How often can a landlord inspect a property?

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No fixed number in the legislation. Irish rental law gives landlords a right of access, but only at “reasonable intervals on agreed dates and times.” This is spelled out in the Good Landlord / Tenant Guide issued by the Residential Tenancies Board (RTB). rtb.ie
RTB best-practice benchmark: about once every three months. Both current RTB guidance on “Wear & Tear” and the RTB’s Small Landlords Survey state that a routine inspection every quarter (four per year) strikes a fair balance between maintenance needs and the tenant’s right to quiet enjoyment. rtb.ie rtb.ie
Notice and consent are essential.
- The law does not set an exact minimum notice period, but RTB literature and industry codes expect at least 24 hours’ written notice (and longer where possible) plus the tenant’s agreement on a reasonable time of day.
- Unannounced or excessively frequent visits can be treated as harassment and may be grounds for a complaint to the RTB.
Emergency exception. In genuine emergencies (fire, flood, gas leak, etc.) the landlord may enter without prior notice to protect people or the property.

Typical practice in well-run tenancies

Stage of tenancy	Common timing
“Settling-in” check	2–4 weeks after move-in (optional)
Routine inspections	Every 3 months (quarterly) — some smaller blocks opt for twice-yearly if the property is low-risk
Pre-move-out check	3–4 weeks before the tenancy ends

If your lease proposes anything more frequent, it still has to meet the “reasonable intervals” test. If visits start to feel intrusive, you can refuse a proposed time and suggest an alternative, or raise the matter through the RTB dispute-resolution process.