State law guide · Checked November 14, 2026

Idaho landlord rules: late fees, deposits and rent increases

Idaho has no landlord and tenant act, and its statutes set no dollar cap on late fees or deposits. They do require fees to be reasonable and set deadlines for deposits and rent increases. Here is what the Idaho Code says, with the section for each rule.

Late fees in Idaho

Limit

None in the statute. Any fee, including a late fee, must be reasonable. The statute sets no dollar or percent cap. Idaho Code § 55-305(1)

Grace period

None in the statute. Idaho Code ch. 55-3

Other conditions

A fee can't exceed the amount in the rental agreement. For a written agreement, a new fee needs 30 days' written notice. These rules apply to agreements entered or renewed on or after July 1, 2023. Idaho Code § 55-305(2), (3)

Security deposits in Idaho

Maximum deposit

The statute sets no limit. Idaho Code § 6-321

Return deadline

21 days if the agreement sets no time, and in any event within 30 days after the tenant surrenders the premises. Idaho Code § 6-321(2)

Itemized deductions

Required with any refund of less than the full deposit, on the same 21 or 30 day deadline. The statement must be signed and list the amounts kept and the purpose of each. The landlord can't keep any part of the deposit for normal wear and tear. Idaho Code § 6-321(1), (2)

Interest

The statute doesn't require it. Idaho Code § 6-321

How it's held

No account or bond rule for an owner who holds the deposit. If a third party manages the unit, the deposit must be kept in a separate account at a federally insured financial institution. The owner and others listed in the statute are exempt. Idaho Code § 6-321(4)

Penalty

The statute sets no deposit-specific penalty. Idaho Code § 6-321

Rent increases in Idaho

Notice to raise rent

At least 30 days' written notice before the increase takes effect. This applies to all leases of residential property. The same 30 days applies to notice that a lease won't be renewed. Check your lease for its own notice term. Idaho Code § 55-304(2)

Statewide cap

None in the statute. Idaho Code ch. 55-3

City rent control

Local governments can't mandate rent regulation. A local government can't enact, maintain, or enforce an ordinance that would mandate a program or law regulating rent, fees, or deposits for private residential property. It doesn't limit rules for property the local government has an interest in. Idaho Code § 55-306

This page covers Idaho state law for ordinary residential rentals. Cities and counties can add their own rules, and subsidized housing and mobile home lots follow different ones. Idaho's statute site has a page for each section. Several sections were renumbered in 2025, so older sources may cite the old numbers (for example, § 55-307 is now § 55-304 and § 55-314 is now § 55-305).

Questions landlords ask

Free templates you can use in Idaho

These are plain templates that aren’t tied to one state. Fill in the numbers your statute and lease call for.

• Rent increase letter kit: increase notice, renewal offer, pricing worksheet and delivery log.
• Late rent notice kit: friendly reminder, past-due notice, payment plan and delivery log.
• Security deposit return kit: itemized return letter, wear-and-tear guide and move-out checklist.
• Move-in kit: inspection checklist and deposit receipt, signed by the tenant.
• Rent ledger: running tenant balances and printable statements.

This guide is general information, not legal advice. It summarizes state statutes as read on November 14, 2026; laws change and courts interpret them. Check the current statute (Idaho Code, title 55, chapter 3) or talk to a local attorney before you act.