AI Idaho Security Deposit Return Letter

Under Idaho Code § 6-321, upon termination of a lease or rental agreement and surrender of the premises, the landlord must refund the tenant's security deposit (less any lawful deductions) within twenty-one (21) days if no other time is fixed by agreement, and in any event within thirty (30) days after surrender. The landlord must provide an itemized written statement of any deductions together with the refund. Permissible deductions are limited to unpaid rent, damage beyond normal wear and tear, and (if provided in the lease) reasonable cleaning costs to restore the unit to move-in condition. Normal wear and tear may not be deducted. Failure to comply with the timing and itemization requirements may result in the landlord forfeiting the right to retain any portion of the deposit and potential liability for wrongful withholding.

This template provides ready-to-use letters for full return, itemized partial return, and related notices., -

Part I, Pre-Departure / Pre-Move-Out Inspection Offer (Recommended)

Although not strictly required by Idaho statute, offering a pre-departure inspection is best practice. It allows the tenant to address issues before vacating, reduces disputes, and creates a contemporaneous record.

PRE-MOVE-OUT INSPECTION OFFER

Date of Letter: [[Date of Letter]]

TO: [[Tenant Full Legal Name(s)]]
[[Tenant Current Address or Last Known Mailing Address]]
[[City]], Idaho [[ZIP Code]]

FROM: [[Landlord or Property Manager Full Legal Name]]
[[Landlord Mailing Address]]
[[City]], Idaho [[ZIP Code]]
Phone: [[Landlord Phone]] | Email: [[Landlord Email]]

RE: Pre-Move-Out Inspection Offer, [[Property Full Address, City, Idaho ZIP]]

Dear [[Tenant First Name(s)]]:

Your tenancy at the above property is scheduled to end on [[Lease End / Move-Out / Vacate Date]]. I am offering you the opportunity to walk through the Premises with me (or my representative) prior to your final move-out.

The purpose is to identify any items you may wish to clean or repair before surrendering possession so that deductions from your security deposit of $[[Original Security Deposit Amount]] can be minimized.

If you would like to schedule a pre-departure inspection, please contact me no later than [[Inspection Request Deadline e.g. 3 business days before scheduled move-out]].

Whether or not you participate, a written accounting of your security deposit (with any refund or itemized deductions) will be provided within 21 days after you surrender the Premises and provide a forwarding address, in accordance with Idaho Code § 6-321.

Sincerely,

___________________________________
[[Landlord or Property Manager Full Legal Name]]
[[Title]]
Date: [[Date]], -

Part II, Security Deposit Return Letter (Full Return, No Deductions)

SECURITY DEPOSIT RETURN, FULL REFUND

Date of Letter: [[Date of Letter]]

TO: [[Tenant Full Legal Name(s)]]
[[Tenant Forwarding Address]]
[[City]], [[State]] [[ZIP Code]]

FROM: [[Landlord or Property Manager Full Legal Name]]
[[Landlord Mailing Address, City, Idaho ZIP]]
Phone: [[Phone]] | Email: [[Email]]

RE: Return of Security Deposit, [[Property Full Address, City, Idaho ZIP]]

Dear [[Tenant First Name(s)]]:

You vacated / surrendered the Premises located at the above address on [[Move-Out / Surrender Date]].

Your original security deposit was $[[Original Security Deposit Amount]].

After inspection, no deductions are being made for unpaid rent, damage beyond normal wear and tear, or cleaning.

Refund Amount: $[[Full Refund Amount, usually the full deposit]]

A check / electronic transfer in the above amount is enclosed / has been issued / will be sent within the statutory period.

Please retain this letter and the enclosed payment documentation for your records. If you have questions, contact me at the information above.

Thank you for your tenancy.

Sincerely,

___________________________________
[[Landlord or Property Manager Full Legal Name]]
Date: [[Date]]

Payment Details: Check # [[Check Number]] dated [[Date]] / EFT confirmation [[Reference]], -

Part III, Security Deposit Return Letter (Itemized Deductions, Partial Refund)

SECURITY DEPOSIT ACCOUNTING AND PARTIAL REFUND

Pursuant to Idaho Code § 6-321

Date of Letter: [[Date of Letter]]

TO: [[Tenant Full Legal Name(s)]]
[[Forwarding Address]]
[[City]], [[State]] [[ZIP Code]]

FROM: [[Landlord Full Name]]
[[Landlord Address, City, Idaho ZIP]]

RE: Security Deposit Accounting, [[Property Address]]

Dear [[Tenant First Name(s)]]:

You surrendered possession of the Premises on [[Surrender / Move-Out Date]]. Your security deposit was $[[Original Security Deposit Amount]].

