LawLease
Log in
LawLease1/2

Free Idaho Mutual Lease
Termination Agreement Template

Last reviewed September 2026

Written by LawLease Editorial

Free template

Download a free Mutual Lease Termination Agreement template

A blank, printable form — fill it in by hand. Or build a guided version with Idaho set as the governing state. Create a free account to download.

Build a guided Idaho version

Idaho Mutual Lease Termination Agreement

This Mutual Lease Termination 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 Mutual Lease Termination Agreement
Rent-increase / non-renewal notice30 days in writing, for every residential leaseIdaho Code §55-304(2)
Month-to-month terminationAt least 1 month’s written notice, either partyIdaho Code §55-208
Security deposit limitNo statutory cap
Deposit return21 days if the lease sets no period; never more than 30 days after surrenderIdaho Code §6-321(2)
Itemized statementAny 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 rulesThe 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)).

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 Mutual Lease Termination 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 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).

More Idaho landlord documents

Mutual Lease Termination Agreement in other states

Create your document in under 5 minutes

Answer a few plain questions, then download or e-sign. Built for landlords and tenants.

Get started
LawLease

LawLease LLC is not a law firm and does not provide legal advice or legal representation. The information, documents, and services available through LawLease are provided for informational and self-help purposes only and are not a substitute for the advice of an attorney licensed in your jurisdiction.

This document is a general-purpose template, not legal advice. Laws vary by state and city, and an unusual situation deserves a lawyer’s review.

Documents you generate are yours to keep. Every edit and signature is recorded in an audit trail, so you can show exactly what was signed and when.

Using LawLease means you accept our Terms of Use, Privacy Policy and Legal Disclaimer. Bot protection is provided by reCAPTCHA — Google’s Privacy Policy and Terms of Service apply.