Free Idaho Lease Amendment Template

Last reviewed September 2026

Written by LawLease Editorial

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Idaho Lease Amendment

This Lease Amendment 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 Lease Amendment
Rent-increase / non-renewal notice	30 days in writing, for every residential leaseIdaho Code §55-304(2)
Rent control	Local rent, fee and deposit regulation prohibitedIdaho Code §55-306
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).

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)).

Rent, late fees & rent increases

Fees must be reasonable and disclosed — Under a 2023 law, every fee charged to a residential tenant — including late fees — must be reasonable. A landlord can’t charge a fee, fine or cost that isn’t in the rental agreement, or more than the agreed amount, unless the agreement is oral or the landlord gives 30 days’ written notice of the change. It applies to leases signed or renewed on or after July 1, 2023, and doesn’t limit the rent itself (§55-305).
No fixed late-fee cap — Idaho sets no dollar or percentage cap and no mandatory grace period; an excessive late fee risks being struck as unreasonable.
30-day increase notice — In every residential lease, the landlord must give written notice at least 30 days before a rent increase takes effect (§55-304(2)); a 2025 recodification moved this rule from §55-307. A fixed-term lease can’t be raised mid-term unless it says so.
Rent control — Cities and counties may not enact ordinances that regulate rent, fees or deposits on private residential rentals, or force owners into optional federal housing-assistance programs (§55-306).

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 Lease Amendment 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)).

Is there a cap on late fees in Idaho?

There’s no dollar or percentage cap, but since July 1, 2023 every fee charged to a residential tenant — late fees included — must be reasonable and must be in the rental agreement. Changing a fee on a written lease requires 30 days’ written notice (Idaho Code §55-305).

Lease Amendment in other states

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