RESIDENTIAL LEASE AGREEMENT (Idaho)

This Residential Lease Agreement (this "Agreement") is made on [[Agreement Date]] by and between [[Landlord Full Legal Name(s)]] ("Landlord") and [[Tenant Full Legal Name(s)]] (jointly and severally, "Tenant"). Landlord and Tenant agree as follows., -

1. Definitions

"Premises" means the dwelling unit and any furnishings, parking, storage, and appliances identified in Section 2. "Rent" means all amounts payable under this Agreement. "Lease Term" means the period described in Section 3. "Security Deposit" means the amount paid under Section 6. Words importing the singular include the plural and vice versa. "Normal wear and tear" means deterioration that results from ordinary use and passage of time, not from abuse, neglect, or failure to maintain., -

2. Premises; Parking; Storage; Furnishings

Landlord leases to Tenant the residential premises located at [[Property Full Address, including Unit Number if applicable]], [[City]], Idaho [[ZIP Code]] (the "Premises").

Assigned parking: [[Parking Space(s) or "None"]]

Storage: [[Storage Area or "None"]]

Furnishings, appliances, and inclusions: [[List all included appliances, furniture, or "Unfurnished except for standard appliances"]]

Tenant has examined the Premises (including all systems, appliances, and fixtures) and accepts it in its present condition, except as noted on the attached Move-In / Move-Out Inventory & Condition Checklist (Exhibit A). The Premises shall be used solely as a private residence for the persons listed in Section 8., -

3. Term; Possession

The Lease Term is [[Lease Term Description e.g. 12 months]], beginning [[Lease Start Date]] (the move-in / possession date) and ending [[Lease End Date]], unless sooner terminated or extended as provided herein.

If Landlord cannot deliver possession on the start date, Rent shall abate on a daily basis until possession is delivered. If delivery is delayed more than [[Possession Delay Cap e.g. 7]] days, Tenant may terminate this Agreement by written notice and receive a full refund of all prepaid amounts.

If Tenant remains in possession after the Term without Landlord's written consent, Tenant shall be a holdover tenant under Section 27., -

4. Rent; Payment

Tenant shall pay monthly Rent in the amount of $[[Monthly Rent Amount]], due in advance on the [[Rent Due Day e.g. 1st]] day of each calendar month, without offset, deduction, demand, or prior notice, payable to Landlord by [[Accepted Payment Methods e.g. personal check, cashier's check, money order, or electronic funds transfer]] at [[Payment Address or Portal Details]].

If the Term begins on a day other than the first of the month, the first month's Rent shall be prorated on a 30-day basis.

Acceptance of a late or partial payment does not waive any default or Landlord's rights under this Agreement or at law., -

5. Late Charges; Returned Payments; Other Fees

Rent is late if not received by Landlord on or before the due date (or the next business day if the due date falls on a weekend or holiday).

Late charge: $[[Late Fee Amount or Percentage, e.g. $50 or 5% of rent]] per occurrence. Late fees are not capped by Idaho statute and must be reasonable.

A fee of $[[NSF / Returned Payment Fee e.g. 25]] applies to any returned, dishonored, or failed payment.

Other fees (if applicable): [[List any other permitted fees e.g. pet rent, parking, utilities administrative]], -

6. Security Deposit

Upon execution of this Agreement, Tenant shall pay a Security Deposit of $[[Security Deposit Amount]].

Idaho law imposes no statutory maximum on the amount of security deposit. The deposit secures Tenant's faithful performance of all terms of this Agreement.

Permissible deductions: unpaid Rent, damage to the Premises beyond normal wear and tear, and cleaning costs if the Premises are not left in the move-in condition (ordinary wear and tear excepted) and if cleaning is required by the terms of this Agreement or Exhibit A.

Landlord shall return the deposit, together with an itemized written statement of any deductions, within twenty-one (21) days after termination of the tenancy and surrender of the Premises (or receipt of Tenant's forwarding address, whichever is later), as required by Idaho Code § 6-321. Failure to provide the accounting and refund within the statutory period may result in forfeiture of the right to retain any portion of the deposit and may expose Landlord to liability.

The Security Deposit may not be applied by Tenant as last month's Rent. Tenant shall not assign or encumber the deposit.