Itemized Statement of Deductions:

Total Deductions: $[[Total Deductions]]

Refund Due to You: $[[Deposit Minus Deductions]]

A check / payment in the refund amount is enclosed / issued payable to you. Supporting invoices, receipts, or estimates for deductions over a reasonable threshold are attached.

If you dispute any deduction, please provide written notice and supporting documentation within a reasonable time. Failure by Landlord to comply with the 21-day requirement and itemization may result in forfeiture of the right to retain any portion of the deposit.

Your forwarding address on file for this accounting: [[Forwarding Address Used]]

If your address has changed, please notify us immediately in writing.

Sincerely,

___________________________________
[[Landlord or Property Manager Full Legal Name]]
Date: [[Date]]

Attachments:
- Copies of invoices / receipts / estimates for deductions
- Move-out photos (if taken)
- Check # [[Number]] / Payment reference, -

Part IV, Notice of Security Deposit Forfeiture / Dispute (Landlord Use if Tenant Disputes or for Record)

Date: [[Date]]

TO: [[Tenant Name(s)]]
[[Forwarding Address]]

RE: Response to Dispute of Security Deposit Deductions, [[Property]]

This letter responds to your written dispute dated [[Dispute Date]] regarding the security deposit accounting for the above property.

After review of your submission and the condition of the Premises at surrender, the following deductions remain:

[[Re-list or adjust any changed deductions with explanation]]

Revised Refund (if any): $[[Revised Amount]]

Reason deduction stands: [[Brief factual explanation referencing lease and evidence]]

If you remain dissatisfied, you may pursue remedies available under Idaho law, including small claims court. This letter constitutes Landlord's final accounting.

Sincerely,

[[Landlord Signature Block]], -

Part V, Tenant Forwarding Address Acknowledgment (Optional Form)

Tenant Forwarding Address for Security Deposit Return

I/We, [[Tenant Full Name(s)]], hereby provide the following address for all security deposit correspondence and refund:

Forwarding Address: [[Full Forwarding Street Address, City, State, ZIP]]

Email for Notice: [[Email]]

Phone: [[Phone]]

I understand that the landlord must send the deposit accounting and any refund to this address (or the address on the lease if none provided) within the time required by Idaho Code § 6-321.

Tenant Signature: ________________________________ Date: [[Date]], -

Processing Checklist, Landlord (Security Deposit Return)

1. Confirm exact surrender / move-out date and receipt of keys

2. Conduct final inspection (ideally with tenant or documented photos)

3. Complete Move-Out Checklist (Exhibit A from lease) noting condition vs. move-in

4. Itemize all deductions with specific descriptions, amounts, and supporting documentation

5. Calculate refund (deposit minus lawful deductions only)

6. Prepare written itemized statement + any attachments

7. Issue refund check or electronic payment within 21 days of surrender (or later of surrender and receipt of forwarding address)

8. Mail or deliver the letter + payment + attachments to the forwarding address by first-class or certified mail

9. Retain copies of letter, attachments, proof of mailing/delivery, and payment for records (minimum 3 years recommended)

10. If tenant disputes in writing: respond promptly in writing with supporting evidence, -

Permissible Deductions Summary (Idaho)

Landlord may lawfully deduct only:

• Unpaid rent (including any rent due through the termination date)

• Damage to the Premises, its fixtures, appliances, or furnishings beyond normal wear and tear

• Cleaning costs only if the lease requires the unit to be returned in a professionally cleaned condition or the lease specifically permits deduction for cleaning, and only to the extent necessary to restore the condition at move-in (ordinary wear excepted)

Prohibited deductions include (non-exhaustive):

• Normal wear and tear (faded paint, minor carpet wear, nail holes from pictures, etc.)

• Pre-existing conditions documented at move-in

• Costs of improvements or upgrades beyond repair

• Administrative or "turnover" fees not tied to actual cleaning or repair, -

Disclaimer and Sources

Template, not professional legal advice. This document provides sample letters for returning or accounting for a security deposit under Idaho law as of June 2026. The 21-day (or up to 30-day if agreed) deadline and itemization requirement are set forth in Idaho Code § 6-321. No statutory cap exists on deposit amounts. Permissible deductions are limited as described. Local practices or lease terms may add requirements. Verify all facts, deadlines, and forms with current statutes and consult qualified counsel before use. [[Token fields]] must be replaced with actual data. Attach actual receipts and photos when sending.

Sources (as of June 2026):

• Idaho Code § 6-321 (Security Deposits)

• Idaho Code § 6-320 (related landlord-tenant obligations)

• Idaho Attorney General Landlord and Tenant Manual

• Idaho Legal Aid renter resources on security deposits, -

> ⚠️ 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: …]`.