Idaho Residential Lease Agreement
A free Idaho lease template, plus what Idaho law requires a lease to include, attach or leave out — each with the statute. Use it as a starting point; landlords with unusual situations should have a lawyer review the final lease.
Disclosures Idaho requires
| Fees must be stated in the rental agreement | Every fee charged to a residential tenant, including late fees, must be reasonable. The owner may not charge any fee, fine, assessment, interest or other cost that is higher than the amount in the rental agreement or that is not in the agreement at all, unless the agreement is oral or, for a written agreement, the owner gives the tenant 30 days' written notice of the change. This does not limit rent. Applies to: residential rental agreements entered into or renewed on or after July 1, 2023 Source: Idaho Code § 55-305 |
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| Deposit deductions must be specified | Any money paid other than rent is a security deposit. On termination the landlord may keep only amounts for contingencies specified in the deposit arrangement, and may not deduct for normal wear and tear, so the lease or deposit agreement should list what the deposit may be used for. Applies to: all tenancies with a security deposit Source: Idaho Code § 6-321(1) |
Terms Idaho law requires or controls
| Deposit refund deadline | The lease may set the time for refunding the deposit, but in any event the refund (with a signed itemized statement if anything is kept) is due within 30 days after the tenant surrenders the premises. If the lease sets no time, the deadline is 21 days. Applies to: all tenancies with a security deposit Source: Idaho Code § 6-321(2) |
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| Deposits held by third-party managers | Security deposits for residential rentals handled by a third-party property manager must be kept in a separate account at a federally insured financial institution, apart from the manager's operating account (with exemptions, including owners and real estate licensees). Applies to: residential property managed by a third party Source: Idaho Code § 6-321(4) |
| Rent increase and non-renewal notice | For residential leases, the landlord must give the tenant written notice at least 30 days before a rent increase takes effect or before not renewing the lease. Applies to: all residential leases Source: Idaho Code § 55-304(2) |
| Smoke detectors at move-in | The landlord must install approved smoke detectors in each unit and, when the rental agreement begins, verify that they are installed and working. The tenant must keep them in working order during the tenancy. Applies to: all dwelling units, including mobile homes, controlled by the landlord Source: Idaho Code § 6-320(a)(6) |
Fill in the lease
Nothing you type leaves your browser. Bracketed items are yours to complete; clauses marked as required by Idaho law must be written to meet the rule shown above.
1. Parties. This lease is between [landlord name] ("Landlord") and [tenant name(s)] ("Tenant"). Landlord's address for notices: [landlord notice address].
2. Property. Landlord rents to Tenant the home at [rental address], including [parking, storage, appliances included].
3. Term. The lease begins on [start date] and ends on [end date]. [If month-to-month instead: the tenancy continues month to month until either side gives the written notice Idaho law requires.]
4. Rent. Rent is $[monthly rent] per month, due on the [due day] day of each month, paid by [payment method] to [where to pay].
5. Late fee. If rent is not received by [late day], a late fee of $[late fee] is due. This fee must comply with Idaho law (Idaho Code § 55-305).
6. Security deposit. Tenant pays a security deposit of $[deposit amount] (Idaho law sets no maximum; Idaho Code § 6-321). Landlord will return it, minus lawful deductions with any required itemized list, within the time Idaho law sets (Idaho Code § 6-321).
7. Utilities. Tenant pays: [utilities tenant pays]. Landlord pays: [utilities landlord pays].
8. Occupants and guests. Only these people may live in the home: [names of all occupants]. Guests may stay up to [guest limit] unless Landlord agrees in writing.
9. Pets. [No pets allowed / Pets allowed: describe, plus any pet deposit or fee]. Assistance animals for people with disabilities are not pets and are handled under fair housing law.
10. Repairs and maintenance. Landlord keeps the home safe and fit to live in and makes repairs required by law. Tenant keeps the home clean, reports problems promptly in writing, and pays for damage beyond normal wear and tear.
11. Landlord entry. Landlord may enter for repairs, inspections or showings after giving the notice Idaho law requires (Idaho AG Landlord and Tenant Manual (July 2026), 'The Tenant's Right to Privacy'), except in an emergency.
12. Subletting. Tenant may not sublet or assign this lease without Landlord's written consent, which [will / will not] be unreasonably withheld.
13. Ending the lease. At the end of the term, [the lease ends / the lease renews month to month] unless either side gives written notice at least [notice days] days before the end date, and never less than Idaho law requires.
14. Deposit refund deadline. (Write this clause to meet Idaho law: see "Deposit refund deadline" above (Idaho Code § 6-321(2)).)
15. Deposits held by third-party managers. (Write this clause to meet Idaho law: see "Deposits held by third-party managers" above (Idaho Code § 6-321(4)).)
16. Rent increase and non-renewal notice. (Write this clause to meet Idaho law: see "Rent increase and non-renewal notice" above (Idaho Code § 55-304(2)).)
17. Smoke detectors at move-in. (Write this clause to meet Idaho law: see "Smoke detectors at move-in" above (Idaho Code § 6-320(a)(6)).)
18. Disclosures attached. Landlord has given Tenant these disclosures required by Idaho law: Fees must be stated in the rental agreement; Deposit deductions must be specified. [Attach each one.]
19. Lead paint (homes built before 1978). If the home was built before 1978, Landlord has given Tenant the federal lead-based paint disclosure and the EPA pamphlet "Protect Your Family From Lead in Your Home."
20. Whole agreement. This lease and its attachments are the whole agreement. If any part is not allowed by law, the rest still applies. Changes must be in writing and signed by both sides.
Landlord: [landlord name] Signature: ____________ Date: [date signed]
Tenant: [tenant name(s)] Signature: ____________ Date: [date signed]
Lease agreement templates for other states · Idaho landlord-tenant law · More templates
General legal information, not legal advice. Laws change and local rules can differ; check the linked official source or talk to a lawyer about your situation.