Idaho Landlord Basics: Deposits, Notice, and the Rules That Bite

What Idaho law actually says

Five rules that show up in almost every landlord-tenant conversation, sourced directly to the statute:

Security deposit refunds

Idaho landlords must refund a tenant's security deposit within 21 days by default — or by an agreed date, so long as it's no later than 30 days after the tenant surrenders the unit — along with an itemized statement of any deductions. (Idaho Code § 6-321)

No cap on deposit amount

Idaho law sets no dollar cap on how much a landlord can charge for a security deposit. There's no state-mandated maximum to plan around — just what the lease says and what the market will bear. (Idaho Code § 6-321)

Ending a month-to-month tenancy

Either party can end a month-to-month tenancy in Idaho with at least one month's written notice. That applies the same whether you're the one giving notice or receiving it. (Idaho Code § 55-208)

3-day notice to pay or cure

Before starting an unlawful detainer action, an Idaho landlord must give the tenant 3 days' written notice — to pay overdue rent or cure a lease violation — before proceeding. (Idaho Code § 6-303)

Your repair duty as a landlord

If a landlord fails to keep a rental habitable — weatherproofing, working electrical, plumbing, heating and cooling, sanitary facilities, hazard-free conditions — the tenant must give 3 days' written notice demanding the repair before taking further legal action. (Idaho Code § 6-320)

If you own on both sides of the state line

Idaho's real estate license law does not cover managing rental property for others — no license is required to manage rentals in Idaho. Washington is the opposite: managing others' rentals there is licensed activity under RCW 18.85. Different state, different rules — which matters for plenty of owners around here who hold property on both sides of the line.