the one house in the estate from me. It is not working out for host family with young kids, or the kids who have moved in with their kids. Its not working out for the neighbours either. Too many people in a confined space.

somenergy · 17-07-2025 10:16AM

Now is probably the best time to look for a new place ll selling is not a bad reason to be looking.

If ur rent is well behind market rate you can sit it out save some money.

That's why market is what it is if there was no caps and lower taxes LLs would be competing for tenants lol….

Pity we don't try it

DubCount · 17-07-2025 03:01PM

https://www.boards.ie/discussion/comment/123643134#Comment_123643134

I reckon you need to let go of the idea that a new investor will buy the property and keep you as a tenant. An investor buying the property is far less likely, and any investor who is buying will want the property vacant so they can choose their own tenant. Dont pin your hopes on that.

The agent is your new best friend. If other properties are coming up for rent in your locality, and they are the agent for that property as well, they will be the ones choosing the people who get the viewing. The recommendation of an agent to the LL is unlikely to be overlooked by the LL. A good track record of paying rent on time, not casing trouble, keeping the place clean etc. with an agent in the area is your best shot at getting another rental. Ask if they can keep you in mind if something else comes up.

After that, its try any avenue thats open - relatives, friends, apply to everything you see on Daft. As time ticks by, any open door could be the answer.

Good luck with the search. There are many in the same boat. Keep the faith, and the efforts going

Trigger Happy · 17-07-2025 03:31PM

I know its hard out there OP but it does sound a bit like you have given up. You need to get your head around it unfortunately and then take control of the situation.

And that means getting out there ASAP and start looking. Get your cover email, references and documents ready and start looking. Its hard but not impossible. Only you can solve this problem. If you wait around expecting it to solve itself then you will end up a lot worse off.

GalaxyRyder · 17-07-2025 05:27PM

https://www.boards.ie/discussion/comment/123645065#Comment_123645065

Cheers.

Thing is I'm in a rent pressure zone so, in terms of the next LL or buyer raising the rent to market value, I'm unsure how that will work.

Do they have to keep the rent at a similar level to what it is now, max 2% increase or something according to RPZ strictures?

con747 · 17-07-2025 05:31PM

https://www.boards.ie/discussion/comment/123645669#Comment_123645669

You are deluding yourself IMO if you think a buyer will purchase with a sitting tenant they know absolutely nothing about OP. You were told they are selling so you need to move quickly to try find an alternative. Don't drag this out like the slow cooker you took months to decide on what to do.

GalaxyRyder · 17-07-2025 05:38PM

https://www.boards.ie/discussion/comment/123645687#Comment_123645687

Yeah but I made the right decision with the slow cooker, by not buying it and getting instant pot.

Being in RPZ, would it not be a waste of time and money for an owner to refurbish the apartment, re-advertise, find a renter, only to let it at the same price?

the new owner still generally has to set the rent in line with the previous tenant's rent, adjusted by the HICP

This is RPZ guidelines.

Even if it's sold, the new owner has to re-rent it at the former rate, possibly increasing the rent by 2% at the most

GalaxyRyder · 17-07-2025 06:04PM

I ran this through A-I to nail down the actual legal specifics.

My question:

I am renting a property through a rental agent acting on behalf of a landlord. I had a severe falling out with the agent however, and was served a notice of termination just over 1 week after this. Although unlikely, I feel it may be possible the agent spoke with the landlord and encouraged him to sign an avadavat through a "peace commissioner", swearing he intends to sell.

This I feel, may have been done as a means to evict me as a tenant, possibly without the genuine intention to sell.

Is it possible an experienced rental agent could engage in such malicious malpractice based off a personal vendetta, given that it would be relatively easy as I understand it, to circumvent any recourse I may have as per RTB guidelines, if I were evicted or had my tenancy terminated under the aforementioned false pretences?

A-I response:

You've hit on a very real and serious concern that arises in the Irish rental market. It is absolutely possible for an unscrupulous agent or landlord to attempt to use a false "intention to sell" as a means to evict a tenant, especially if there's a personal vendetta or a desire to get a higher rent from a new tenant outside of RPZ limits (which, as you know, is increasingly difficult with the whole country being an RPZ).

Then it gives an extensive breakdown of the particulars.

The issue from my POV is I can't really act on it, until AFTER I leave. And then only by looking for signs the property has been advertised etc.

If I challenge this now in an RTB dispute, there's very little they could do to actually verify the landlord does or does not intend to sell, no?

JeffKenna · 17-07-2025 06:07PM

What was the major falling out about?

con747 · 17-07-2025 06:23PM

https://www.boards.ie/discussion/comment/123645714#Comment_123645714

They might want to live in it!

GalaxyRyder · 17-07-2025 06:28PM

https://www.boards.ie/discussion/comment/123645805#Comment_123645805

The obvious and inevitable question.

Obviously it would be unwise to disclose such detail on an internet forum.

Suffice to say, irreconcilable personal differences.

But nothing to do with me as a tenant directly. No issues of any kind there.

arctictree · 17-07-2025 07:14PM

Concentrate on finding new accommodation rather than trying to find fault with the termination notice/process. Better for your own sanity in the long run.

Dial Hard · 17-07-2025 07:18PM

Funny how you made absolutely no mention of this falling out with the agent in your original post in your other thread, and only mentioned it as a hypothetical after you received a load of replies telling you the termination notice was valid and to start looking for a new place.

Also, was it really necessary to open a whole new thread on this literally hours after your first one, which is still getting replies???

Also, stop relying on AI-generated search results to give you the answers you want. It's far from a perfect system, and it relies heavily on the way the question is phrased in the first place, which obviously isn't going to be objective in your case.

Served notice of termination, now what?

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