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Create & download the Idaho Residential Lease & Rental Agreement printable PDF for Landlords. This state-specific Lease is customizable & includes Idaho law.

Document Last Modified: 11/1/2023

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Pro Tip: Always SCREEN Tenants before signing a Lease Agreement. Thorough screening starts with a Rental Application and includes a credit report, criminal history background report, eviction history report, and ResidentScore. See sample reports or start your screening here.

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Table of Contents

Idaho Residential Lease Agreement

Idaho Lease Agreement Guarantee Seal

Our Idaho Lease Agreement is guaranteed to comply with all Idaho Lease laws. And it’s EZ to customize online in minutes. Here’s how the process works:

  1. Follow user-friendly prompts to create your Lease entirely online.
  2. As you do, you’ll get State Assist Tips that point out important Idaho Laws.
  3. All state-required language, terms, and disclosures are AUTOMATICALLY included in your Lease.
  4. Add additional documents, addendums, or disclosures with just the click of a box.
  5. You and your Tenant can review and sign the Lease online with our electronic signing tool, ezSign.

EZ as that.

Landlord Tenant Law in Idaho

Landlord-Tenant Laws

Our Idaho Lease Agreement is guaranteed to comply with all state Lease laws.

Even so, it’s important for Landlords to be familiar with Lease laws when managing their rental units

Category State Law
Ending and Renewing WRITTEN LEASE - WITH END OF LEASE PROVISION: Instructions and/or terms in the Lease itself that provide for Lease termination or ending shall be followed unless both parties agree otherwise.

WRITTEN LEASE - WITH NO END OF TERM PROVISION: If there is no provision in a Lease regarding what happens when the lease ends, the Lease simply expires, and the Tenant becomes a “holdover” Tenant. At this point, unless the Landlord agrees to continue the tenancy or a new Lease is signed, the Landlord can start eviction proceedings

MONTH-TO-MONTH LEASES: If the Lease is a month-to-month Tenancy, either party may end the lease with at least a month’s advance written notice to the other party.

RENT INCREASES: Landlords may increase a Tenant’s rent only after proper notice. The Landlord may not increase the rent during the Lease term unless the Tenant agrees.
Security Deposit There is no limit to the security deposit charged to the Tenant so long as it is reasonable.

IMPORTANT: The landlord must maintain a separate record of deposits. During the tenant’s lease term, deposit funds should be held in a special escrow or trust account for safekeeping to avoid intermingling refundable funds (deposits) with nonrefundable funds (rents).
Returned Payment Fee Idaho does not limit the amount a Landlord can charge a Tenant for a late fee.
Late Fee Idaho does not limit the amount a Landlord can charge a Tenant for a late fee.
Insurance Requirements Landlords may require tenants to obtain rental insurance and could make the failure to do so a breach of the Lease.
Notice to Enter There is no requirement for the Landlord to give notice. However, it is highly recommended to at least give 24 hours' notice to enter the Leased premises.
Landlord Requirements Non-Refundable Fees:
A Lease that requires the tenant to pay large non-refundable, upfront fees is not permitted.

Contact your local housing or zoning office to be sure your rental property complies with city and county requirements for inspections, rent control, occupancy limits, property codes, and zoning. Many cities and counties require inspections, and registrations and have specific maintenance regulations.

Required Disclosures

  • Lead-based Paint Disclosure: Pursuant to federal law, if the property was built before 1978, occupants must be provided with a lead-based paint disclosure.

This is the only disclosure required by Idaho, but you can add any additional documents, disclosures, or addendums that your property needs with just the click of a button. For example, you can add a Pet Addendum, Winter Weather Addendum, or Trampoline Waiver.

addenda and disclosures

Advice for Landlords in Boise

Frequently Asked Questions

Do Leases need to be notarized in Idaho?

No, Idaho Lease Agreements do not need to be notarized. As long as they are signed by both parties, they are considered legally binding and fully enforceable.

What is the standard Lease term in Idaho?

The standard Lease term is twelve months (1 year). That said, Lease terms can be shorter or longer as long as the tenancy period is clearly stated in the Lease Agreement. This is why we offer Month-to-Month Lease Agreements, Vacation Rental Agreements, short-term Rental Contracts, and long-term Lease Agreements.

Can you write your own Lease Agreement?

While you can technically write your own Lease Agreement, it isn’t a good idea unless you’re an expert in Idaho Lease laws and have experience drafting a Lease. The Lease needs to comply with all state laws, cover all terms of the rental relationship, and be written in a way that Landlords and Tenants can read it.

The Lease is what protects both parties if disputes arise and can mean the difference between winning and losing if you ever have to go to court. Because of this, the Lease is the most important document Landlords use. This is why it’s important to always use a thorough, customized, state-specific Lease Agreement.

There are some basic Lease forms or generic Lease templates available online. However, these can Leave Landlords without the protection they need. We recommend that Landlords always use a customizable, state-specific Lease, as opposed to a blank, fillable Lease template. This is true for anyone who Leases real estate, whether it’s a single-family home, condo, duplex, or apartment.

Does your Lease need to be state specific?

Yes, Idaho Lease laws apply to any rental property in the state. This means that the lessor (Landlord) needs to comply with all Idaho Landlord-Tenant laws when drafting a Lease or managing their property. There are some simple Idaho Lease templates, for example, the one offered by the Idaho Association of Realtors, available online. However, we encourage Landlords to customize their Idaho Lease to ensure it covers all terms of the rental property.

What is the maximum amount Idaho Landlords can raise the rent?

There are no rent control laws in Idaho, so Landlords can raise the rent by any amount unless there is a Lease provision providing otherwise.

How should Landlords store Lease Agreements?

It is important that Leases are stored securely AND easily accessible. This is why we automatically store executed Lease Agreements securely with our ezCloudStorage. In addition, Leases are EZ to print or download as a PDF.

Idaho Rental Forms & Templates

Pro Tip: The Lease is just one of the many forms that Landlords need. To make life EZ, we offer forms for the entire Landlord Lifecycle, from Tenant Screening to move-out Become a Pro Member.

  • Rental Application: Our Free Rental Application makes it EZ to gather important information about Tenants and start the complete Tenant Screening process.
  • Move-In/Move-Out Walkthrough Checklist: This complete checklist lets Landlords document property conditions at move-in and move-out. This is crucial if you collect a security deposit.
  • Tenant Welcome Letter: This customizable letter is the EZ way to share key information with renters about their new home. It’s an important first step in building strong Landlord-Tenant relationships.
  • Rent Ledger: Use this Rent Ledger to keep track of rent payments and ensure that you have the necessary documentation of all payments and charges.
  • Idaho 3-Day Notice to Pay Rent or Quit: Use this Notice when Tenants have missed rent payments. It’s a necessary first step in the eviction process.
  • Idaho 3-Day Notice to Quit: This Notice should be used for Lease violations other than nonpayment of rent. It’s a necessary first step in the eviction process.
  • Idaho Complaint for Eviction: This is the form that Idaho Landlords should use to file a Complaint for Eviction. That said, we always recommend consulting with a local attorney for help navigating the state’s eviction procedures.
  • Idaho Landlord and Tenant Guidelines: This resource provides helpful information about both Landlord and Tenant rights.

Need another form? We have over 400 property management forms!

Other State Lease Agreements

Residential Leases

Need another state? We have state-specific Lease Agreements for all 50 states!

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  • Guaranteed to comply with all Idaho Lease laws.
  • Includes access to electronic signing and electronic storage.

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