Property management can include service-charge administration, maintenance coordination, inspections, contractor management, owner reporting and resident communication. Letting, collecting rent or negotiating tenancies may introduce another regulated service. The company structure is straightforward compared with the licensing and client-money controls.
This guide explains how to align an Irish LTD with Property Services Regulatory Authority requirements. It is general information rather than legal, licensing, tax or property-management advice. Confirm the scope with the PSRA before offering services.
Decide whether you provide Type C, Type D or both
The PSRA register identifies Type C as letting of land and Type D as property management services. A management agreement that also includes finding tenants or negotiating lettings can cross category boundaries, so map every promised task before applying.
Understand when PSRA licensing applies
The PSRA states that persons established in Ireland—including companies, partnerships and employees—who provide regulated property services in the State require a licence before providing them, subject to statutory exemptions. The four categories cover auctioning non-land property, buying or selling land, letting land and property management.
Owning property is not the same as selling a management service to another owner or owners' management company. Define the client, property, authority, money handled and tasks performed. Obtain a written PSRA view if the proposed model sits near an exemption or category boundary.
Form the operating company
A foreign founder can generally own the shares, but the business still needs a qualified principal officer and appropriate licences. Company incorporation creates the applicant; it does not authorise regulated property services.
- Choose an acceptable company name and LTD constitution.
- Provide a physical registered office in Ireland.
- Appoint at least one adult director and a company secretary.
- Use a separate secretary for a sole-director LTD.
- Satisfy the EEA-resident director rule or an available alternative.
- Record shareholders, issued shares and beneficial owners.
- Complete the PPSN or applicable CRO identity and IPN process.
- Use an activity description that reflects property management and any letting work.
Meet qualification and application requirements
The PSRA's new-licence guidance says a principal officer of a company or partnership must evidence the minimum qualification requirements for the services sought. Routes include specified Level 6-or-higher academic learning, recognised experience, or other qualifications and experience accepted by the Authority.
A business application requires the appropriate accountant's report. A company also supplies a duplicate Certificate of Incorporation dated and signed within four weeks of the application. Apply online through the PSRA licensing portal and check the current supporting documents, fees and compensation-fund requirements.
License the business and the people
The company licence does not automatically cover every individual. Principal officers and employees providing property services need the correct individual authorisation. Build recruitment around qualification and licensing lead times rather than hiring a team and assuming they can begin regulated work immediately.
Check every licence on the public register, record renewal dates and restrict system permissions to the services each person may lawfully provide. A suspended, expired or pending licence should not be treated as active without confirming the PSRA's current register status rules.
Control client money and authority
Management businesses can handle rent, service charges, sinking-fund contributions, deposits, contractor payments or other client funds. Keep client money separate from the company's operating money and reconcile it frequently. The bank mandate, accounting ledger and management agreement should identify who owns and can authorise each balance.
Never finance the company's payroll or expenses from client funds. Use dual approval, supplier verification, fraud controls and clear arrears reporting. Obtain specialist accounting advice on the PSRA client-account rules and audit evidence applicable to the licence.
Write a precise management agreement
Define the properties, term, fees, service levels, inspections, maintenance authority, emergency spending, contractor procurement, insurance, data access, complaints, records, handover and termination. State which decisions stay with the owner, landlord or owners' management company.
If lettings are included, address advertising, tenant selection, deposits, tenancy documentation, rent collection, repairs and Residential Tenancies Board responsibilities. Do not present a Type D management scope as authority for Type C letting work without confirming the licence combination.
AML, data protection and insurance
Property service providers can have anti-money-laundering obligations depending on their activities. Establish customer due diligence, beneficial-owner checks, risk assessment, record retention and escalation before onboarding. The property file may also contain identity, financial, access and resident data, so use role-based access and clear retention rules.
Arrange the professional indemnity and other insurance required for the licensed work and contracts. Discuss public liability, employers' liability, cyber risk, key holding and fidelity with a specialist broker. Insurance should match the largest managed portfolio and the money or data at risk.
Property management company launch checklist
StartCompany.ie can establish the LTD while the PSRA and your professional advisers address licensing. Compare formation packages or tell us the owners, directors and intended property services to identify the company setup.
- Map each service to PSRA Type C, Type D or another category.
- Identify the qualified principal officer and licensed staff.
- Incorporate the LTD with accurate ownership and activity details.
- Prepare the accountant's report and current company documents.
- Apply for business and individual PSRA licences before providing services.
- Build client-money, AML, data and supplier controls.
- Prepare management agreements and portfolio-specific insurance.
- Register applicable taxes, payroll and ongoing licence renewals.