Free Idaho Cash for Keys Agreement Template

Last reviewed September 2026

Written by LawLease Editorial

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Idaho Cash for Keys Agreement

This Cash for Keys Agreement is built with Idaho as the governing state. These are the Idaho landlord-tenant rules that most often bear on it, with the statute for each.

Idaho rules at a glance

Idaho rules for a Cash for Keys Agreement
Security deposit limit	No statutory cap
Deposit return	21 days if the lease sets no period; never more than 30 days after surrenderIdaho Code §6-321(2)
Itemized statement	Any partial refund must come with a signed statement itemizing what was kept, why, and a detailed list of what was spent from the deposit (§6-321(2)).
Deposit rules	The 21/30-day refund deadline, the itemized statement and the ban on charging normal wear and tear apply regardless of the lease (§6-321).
Rent-increase / non-renewal notice	30 days in writing, for every residential leaseIdaho Code §55-304(2)
Month-to-month termination	At least 1 month’s written notice, either partyIdaho Code §55-208

Security deposits in Idaho

Idaho sets no limit on the size of a security deposit. Any amount a tenant pays for a purpose other than rent is treated as a security deposit, and the statute controls how and when it comes back (§6-321(1)).

Wear and tear — The landlord can’t keep any part of the deposit for normal wear and tear — deterioration from ordinary intended use, without negligence, carelessness, accident or abuse by the tenant, household or guests (§6-321(1)).
Refund deadline — Refunds are due within 21 days after the tenant surrenders the premises if the lease fixes no period, and in any event within 30 days. The lease can set its own period, but never more than 30 days (§6-321(2)).
Itemized statement — Any partial refund must come with a signed statement itemizing what was kept, why, and a detailed list of what was spent from the deposit (§6-321(2)).
Sale of the property — If the property changes hands during the tenancy, the new owner becomes liable to refund the deposit (§6-321(3)).
Third-party managers — A deposit held by a third-party property manager (other than a real estate licensee and certain affiliated or nonprofit managers) must be kept in a separate federally insured account, apart from the manager’s operating funds (§6-321(4)).
Tenant remedy — Failure to return a deposit as required is grounds for a tenant lawsuit after a 3-day written demand (§6-320(a)(4), (d)).

Ending an Idaho tenancy

A month-to-month (at-will) tenancy ends when either side gives written notice of at least one month (§55-208). For any residential lease, a landlord who does not intend to renew must give written notice at least 30 days before the lease ends (§55-304(2)).

Key Idaho notice periods
Month-to-month termination (either party)	1 month§55-208
Non-renewal or rent increase	30 days§55-304(2)
Nonpayment of rent	3 days to pay or quit§6-303(2)
Other lease violation	3 days to cure or quit§6-303(3)
Tenant demand for repairs / deposit	3 days before suit§6-320(d)

Nonpayment — After rent is late, the landlord may serve a written 3-day notice stating the amount due and demanding payment or surrender of possession; it must also tell a residential tenant they will have 72 hours after a judgment to remove belongings (§6-303(2)). For attorney’s fees to be awarded, the notice must also say that fees will be awarded to the prevailing party (§6-324).
Other breaches — For a failure to perform another lease condition or covenant, the landlord serves a written 3-day notice to perform it or surrender possession (§6-303(3)).
Attorney’s fees — The prevailing party in these landlord-tenant actions is entitled to attorney’s fees, except where treble damages are awarded (§6-324).
Military — Servicemembers with qualifying orders may terminate under the federal SCRA (50 U.S.C. §3955).

Tenant protections you can’t waive

Deposit rules — The 21/30-day refund deadline, the itemized statement and the ban on charging normal wear and tear apply regardless of the lease (§6-321).
Fee limits — Fees must be reasonable and agreed in writing, and changing them on a written lease needs 30 days’ written notice (§55-305).
Notice of increases — The 30-day written notice for a rent increase or non-renewal applies to all residential leases (§55-304(2)).
Court process — The legal route to recover possession is an unlawful-detainer action under Idaho Code Title 6, chapter 3. Idaho has no specific lockout statute, but self-help such as changing locks or cutting utilities to force a tenant out exposes the landlord to liability.

Idaho Cash for Keys Agreement FAQs

How much can a landlord charge for a security deposit in Idaho?

Idaho has no statutory cap — the deposit is whatever the lease sets. The law instead controls the refund: no deductions for normal wear and tear, and a refund within 21 to 30 days with an itemized statement (Idaho Code §6-321).

How long does a landlord have to return a security deposit in Idaho?

Within 21 days after the tenant moves out if the lease doesn’t set a period, and never more than 30 days. Any deductions must be itemized in a signed statement with a detailed list of expenditures (§6-321(2)).

How much notice is required to evict a tenant for nonpayment in Idaho?

A written 3-day notice stating the amount due and demanding payment or surrender of possession (Idaho Code §6-303(2)). To recover attorney’s fees, the notice must also say that fees will be awarded to the prevailing party (§6-324). If the tenant doesn’t pay or leave, the landlord can file an unlawful-detainer action.

How much notice is needed to end a month-to-month lease in Idaho?

At least one month’s written notice from either the landlord or the tenant (Idaho Code §55-208).

Cash for Keys Agreement in other states

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