Dublin’s private sector is tightly regulated, yet there is still confusion about where maintenance ends and cosmetic improvement begins. Painting usually sits on that blurred line, so below we break down what the law says, what respected Irish housing bodies recommend, and how a sensible repainting schedule can actually protect both landlord and tenant.
1. What the Regulations Actually Require
Under the Housing (Standards for Rented Houses) Regulations 2019,
every rented dwelling must be kept in “a proper state of structural repair” and free from damp, mould and unsafe electrics.
The Residential Tenancies Act then obliges landlords to keep the interior “in the standard it was in at the start of the tenancy” and to act promptly once a problem is reported.
Key takeaway: once peeling paint, water stains or mould mean the walls are no longer in the same condition, repainting stops being a “nice-to-have” and becomes a legal maintenance duty.
2. Recommended Re-Painting Cycles
There is no statutory timer for repainting in Ireland, but Threshold—the national housing charity—advises a fresh coat roughly every four years. Professional maintenance surveys echo that rhythm:
| Area | Typical Irish Guideline | Why it Varies |
|---|---|---|
| Interiors | Every 3 – 5 years | Tenant turnover, colour trends, scuffs & scratches |
| Exteriors | Every 5 – 7 years | Rainfall, UV fade, render type |
| High-traffic zones (halls, kitchens) | Every 2 – 3 years | Higher moisture, repeated contact |
| Woodwork & metal railings | Every 4 – 6 years | Rust prevention, chip repair |
Dublin’s maritime climate accelerates wear. The capital still recorded ≈ 670 mm of rain in 2024 despite a relatively “dry” year (Met Éireann), and salt-laden coastal winds can chalk paint quickly.
3. Who Pays?
- It’s mandatory if it’s maintenance. If paint failure is linked to damp, mould, or health and safety, the landlord must organise and fund the work.
- It’s discretionary if it’s purely cosmetic. A colour-change request from the tenant is allowed, but written permission is required, and the tenant may have to return the colour when they leave.
- Wear & tear is normal. Landlords cannot deduct a deposit simply because walls need routine repainting; the RTB treats that as the landlord’s running cost.
4. Best Times to Schedule Painting
- Between tenancies – avoids disruption and guarantees a pristine hand-over.
- Every second lease renewal (≈ 4 years) – aligns with Threshold’s guideline.
- After moisture remediation – prime with mould-inhibiting products to meet standards.
- Early summer – May/June are Dublin’s driest months, so exteriors cure faster.
5. Benefits Beyond Compliance
- Protects asset value – timely coating prevents costly substrate damage.
- Reduces vacancy periods – fresh, neutral walls rent faster and justify fair market rent.
- Improves BER perception – bright, clean interiors often rate better for occupant comfort.
- Happier tenants, longer stays – a small reinvestment can save months of lost rent caused by churn.
How Dublin Deco Painting Can Help
16 Castlegate Green, Adamstown, Lucan, Co. Dublin, K78 D406, IrelandAs trusted house painters in Dublin, we offer the following:
- 48-hour turnaround teams for vacant properties
- Low-odour, quick-cure paints so in-situ tenants aren’t disrupted
- Detailed photographic reports – perfect for meeting RTB evidence standards
- Exterior weather-shield systems designed for Ireland’s wet coastal climate
Need advice or a quote? Call 085 178 2117 or email info@dublindecopainting.ie.
We’ll inspect your property, tell you whether it’s maintenance or makeover, and give you a fixed price the same day.
Disclaimer: This article is for general guidance only and is not a substitute for legal advice. Always consult the latest legislation or a qualified adviser for specific cases.
