Tuesday, 9:12 AM. The rent review for unit 12 leaves your outbox: the form signed, the calculator printout attached, the three comparable dwellings saved the way the register shows them. The tenant has it before their second coffee. The printout took four minutes this morning; the comparables took ten. You mark the review done, because every instinct you have says that serving the tenant is what serving means, and you open the next file.
Ireland has quietly made the rent review a dossier. The number is not yours to assert; it comes out of the RTB's calculator, and the printout travels with the notice. The comparables are not a gesture; three of them, matched for size and type and character, come off the RTB's own register. There is a checklist on the form itself, a 90-day lead, and a once-a-year clock. All of that is survivable, because all of it is visible: it sits in front of you while you prepare. The rule that catches operators is the one that is finished being visible by mid-morning. The same notice must reach the RTB the same day the tenant is served. Not within the week. That day. The RTB's own guidance spells out the postal version of the trap: a copy that lands at the Board a day after the tenant received theirs does not make the notice late. It makes it invalid.
Invalid, and quietly so. Nothing bounces. The tenant has the notice, the new rent is in your system, the file looks thorough, and the review's legal foundation is missing. The discovery, if it comes, comes later and backwards, through a dispute, with the old rent still lawfully in place and a once-a-year window spent on paper that never counted. The deeper trap is psychological: the tenant's copy feels like the real one because a person receives it, and the institution's copy feels like admin that can wait until the errands run. Ireland inverted that instinct on purpose: the Board's copy is not a courtesy, it is the other half of service.
The copy that feels like paperwork is the one that makes it real.
Run the workflow forward instead of backward and the country's design starts to look manageable, even clean. One calculator, one register, one form, two deliveries, one day. The decision belongs to month nine, because ninety days of notice pushed against a twelve-month clock puts it there. The dossier gets assembled once, ahead of time, instead of on the morning itself. And the two deliveries stop being a memory test the moment they are the same planned event, with both dates landing on the same record.
That is what Scaalr's Ireland profile runs: each increase scheduled on its lease with the RTB-calculated maximum you enter, because the engine never computes the Irish cap; the official Notice of Rent Review filled for its core fields, with the checklist, the dwelling identifiers, and the comparables flagged for you to complete; the timing validated against the 90-day and twelve-month clocks; the notice held until it is signed; and service recorded with the same-day RTB filing kept on the record beside it. The full rulebook, the cap and its one exception, the clocks, the form, and the filing, is here: Ireland Rent Increases: The RTB Notice of Rent Review, the Cap, and the Same-Day Filing.
For the complete guide to the cap, the clocks, and the same-day filing, see: Ireland Rent Increases: The RTB Notice of Rent Review, the Cap, and the Same-Day Filing.
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