A separate written receipt for the deposit will be provided upon request., -

7. Utilities; Services

Tenant shall be responsible for payment of: [[Tenant-Paid Utilities e.g. electricity, gas, water/sewer, trash, internet, cable]]

Landlord shall be responsible for payment of: [[Landlord-Paid Utilities e.g. none / trash if included]]

Tenant shall place all tenant-paid utilities in Tenant's name effective on the Lease Start Date and shall maintain continuous service. Landlord is not liable for interruptions of utilities not within Landlord's reasonable control., -

8. Occupants; Guests

The Premises shall be occupied only by Tenant and the following additional permitted occupants: [[List all additional full names and relationship or "None"]]

Any guest staying more than [[Guest Stay Limit e.g. 14 consecutive days or 30 total days in any 12-month period]] without Landlord's prior written consent shall be deemed an unauthorized occupant and a material breach of this Agreement., -

9. Use; Conduct; Quiet Enjoyment

Tenant shall use the Premises only as a private residence in a lawful manner. Tenant shall not create a nuisance, disturb the quiet enjoyment of neighbors, or permit any illegal activity on or about the Premises. Tenant shall comply with all applicable laws, ordinances, and the Rules and Regulations attached as Exhibit B (if any)., -

10. Pets; Assistance Animals

Pet Policy: [[No pets permitted without prior written consent / One (1) dog or cat under [[Weight Limit]] lbs permitted with $[[Pet Deposit or Rent]] additional / See attached Pet Addendum]]

No animal is permitted without Landlord's prior written consent except a qualified assistance animal as required by the Fair Housing Act or other applicable law. Qualified assistance animals require no pet fee, deposit, or rent.

Tenant is responsible for any damage, odor, noise, waste, or injury caused by any animal., -

11. Smoking

Smoking Policy: [[No smoking of any kind (including e-cigarettes and cannabis) is permitted inside the Premises or within [[Distance]] feet of any entrance / Smoking permitted only in designated outdoor areas]]

Tenant is responsible for all damage caused by smoke or smoke residue., -

12. Parking; Vehicles

Only operable, registered, and insured vehicles may be parked in assigned spaces. Inoperable vehicles, vehicles without current registration, or vehicles blocking access or fire lanes may be towed at the vehicle owner's expense after any notice required by law.

Parking rules: [[Additional parking rules or "Assigned spaces only; no street parking if prohibited by local ordinance"]], -

13. Maintenance, Landlord

Landlord shall maintain the Premises in a habitable condition and in compliance with applicable building and housing codes. Landlord shall keep the structural components, roof, exterior, plumbing, electrical, heating, and cooling systems, and any Landlord-provided appliances in good working order. Landlord shall make necessary repairs within a reasonable time after receiving written notice from Tenant, except in emergencies., -

14. Maintenance, Tenant

Tenant shall, at all times:

1. Keep the Premises clean, sanitary, and free from hazards, pests (to the extent caused by Tenant conduct), and excessive trash.

2. Properly use and operate all electrical, plumbing, sanitary, heating, ventilating, air-conditioning, and other facilities and appliances in the Premises.

3. Dispose of all rubbish, garbage, and other waste in a clean and sanitary manner.

4. Keep all plumbing fixtures clean and free from obstruction.

5. Replace HVAC filters, light bulbs, smoke detector batteries, and CO detector batteries as needed (unless Landlord has agreed otherwise in writing).

6. Promptly notify Landlord in writing of any needed repairs, dangerous conditions, or defects.

7. Not deliberately or negligently destroy, deface, damage, impair, or remove any part of the Premises.

Tenant shall pay for the repair of any damage to the Premises caused by Tenant's misuse, neglect, or that of Tenant's occupants, guests, or pets., -

15. Repair Requests; Emergencies

Routine repair requests shall be submitted in writing to [[Landlord or Manager Repair Contact Name, Phone, Email, or Portal]].

For life-threatening emergencies or conditions that pose imminent danger to persons or property, Tenant shall immediately contact [[Emergency Contact / 911 as appropriate]] and then notify Landlord as soon as practicable.

Landlord shall respond to emergency conditions affecting health or safety within a reasonable time after notice., -

16. Alterations; Fixtures; Locks

Tenant shall not make any alterations, additions, improvements, or installations (including painting, wallpapering, satellite dishes, or additional locks) without Landlord's prior written consent. Any approved alterations shall become the property of Landlord upon termination unless Landlord agrees otherwise in writing.

Tenant shall not change or add locks without providing Landlord a copy of the new key(s) immediately., -

17. Landlord's Right of Entry

Landlord may enter the Premises:

• In case of emergency (no notice required)

• To make necessary or agreed repairs, decorations, alterations, or improvements

• To supply necessary or agreed services

• To exhibit the Premises to prospective or actual purchasers, tenants, workmen, or contractors

• To inspect for compliance with the lease and law

Except in emergencies, Landlord shall give Tenant at least twenty-four (24) hours' written or oral notice of intent to enter and shall enter only during reasonable hours (typically 8:00 a.m. to 6:00 p.m.), as provided by Idaho Code § 6-320 and this Agreement. Tenant shall not unreasonably withhold consent to Landlord's entry for lawful purposes., -

18. Renter's Insurance; Waiver of Subrogation

Tenant shall maintain renter's insurance throughout the Term with personal liability coverage of at least $[[Minimum Liability e.g. 100,000]] per occurrence (or higher if required by Landlord's insurer) and shall provide proof of insurance upon request.

