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Idaho Security Deposit Law, in Plain English

Idaho's deposit rules are scattered across four short sections, and the courts publish the form letter that ties them together: a 21-to-30-day return, a signed itemization down to the receipts, a statutory definition of normal wear and tear, a three-day demand that opens the courthouse door, and a judge's option to triple the damages. Here's how Idaho Code §§ 6-321, 6-320, 6-317, and 6-324 actually work, for both sides of the lease.

21 / 30 daysRefund within 21 days after surrender if the lease sets no time — never more than 30
No capIdaho sets no limit on deposit size and requires no interest
0What may be charged for normal wear and tear — defined by statute
3 daysThe written demand a tenant must send before suing (§ 6-320)
Up to 3xTreble damages the court may award (§ 6-317), with attorney fees to the prevailing party otherwise (§ 6-324)

No cap — but everything that isn't rent is a security deposit

Idaho sets no limit on deposit size and requires no interest. What it does is define the term broadly: amounts deposited by a tenant for any purpose other than the payment of rent are security deposits. A "cleaning deposit," a "pet deposit," a "key deposit" — all of them fall under § 6-321 and all of them come back unless lawfully retained.

Only third-party property managers must keep deposits in a separate account at a federally insured institution; an owner managing personally has no account rule.

Only what the lease says — and never normal wear and tear

The landlord may retain only the amounts necessary to cover the contingencies specified in the deposit arrangement — the lease. If the lease doesn't say the deposit covers a category of cost, the deposit doesn't cover it.

And Idaho defines the line most states leave to argument. "Normal wear and tear" means deterioration which occurs based upon the use for which the rental unit is intended and without negligence, carelessness, accident, or misuse or abuse of the premises by the tenant, household members, invitees, or guests. It can never be charged to the deposit. Faded paint and carpet worn along the hallway are intended use; a burn in the carpet is not.

Idaho defines normal wear and tear. The move-in record is how you prove what side of the definition you're on.

PropInspect walks you room by room — photos, 60-second video clips, and tagged notes attached to each room. Share the finished report as a link the other party can view without an account, or download it as a PDF to attach to the signed itemization or your demand letter. Works in the browser, works offline, no app to install. First inspections free, then $0.99 each. No subscription.

PropInspect is a documentation tool, not a compliance service or legal-advice product. Using PropInspect does not guarantee compliance with Idaho law or a particular result in a deposit dispute.

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After surrender: 21 days, or what the lease says — never more than 30

Refunds are due within 21 days after surrender of the premises if the lease fixes no time. A lease may set a different period, but in any event within 30 days. A refund of less than the full deposit must be accompanied by a signed statement itemizing the amounts lawfully retained, the purpose for each, and a detailed list of expenditures made from the deposit. "Cleaning — $250" doesn't meet that standard; the receipts behind the $250 do.

The tenant's job is the address. The Idaho courts' own guidance is blunt: a landlord may claim there was no way to send the list, so give the new address in writing and forward the mail.

Three days' written notice — the step that opens the courthouse

Before a tenant has standing to sue for a deposit under § 6-320, the tenant must give the landlord three days' written notice, listing each failure and demanding performance or cure — weekends and holidays don't count. Deliver it in person with a witness, or by certified mail with a return receipt. The Idaho Court Self-Help Center publishes the letter (handout H-3), and it takes five minutes.

The demand does real work. Per the courts' guidance, a landlord who receives it after the 21- or 30-day period has already run must return the entire deposit, regardless of damage the landlord may claim — the landlord's remedy is a separate claim, not the deposit.

When it goes wrong: up to triple damages, or attorney fees — but not both

In an action under § 6-320, the court may enter judgment for three times the actual damages (§ 6-317). It's discretionary, and judges reserve it for willful conduct — but on a wrongfully withheld $1,000 deposit, it's the difference between $1,000 and $3,000.

Section 6-324 then adds fee-shifting with a twist: the prevailing party in any action under the chapter recovers attorney fees — except where treble damages are awarded. A tenant who wins gets fees or trebling, not both; and a landlord who wins gets fees too, so weak claims carry risk on both sides.

Disputes go to Small Claims Court — up to $5,000, with no attorneys for either side — or the magistrate division with counsel. The winning file: the lease, the demand letter with proof of delivery, the signed itemization or the silence where one should have been, and dated room-by-room photos from both ends of the tenancy.

Preguntas frecuentes

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

21 days after you surrender the premises, unless your lease sets a different period — and in no case more than 30 days. Within that window the landlord must refund the whole deposit, or send a partial refund with a signed statement itemizing what was kept, why, and a detailed list of what the money was spent on.

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

There's no statutory cap and no interest requirement. Note the broad definition: anything you deposit for a purpose other than rent — including a 'cleaning deposit' or 'pet deposit' — is a security deposit under § 6-321 and subject to the same return rules.

What can a landlord deduct from a deposit in Idaho?

Only amounts needed to cover the contingencies your lease specifies for the deposit — and never normal wear and tear, which the statute defines as deterioration from ordinary intended use without negligence, carelessness, accident, misuse, or abuse. If the lease doesn't say the deposit covers it, the deposit doesn't cover it.

My landlord missed the deadline. What do I do first?

Send a written demand. Under § 6-320 you must give the landlord 3 days' written notice — listing each failure and demanding cure — before you have standing to sue. Deliver it in person with a witness or by certified mail. The Idaho Court Self-Help Center publishes a template letter.

Can I get triple damages in Idaho?

Possibly. In an action under § 6-320, the court may enter judgment for three times the actual damages (§ 6-317) — it's discretionary, and typically reserved for willful conduct. And per the courts' own guidance, a landlord who receives your demand after the 21- or 30-day period has run must return the entire deposit regardless of any damage you caused.

Can I recover attorney fees in Idaho?

Yes — § 6-324 awards attorney fees to the prevailing party in any action under the chapter, except in cases where treble damages are awarded. That cuts both ways: a landlord who wins also recovers fees, so bring a documented claim.

Does my deposit have to be kept in a separate account?

Only if a third-party property manager holds it — then it must sit in a separate account at a federally insured financial institution. An owner who manages the property personally has no statutory account rule.

Where do deposit disputes go in Idaho?

Small Claims Court, for claims up to $5,000, where neither side may have an attorney — or the magistrate division, where you probably should. Bring the lease, proof of your 3-day demand and its delivery, the itemized statement or proof none arrived, and dated move-in and move-out photos.

Landlord or tenant, the rule is the same: the record wins arguments you'd rather not have.

Document the move-in today so the move-out is boring. Photos, video, and notes for every room, offline-capable, shareable as a link or PDF. Free to start — no account, no app, no credit card.