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
Specialist advice for Dublin tenants
The detail of each subject sits on its own page: commercial rent reviews, lease renewals and commercial dilapidations, the landlord's Section 25 notice and the tenant's Section 26 request. This page covers what is specific to the Dublin market.
Common questions
Can my Irish rent go down at review?
If the lease was created on or after 28 February 2010, yes — upward-only clauses in those leases are unenforceable, so the review reflects the open market in both directions. Older leases with upward-only clauses are generally still enforceable.
Do I have a renewal right in the Republic?
A business equity can arise after five years of continuous occupation under the Landlord and Tenant Acts, but many leases include a written renunciation of that right. The lease documents need checking before assuming either way.
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 Surveyor for TenantsTenant-side commercial dilapidations advice from an MRICS chartered surveyor: schedules, quantified demands, the Section 18 cap, the Protocol, Scott Schedules and settlement.
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