Skip to content
Start free
Menu

One island.
Two rulebooks.

Beamwise tracks every certificate, registration and renewal on your rentals, by the law that applies on each side of the border.

Start free

  • Gas safety certificate

    12 Ormeau Road, Belfast

    21 days

  • RTB tenancy registration

    4 Hume Street, Dublin 2

    14 days

  • BER certificate

    9 Barrack Street, Cork

    Good to 2034

10 years of one house, on each side of the border.

Ireland and Northern Ireland are separate legal jurisdictions, so “compliant” means 2 different things depending on which side the house is on. Most landlord software was built for Britain and had Ireland added later, which is why it gets this wrong.

A house in the Republic

EU and Irish law

  • Tenancy registration with the RTB

    Every year

  • BER certificate

    Lasts 10 years

11 dates to keep

No yearly gas certificate and no periodic electrical report here. The house has to be kept to the housing standards, and rent is set against the RTB’s Rent Register.

A house in Northern Ireland

UK devolved law

  • Gas safety certificate

    Every year

  • Landlord registration

    Every 3 years

  • Electrical report

    Every 5 years

  • HMO licence

    Every 5 years, if it’s an HMO

16 dates to keep

You register yourself with the council, not the tenancy. The gas certificate and the electrical report each go to your tenant within 28 days.

Every rule, side by sideLandlord requirements in IrelandLandlord requirements in Northern Ireland

3 things, done without being asked.

It knows what each property needs

Give it the address and it works out the full list for that side of the border: every certificate, every registration, how often each is renewed and who is allowed to issue it.

12 Ormeau Road, Belfast needs

  • Gas safety certificate
  • Electrical report
  • Energy Performance Certificate
  • Deposit protection
  • Smoke, heat and CO alarms
  • Landlord registration

It counts down, so you don’t have to

It watches every expiry and renewal date and gets in touch well before anything runs out.

Email from Beamwise

The gas safety certificate at 12 Ormeau Road runs out in 21 days.

Declan Rafferty issued the last one. Send him the job?

It closes the loop with your tradesperson

The job goes to your gas engineer or electrician. They do the work and upload the new certificate themselves. You don’t touch it.

  1. Declan Rafferty

    uploads the new gas safety certificate from the job.

  2. Beamwise

    checks he is Gas Safe registered and renews the record for a year.

  3. Aoife Brennan, your tenant

    is sent her copy the same day.

Nobody sets out to let a gas certificate lapse. It was written on a calendar in a drawer, in a different year.

What landlords ask first.

What does Beamwise cost?
Your first property is free. After that Beamwise is a flat monthly fee by the size of your portfolio: €12 for up to 10 properties, €29 for up to 35, and €79 for up to 100. Every paid plan starts with 14 days free.
Does it cover both sides of the border?
Yes. Beamwise tracks each property under the rules of the jurisdiction it stands in. In the Republic that means registering each tenancy with the RTB and holding a BER, the energy rating. In Northern Ireland it means a yearly gas safety certificate, an EICR (the electrical report, every 5 years), landlord registration, and a council licence for a shared house (an HMO). One account holds both.
Do my tenants and tradespeople pay?
No. They get their own logins as part of your plan. A tradesperson sees only the jobs you send them and uploads the new certificate when the work is done; a tenant sees the certificates for their own home.
Is Beamwise legal advice?
No. Beamwise is a tracking tool. Its rules are checked against the current legislation in each jurisdiction, but anything that matters should be confirmed with a qualified professional.
What is Beamwise?
Beamwise is compliance software for landlords and property managers in the Republic of Ireland and Northern Ireland. It keeps a register of every certificate, registration and renewal each rental needs, reminds you before anything runs out, and sends your tenants the copies they are owed.

Start with one property.

Add an address, and you’ll see its full compliance list in about a minute. If it doesn’t tell you something you didn’t already know, don’t use it.

Start freeSee what it costs
One property, free for good
No card to open an account. Bigger plans start with 14 days free.
Both jurisdictions
The Republic and Northern Ireland on one account, from the start.
Your tenants and tradespeople
They get their own logins. You don’t pay per person.