The single most important thing for a student renter to understand is the difference between a tenancy (full Residential Tenancies Act protection) and a licence (digs in the owner's home, far fewer rights). Purpose-built student accommodation now sits within the RTB's remit, with deposits capped at one month. An Garda Síochána warns of an annual accommodation-fraud spike between August and October — never pay for a property you haven't viewed in person.
Tenancy vs licence — the distinction that decides your rights
A tenancy (private rentals) carries the full protection of the Residential Tenancies Acts: minimum standards, proper written notice, rent rules, RTB registration, and access to the RTB dispute service. A licence (traditional digs / rent-a-room where you share the owner's home) carries far fewer rights — the owner can end it with reasonable notice, doesn't register with the RTB, and you can't use the RTB dispute service. The trade-off: digs are cheaper and lower-commitment, but you're less protected.
Student-specific accommodation protections
Since the Residential Tenancies (Amendment) Act 2019, purpose-built and designated student accommodation (on-campus and private PBSA) sits within the RTB's remit, covering both tenancies and licences. Key protections worth knowing:
- Deposit and advance rent are each capped at one month.
- Your agreement should not exceed 41 weeks unless you ask for longer — you can't be forced into a 12-month contract.
- You can end a fixed-term student-accommodation agreement at any time between 1 May and 1 October each year, for any reason.
- You get access to the RTB dispute resolution service.
- Note: major rental-law reforms took effect 1 March 2026 — re-check notice-period and rent-setting details on the live RTB pages.
Sources: RTB — student-specific accommodation · RTB — rental reforms
The RTB, deposits and disputes
Landlords must register tenancies (including student-specific) with the RTB and re-register annually — you can verify any tenancy on the RTB register check. Ireland does not currently operate a statutory deposit-protection scheme; the landlord holds your deposit, and your protection is the one-month legal cap plus the right to dispute. The RTB runs a four-step dispute process: self-resolution, free phone mediation, adjudication (€30), then tribunal — all binding. A landlord may withhold a deposit only for rent arrears, unpaid bills you owe, damage beyond normal wear and tear, or insufficient notice.
Sources: RTB — check the register · RTB — disputes process
Rental scams — the big one
An Garda Síochána warns of an annual spike in accommodation fraud between August and October, with students disproportionately targeted (about a third of victims are under 25). The classic scams: a "landlord abroad" who can't show the property until you pay; one property advertised to many people who each lose a deposit; and listings for properties that don't exist or are already occupied.
- Red flags: rent too good to be true; social-media-only listings; contact only via WhatsApp/Messenger; pressure to act fast; refusal to let you view in person; requests to pay by cash, crypto, wire transfer, gift cards or to a foreign bank account.
- Protect yourself: view in person before paying anything; use your college/SU accommodation service or recognised agents; reverse-image-search the photos and check the address on Google Maps; verify RTB registration; pay only by traceable means (a credit card is safest); and insist on a written agreement and receipt.
- If scammed, report to the Gardaí and your bank immediately.
Sources: Garda — student accommodation fraud warning · Threshold Scamwatch · CCPC — rental scams
Frequently asked questions
What's the difference between a tenancy and digs?
A tenancy (private rental) carries full Residential Tenancies Act protection — minimum standards, written notice, RTB registration and the RTB dispute service. Digs are a licence in the owner's home with far fewer rights: the owner can end it with reasonable notice and you can't use the RTB. Digs are cheaper but less protected.
How much deposit can a student landlord ask for?
For tenancies and student-specific accommodation, deposit and advance rent are each capped at one month, so the most you can be required to pay upfront is two months' rent.
Can I leave student accommodation early?
In designated student-specific accommodation you can end a fixed-term agreement at any time between 1 May and 1 October each year, for any reason. Traditional digs in an owner-occupied home are outside RTB remit and follow the licence terms.
How do I avoid rental scams in Ireland?
Never pay for a property you haven't viewed in person, use your college or SU accommodation service, verify RTB registration, reverse-image-search the photos, and pay only by traceable means. Be especially careful during the August–October fraud spike.
University accommodation guides
Get costs, deadlines and how-to-apply detail for each of Ireland's eight largest universities.
Browse all accommodation guidesLast updated: June 2026 · Researched against official SUSI, Revenue, RTB and college sources. Rules and rates change each cycle — always confirm on the official pages linked above.