The eviction ban

In fairness, I never had a bad experience - it was more a PITA at changeovers because I would never trust an agency to do the lettings, I always did them myself, and there was a lot of legwork involved in that. But I like to think it was as a result of that that I never had a bad tenant in the 20+ years I was renting. (Well, except one who failed to tell me she was pregnant, and then appeared to use the apartment as a sauna/steamroom for the next two years, you can guess the result of that!).

I would have carried on, though, no problem - except the fear and risk of a rogue tenant, and the implications of that, were just too much at this stage.

It's quite simple. If the original notice is defective in some way it is invalid. It is the same as if it was never served.

There are straightforward requirements ( and even a helpful 'how to' guide ) any notice period can only start from when a valid notice is served.

You can download a sample notice of termination from the RTB website:

https://www.rtb.ie/ending-a-tenancy/notices-of-termination/sample-notices-of-termination

there's a sample notice for each of the valid reasons for terminating a tenancy - for both landlord and tenant.

If it's too difficult for someone to download the appropriate notice and return form and tick the appropriate box then perhaps they are not suited to running any type of business.

The RTB is creating new definitions of what is 'defective'. In the meaning of the original lease and common understanding it is nearly impossible to 'serve notice in a defective way', once you give the correct amount of notice.

If a notice is served and there is a typo, that is not defective by any reasonable persons understanding , notice was given and it was for the correct amount of time. That is simple.

Parroting the red tape introduced to entrap landlords and prevent them exercising their property rights doesn't lend any credibility to the process.

How does the eviction ban work in other countries?

Ah here don't be making suggestions like that, it's bad enough.

And the amazing thing is many of these people are running successful businesses outside of the rental sector or are in senior position in the public or private sector and they find dealing with the RTB onerous.

While the RTB has not put up sample tenancy termination notices these were not always there. The well (those who are LL's) has been poisoned already and it is hard to clean up the mess

On termination notices. As the RTB now receives a completed termination notice then it should be proactive in dealing with terminations. Most notices are nearly 6 months or more. Minimum is three months I think.

When the receive the notice which will be within a few days if it being served they should write to the tenant and give them 30 days to state if the intend to appeal the notice. If the do a lot of the dealing with terminations could be dealth within the statutory notice period.

Regulation and RTB always put the onus on the LL to not only do everything correctly but also out carry out extra action's.

I give you an example. Previously if a LL terminated a tenancy where a tenant had a right of reletting ( eg refurbishment, sale or Family occupancy) the tenant had to send the details within 28 days of there termination ( technically they could hand it to him as they left the house) of where the LL could contact them in the case where the property became available in the statutory period.

Now the onus is on the LL to get there details when this happens and try to get the details of where they are not living to offer them.the tenancy back 9+ months later.

Common theme seems to be drag out and delay the process.

Incorrect. There is seldom a valid leases agreement in place. Mostly the tenancy is covered by government regulations. Remember every tenancy after six months is now considered to be a tenancy of unlimited duration so there is no such thing as a lease agreement covering the duration of the tenancy, it only now is valid to cover the terms and conditions of that lease.

An email containing an original document is considered a valid legal document in many cases. My point about doctor's and dentist's dealing in texts is an example of the way the world has moved on.

As an aside if a tenant is ending a tenancy and dose it via email or text to the LL is it valid or are they required to give it via snail mail

If a LL illegally terminates a tenancy will the RTB enforce there judgement

If a tenant overhold will the RTB enforce there judgement

Problem with that is the majority of social housing is with those small landlords. That's whats leaving the market. The larger landlords have mostly stayed away from that end of the market.

So your premise is relying on the govt to build and supply it. Which it won't.

At the moment larger landlords can mitigate none income generating rentals, over holding, through economy of scale. Once more of that burden falls on them it will eventually become non viable.

It's just as usual kicking the can just a bit further down the road.

It might be more attractive to a renter. But who will supply it.