Tenant claiming notice of termination is invalid

"carry on the duties"? Not exactly.

If they don't leave, you can file a dispute with RTB for overholding, and follow the process through RTB.

So he rings the door and does what exactly?

do nothing without consulting your solicitor is good advice in this case

the rtb website should set out the all the correct procedures to carefully follow

Sound likes reality finally kicked in for these 2 youngsters and they see how hard/expensive it is to get another place, hire someone like the Viper to knock on the door!

Just selling a rental property and it's a relief, never going near that kind of hassle again, tenants left the place like a sty and then go banana's when deposit is hit, I can't understand people some times.

What do you mean reality finally kicked in f these 2 youngsters? They have played the game cleverly. Reality is yet to kick in for the landlord. The landlord will have to begin an overholding case, get a determination order and then enforce it. The tenants can slow it down every inch of the way.

What the actual f*? You make it sound they are the ones who were trying to break the lease.

OP, please do not take that advice. Doing so is illegal and will land you into a world of pain.

Sounds like you need to pay a visit to MABS.

Ah will you settle, no one knows their intentions, best bet is to have a chat and see what is happening before going down the legal route which always takes ages

Try reading the posts twice before responding, you've failed on basic reading comprehension again.

OP, it's a tricky situation, you've done the correct thing and followed the RTB mandated process to date. All you can do is wait and see but in the instance they don't vacate on time, you'll have to file a dispute with the RTB and continue to follow the process, there are no short cuts.

What do you mean again?

And nowhere in his opening post does he mention handing them the letter or talking to them. Feel free to point out where it does.

Did you also send them an official statutory declaration saying the reasons for termination and copy the RTB on the termination notice? Both are requirements for the notice to be valid.

And what about the RTB copy?

Just curious, but how does this work?

When the landlord sends a copy of the NoT to the RTB and something is incorrect, do the RTB contact the landlord to let them know? Presumably if everything is valid as far as RTB is concerned, do they contact the tenant? Does that speed up any subsequent dispute process?

If a tenant says a NoT is invalid, are they obliged to notify the RTB at the same time they notify the landlord? Is there an official form for tenants to send rtb to do that?

How is a disputed NoT resolved - can the landlord inform the rtb as soon as they know or do they need to wait until after the leave date to open a dispute for overholding?

You had good tenants but as soon as you became a problem they stopped caring and became bad tenants.

Make no agreements with them for additional time, if it goes to the RTB it will go against you that you did. It's like admitting the notice was invalid or even starting a new tenancy or notice period.

They had 90 days to open a dispute with the RTB, they didn't but chances are if they do the RTB will still accept it, it's all stacked against the owner. It's the way the government want it, otherwise the tenant would become homeless become a problem for them.

Reply to the letter stating they the notice was valid and a copy was sent the RTB they have not raised any objections to it. The time for them to open mediation with the RTB has also expired. Restate that they have the whole of the last day to move out and hand back the property. If they don't you will have to take legal action to have them evicted. Including contacting the RTB. You would prefer not to do so as it could lead to your and their names been published on the RTB site. You would also be unable to give them a reference for any future Landlords.

If this is going to cause problems with your own mortgage talk to your bank now and try to go interest only or some form of restructuring because it could take you up to two years to get them out and they may stop paying.

If they are from Ireland then they can move home or they may be buying their own place which is delayed. That's your best case.

You could also offer to "refund" 3 months rent on vacation of the property by the due date.

Even if it is valid, it can be challenged and can't be relied on until it is declared valid by the RTB or the court. That all takes time, which is the whole point of the tenants behaviour. Anyone who doesn't understand this has no business being a landlord, big or small.