Each party waives any right of recovery against the other for loss or damage to the extent such loss or damage is covered by insurance required or carried by that party. Landlord's insurance does not cover Tenant's personal property or liability., -

19. Liability; Indemnity

Except to the extent caused by Landlord's negligence or willful misconduct or violation of law, Tenant assumes all risk of loss or damage to Tenant's property and shall indemnify, defend, and hold Landlord harmless from and against any claims, damages, losses, costs, or expenses (including reasonable attorney fees) arising out of or related to Tenant's use or occupancy of the Premises or the acts or omissions of Tenant, occupants, guests, or pets., -

20. Assignment; Subletting

Tenant shall not assign this Agreement or sublet the Premises or any part thereof without Landlord's prior written consent. Any attempted assignment or sublease without consent is void and constitutes a material breach. If consent is granted, Tenant remains fully liable for all obligations under this Agreement., -

21. Rules and Regulations; HOA / Condo

Tenant shall comply with all reasonable written Rules and Regulations now in effect or hereafter adopted by Landlord for the safety, care, and cleanliness of the property (Exhibit B). If the Premises are subject to a homeowners' or condominium association, Tenant shall comply with all applicable association declarations, bylaws, and rules., -

22. Damage or Destruction (Casualty)

If the Premises are damaged by fire or other casualty not caused by Tenant or Tenant's guests and are rendered uninhabitable, Rent shall abate proportionately for the period the Premises are uninhabitable. If the damage cannot be repaired within [[Casualty Repair Period e.g. 60]] days, either party may terminate this Agreement by written notice. Landlord shall not be liable for any inconvenience or loss during repairs., -

23. Condemnation; Eminent Domain

If all or a material portion of the Premises is taken by eminent domain or conveyed under threat thereof, this Agreement shall terminate as to the part taken as of the date possession is required. Rent shall be adjusted accordingly. The condemnation award shall belong to Landlord, except Tenant may pursue any separate claim permitted by law for moving expenses or other compensable items., -

24. Default; Remedies

Tenant shall be in default if Tenant:

1. Fails to pay Rent when due and fails to cure within any applicable notice period.

2. Breaches any other term of this Agreement and fails to cure within any notice period required by law or this Agreement (or immediately if the breach is incurable).

3. Abandons or vacates the Premises.

4. Permits an unauthorized occupant or pet.

5. Engages in illegal activity on or about the Premises.

Upon default, Landlord may terminate this Agreement, recover possession, and pursue all remedies available at law or in equity, including recovery of unpaid Rent, damages, costs of re-renting, and attorney fees if provided by the lease or statute. Landlord shall not engage in self-help evictions (lockouts, utility shutoffs, or removal of property)., -

25. Abandonment; Personal Property

If Tenant abandons the Premises, Landlord may take possession and dispose of any personal property left behind only in accordance with applicable Idaho law after any required notice., -

26. Bankruptcy; Insolvency

Tenant's bankruptcy, insolvency, or assignment for creditors shall not give Tenant any right to retain possession in violation of this Agreement, to the extent permitted by law., -

27. Holdover

If Tenant remains in possession after the expiration or termination of this Agreement without Landlord's written consent, Tenant shall pay daily holdover rent of $[[Holdover Daily Rate or 1.5× daily rent]] plus all damages sustained by Landlord, including but not limited to lost rent and additional costs. With Landlord's consent but no new written agreement, the tenancy shall convert to month-to-month on the same terms., -

28. Surrender; Move-Out

Upon termination of the tenancy, Tenant shall:

1. Remove all personal property and debris.

2. Return all keys, access devices, garage openers, and remotes.

3. Leave the Premises clean and in the same condition as at move-in, reasonable wear and tear excepted.

4. Provide Landlord with a written forwarding address for the security deposit accounting.

5. Complete the move-out portion of the Inventory & Condition Checklist (Exhibit A)., -

29. Notices

All notices required or permitted under this Agreement or by law shall be in writing and shall be deemed given when delivered personally, sent by certified mail (return receipt requested), or posted in a conspicuous place on the Premises with a copy mailed to Tenant at the Premises (or last known address).

