Idaho Rental Lease Agreement Templates (6)

An Idaho lease agreement is a frequently executed contract that outlines the conditions associated with the use of a rental property. The landlord and tenant must come to a mutual understanding of what the sum of the periodic payment will be, the date on which the tenancy is terminated, and any limitations that may apply to the property.

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Last updated January 22nd, 2026

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An Idaho lease agreement is a frequently executed contract that outlines the conditions associated with the use of a rental property. The landlord and tenant must come to a mutual understanding of what the sum of the periodic payment will be, the date on which the tenancy is terminated, and any limitations that may apply to the property.

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Lease Agreements (6)

Commercial Lease Agreement: For commercially zoned property that is specifically for the purpose of housing a company’s business facility.

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Lease to Own Agreement: Grants the tenant the “option to buy” while actively renting the property.

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Month-to-Month Lease: Referred to as a “Tenancy at Will” where either party may end the contract at any point with one (1) month’s notice (IDC § 55-208).

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Roommate Agreement: Specific to the rental of a designated area/room within a residential dwelling.

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Standard Lease Agreement: Affirms the obligations incorporated in an arrangement to rent a residence for a given term.

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Sublease Agreement: A lease agreement where the current tenant rents the property they are leasing to a subtenant with the landlord’s approval.

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Required Disclosures

1.) BID Disclosure: Landlords inform tenants if the premises is in a business improvement district, especially when tenants may submit “payment of special assessments to the legislative authority” (IDC § 50-2623)

2.) Lead-Based Paint Disclosure: This will includes informative brochure educating readers about the dangers linked to lead exposure, especially those on the property (for pre-1978 buildings).

When is Rent Due?

Grace Period: Idaho expects landlords and tenants to cover the due date as well as any grace period in the lease.

Unpaid Rent: The landlord issues a 72-hour pay-or-quit notice whenever the tenant does not pay the rent (IDC § 6-303).

Late Fees

Idaho leases determine the late fee amount and appropriateness; however, fees must be reasonable (IDC § 55-314).

NSF Fee

Idaho allows landlords to collect 12 percent of the check plus 20 dollars (IDC § 28-22-105).

Security Deposit Maximum ($)

Idaho does not limit security; however, if the landlord uses a third-party manager, the security must be in a federally insured institution (IDC § 6-321).

Security Deposit Return

Returning to Tenant: Leases set the return schedule or default to requiring a twenty-one-day return; otherwise, however, the refund must be received within 30 days of termination (IDC § 6-321).

Itemized List: Landlords deduct for significant damages from the security, but execute an accounting in writing when returning the deposit (IDC § 6-321).

Landlord’s Right To Enter

Standard Entry: Idaho does not regulate a landlord’s right to enter beyond the rules of a legally crafted lease.

Emergency Entry: Idaho specifically gives landlords the right to enter manufactured homes and floating homes. (IDC § 55-2707)

Mobile Homes: Landlords access the lot for maintenance only with tenant consent or during an emergency or when abandonment is possible. (Idaho Code § 55-2007(3)(e))

Absence

Tenants must read their lease regarding when a landlord considers abandonment, since Idaho will rely on a reasonably written lease (Idaho Courts Self-Help Booklet).

Mobile Home: Whenever the landlord believes abandonment, they must send notice to the lien holder or legal owner ( IDC § 55-2009A).

Repair and Deduct

Residential leases declare when tenants deduct rent for repairs; however, tenants can deduct to replace smoke detectors (IDC § 6-320).

Mobile Homes: Tenants can sue the landlord for health and safety violations but must pay the rent (IDC § 55-2014).

Tenant Breaking a Lease

Duty to Mitigate: Idaho does not obligate landlords to mitigate tenant losses unless the tenant terminates the lease or abandons the property Consolidated Ag of Curry, Inc. v. Rangen, Inc., 128 Idaho 228, 912 P.2d 115 (1996).

Domestic Violence: Idaho expects lease term compliance; however, tenants may pursue this need in court (IDC § 6-320).

Active Military: Military personnel terminate an Idaho lease in order to report for duty or reassignment (50 USC § 3955).

Landlord’s Noncompliance: Idaho enforces legal lease terms; however, it encourages tenants to pursue lease violations in court (IDC § 6-320).

Landlord’s Harassment: Idaho focuses its efforts on lease enforcement; therefore, tenants should follow proper channels rather than abandon a property.

Is an Oral Lease enforceable?

Idaho courts will enforce an oral lease so long as the term is under one year (IDC § 9-505).

Renewing a Lease

Landlords terminating a lease or renewing with a higher rent must give 30 days’ notice beforehand (IDC § 55-307).

Unclaimed Property

Idaho requires landlords to care for property 72 hours after an eviction; however, they must file an eviction complaint (Landlord and Tenant Manual P. 28)

Landlord Tenant Laws

The Office of the Attorney General provides a reference guide known as the Landlord and Tenant Manual that outlines the legal rights and responsibilities of individuals participating on either side of a rental agreement.