Idaho Eviction Notice (Unlawful Detainer)

Date of Notice: [[Notice Date]]

TO:
[[Tenant Name(s)]]
AND ALL OTHER OCCUPANTS
[[Property Address]]
[[City]], Idaho [[ZIP Code]]

FROM:
[[Landlord/Agent Name]]
[[Landlord Address]]
[[City]], Idaho [[ZIP Code]]
Phone: [[Landlord/Agent Phone]], -

Idaho law (Idaho Code § 6-303 et seq.) requires proper written notice before a landlord may file an unlawful detainer action to recover possession of residential property. This document is a statutory notice only. It does not evict the tenant. Only a court order after filing and hearing (or default) can authorize removal of a tenant., -

1. Correct notice type for breach (Pay-or-Quit, Cure-or-Quit, Unconditional Quit, or 30-day no-cause) with Idaho statutory cure period

Idaho recognizes the following primary notice types for unlawful detainer. Select and serve the correct type based on the grounds:

Idaho has no just-cause eviction requirement for periodic tenancies. A landlord may terminate a month-to-month tenancy with proper 30-day notice without stating any reason.

Notice Type Selected for This Matter: [[Correct Notice Type, e.g., 3-Day Pay-or-Quit / 3-Day Cure-or-Quit / 3-Day Unconditional Quit / 30-Day No-Cause]], -

2. Full tenant names and full premises address

Tenant(s) / Occupant(s):
[[Tenant Name(s)]] (and all other occupants)

Premises (full legal address):
[[Property Address]]
[[City]], Idaho [[ZIP Code]]

The premises described above are the subject of the rental agreement dated [[Lease Start Date]] (the "Lease") between Landlord and Tenant., -

3. Itemized rent amount owed (exclude late fees from the demand amount)

Grounds: [[Grounds for Eviction, e.g., failure to pay rent when due / material lease violation described as follows: ...]]

Itemized Amount Owed (Rent Only):
Late fees, attorney fees, and other charges are excluded from this demand and are not part of the rent amount for purposes of a Pay-or-Quit notice.

Total Rent Owed (Rent Only): $[[Total Amount Owed, Rent Only]]

Note: Any late fees or other charges may be pursued separately after possession is recovered or in a separate action. Do not add them to the amount demanded on this notice., -

4. Exact deadline and date computation per notice type

Notice Type: [[Selected Notice Type]]

Statutory Period: [[3 days / 30 days]] after proper service.

Date of Service (or Mailing): [[Service or Mailing Date]]

Deadline Computation:
- For personal delivery or leaving with suitable person: the period begins the day after service.
- For mailing: add three (3) days after mailing per applicable Idaho procedure.
- Weekends and legal holidays may affect counting in court filings; serve early to be safe.

Exact Deadline Date (Pay / Cure / Vacate by): [[Cure Deadline Date]]

Tenant must fully pay the total rent owed OR fully cure the lease violation OR vacate the Premises on or before 11:59 p.m. on the Deadline Date stated above., -

5. Demand to pay, cure, or vacate

YOU ARE HEREBY NOTIFIED AND DEMANDED as follows:

If this is a 3-Day Pay-or-Quit Notice (nonpayment):
Pay the full Total Rent Owed of $[[Total Amount Owed, Rent Only]] to [[Landlord/Agent Name]] at [[Payment Address or Method, do not use P.O. Box for demand if restricted]] by the Deadline Date, or vacate and surrender the Premises.

If this is a 3-Day Cure-or-Quit Notice (lease violation):
Fully cure the violation described in Section 1 by [[specific cure actions tied to Grounds for Eviction]] on or before the Deadline Date, or vacate and surrender the Premises.

If this is a 3-Day Unconditional Quit Notice:
Vacate and surrender the Premises on or before the Deadline Date. No right to cure.

If this is a 30-Day No-Cause Notice:
Vacate and surrender the Premises on or before the Deadline Date. No reason is required under Idaho law for termination of a periodic tenancy.

If Tenant remains in possession after the Deadline Date without Landlord's written consent, Landlord will commence an unlawful detainer action in the appropriate Idaho court (typically the magistrate division of the district court in the county where the property is located) to obtain a judgment for possession, unpaid rent, damages, costs, and attorneys' fees as permitted by law., -

6. Landlord/agent signature block and service method/proof of service

LANDLORD / AUTHORIZED AGENT

_______________________________________________
[[Landlord/Agent Name]]
[[Title, Owner / Property Manager / Authorized Agent]]
[[Landlord Address]]
[[City]], Idaho [[ZIP Code]]
Date: [[Notice Date]]

SERVICE METHOD SELECTED: [[Service Method, e.g., Personal delivery / Left at premises with person of suitable age + mailed / Certified mail + regular mail / Other permitted method]], -

Proof of Service

I certify that on [[Date of Service]] a true copy of this Idaho Eviction Notice was served on the tenant(s) named above by the following method (check applicable):

• [ ] Personal delivery to [[Tenant Name or suitable adult]] at the Premises.
• [ ] Left with a person of suitable age and discretion at the Premises, and mailed by first-class mail to the Premises address on the same day.
• [ ] Certified mail, return receipt requested, and first-class mail to the Premises and any other address of record for the tenant(s).
• [ ] [[Other method authorized by Idaho Code of Civil Procedure or lease]].

Server / Process Server Name: [[Server Full Name]]
Title / Company: [[Server Title or Company]]
Signature of Server: ________________________________
Date: [[Date of Service]]

Landlord will retain the original notice and proof of service for filing with the court., -

7. Disclaimer that court filing is required to complete the eviction

This notice is a prerequisite only.

To obtain possession of the Premises, Landlord must file an unlawful detainer complaint in court, serve the tenant with the summons and complaint, and obtain a court judgment or order for possession. Self-help evictions (changing locks, shutting off utilities, removing tenant belongings without court order) are illegal in Idaho and may expose Landlord to damages, penalties, and attorneys' fees.

Tenant has the right to appear in court and present any legal defenses. Payment of the rent demanded after proper notice may or may not reinstate the tenancy, depending on the circumstances and court ruling.

This document is a sample template prepared in accordance with Idaho Code § 6-303 and related provisions. It is provided for illustration and must be customized to the specific facts, lease, and current statutes. This is not legal advice. Landlord should consult an Idaho-licensed attorney before serving notice or filing any eviction action. Local court rules and any applicable city or county ordinances may impose additional requirements., -

*Sample template, not professional legal advice. Verify all statutory periods, service methods, and procedures against the current Idaho Code and local court rules before use. As of 2026.*