Notices to Landlord shall be sent to: [[Landlord Notice Address, City, State, ZIP]]

Notices to Tenant may be delivered to the Premises or to [[Tenant Notice Address if different]].

For termination of a month-to-month tenancy, either party shall give the other at least thirty (30) days' written notice., -

30. Subordination; Estoppel; Attornment

This Agreement is and shall remain subordinate to any present or future mortgage, deed of trust, or ground lease affecting the Premises. Within ten (10) days after request, Tenant shall execute any commercially reasonable estoppel certificate or attornment agreement requested by Landlord or any lender., -

31. Waiver; Non-Waiver

No delay or failure by Landlord to enforce any provision of this Agreement shall constitute a waiver. Any waiver of a breach shall not constitute a waiver of any subsequent breach. Acceptance of Rent with knowledge of a breach shall not constitute a waiver of that breach unless in writing., -

32. Severability

If any provision of this Agreement is held invalid or unenforceable, the remaining provisions shall continue in full force and effect., -

33. Entire Agreement; Amendments

This Agreement, including all exhibits and any addenda attached hereto, constitutes the entire agreement between the parties and supersedes all prior negotiations, representations, and agreements. No modification of this Agreement shall be binding unless in writing and signed by both parties., -

34. Governing Law

This Agreement shall be governed by and construed in accordance with the laws of the State of Idaho. Any legal action arising out of this Agreement shall be brought in the courts of the county where the Premises are located, to the extent permitted by law., -

35. Attorney Fees

In any action or proceeding arising out of this Agreement, the prevailing party shall be entitled to recover reasonable attorney fees and costs from the other party, in addition to any other relief awarded., -

36. Lead-Based Paint Disclosure (Pre-1978 Housing)

If the Premises were built before 1978, federal law requires disclosure of known lead-based paint and/or lead-based paint hazards. Landlord has provided Tenant with:

• [[Check one: Disclosure of known lead-based paint and hazards / No knowledge of lead-based paint and/or hazards]]

• The EPA pamphlet "Protect Your Family From Lead in Your Home"

• [[Records and reports available to Landlord (list or "None")]]

Tenant acknowledges receipt of the above disclosures and pamphlet.

Built before 1978? [[Yes / No / Unknown]], -

37. Required Disclosures and Addenda

Landlord has provided or attached the following (as applicable):

• Lead-Based Paint Disclosure and EPA pamphlet (if pre-1978)

• Landlord / Agent identification: Name, address, and telephone number of Landlord and any authorized agent

• Any other required local or state disclosures: [[List or "None required"]], -

38. Signatures

IN WITNESS WHEREOF, the parties have executed this Agreement as of the date first written above.

LANDLORD:

Signature: ___________________________________________ Date: [[Date]]

Print Name: [[Landlord Full Legal Name]]

TENANT:

Signature: ___________________________________________ Date: [[Date]]

Print Name: [[Tenant 1 Full Legal Name]]

Signature: ___________________________________________ Date: [[Date]]

Print Name: [[Tenant 2 Full Legal Name (if applicable)]], -

Exhibits

Exhibit A, Move-In / Move-Out Inventory & Condition Checklist

Exhibit B, Rules and Regulations (if any)

Exhibit C, Lead-Based Paint Disclosure (if pre-1978)

Exhibit D, Additional Terms or Pet Addendum (if any): [[Describe or "None"]], -

Disclaimer and Sources

Template, not professional legal advice. This is a sample Idaho Residential Lease Agreement incorporating the key requirements set forth in the task description and general best practices as of June 2026. Security deposit rules are governed by Idaho Code § 6-321. Entry notice practices follow Idaho Code § 6-320 principles (24-hour notice except emergency). Lead paint disclosure is federal. No statewide rent control or deposit cap exists. Late fees and application fees are not statutorily capped. Month-to-month termination requires 30 days' written notice. All figures, clauses, and disclosures must be verified with current Idaho law and local ordinances before use. Consult a licensed Idaho attorney. [[Token Name]] fields are placeholders for actual data.

Sources (as of June 2026):

• Idaho Code § 6-320, § 6-321 (Landlord and Tenant)

• Idaho Attorney General Landlord and Tenant Manual

• Federal Lead-Based Paint Disclosure requirements (42 U.S.C. § 4852d; 24 CFR Part 35)

• Fair Housing Act and related guidance

• General contract and property law of the State of Idaho, -

> ⚠️ Template example, not professional (legal/financial/medical) advice. Figures and clauses must be verified for the applicable jurisdiction and kept current. Invented values are tagged `[[merge fields]]`; assumed values are tagged `[ASSUMPTION: …]`.