The law that applies here
Renewal rights in the Republic derive from the Landlord and Tenant (Amendment) Act 1980 and later amendments: a business equity arises after five years of continuous occupation, though it is commonly renounced in writing at the outset. Section 132 of the Land and Conveyancing Law Reform Act 2009 makes upward-only rent review clauses unenforceable in leases created on or after 28 February 2010, so reviews under newer leases can be downward as well as upward.
Local market context
Grafton Street and Henry Street hold the prime Dublin retail rents, with a steep fall into the adjoining streets and a wide gap to suburban centres.
Dublin hospitality and licensed premises trade strongly but carry high occupancy costs, and turnover-linked structures are increasingly common.
Pre-2010 leases with upward-only clauses remain in circulation and behave very differently at review from post-2010 leases, which can be reviewed downwards.
Pitches and markets covered
- Grafton Street, Henry Street and the Dublin city-centre core
- Dundrum, Blanchardstown and the major suburban schemes
- Temple Bar and city-centre licensed premises
- Regional cities — Cork, Galway, Limerick
Common questions
Relevant guides
- Commercial Rent Review SurveyorChartered surveyor acting for tenants at commercial rent review — evidence, negotiation, arbitration and expert determination across the UK and Ireland.
- Commercial Lease RenewalHow commercial lease renewal works for business tenants: protected and contracted-out tenancies, notices, new rent, new terms and interim rent.
- Retail Rent ReviewRetail rent reviews for shop occupiers: Zone A analysis, devaluing incentives, turnover rents, and negotiating on high streets and in schemes.
- Turnover RentHow turnover rent works in retail and F&B leases: base rent plus a percentage of sales, what counts as turnover, typical percentages and the traps for occupiers.
- Commercial Dilapidations SurveyorDilapidations claims challenged and settled for tenants: interim and terminal schedules, Section 18 cap, diminution valuation and Protocol compliance.
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