🏛️ Courthouse Information and Locations for Idaho
Idaho Eviction Laws: Notice Requirements, Process, and Timelines
Idaho is one of the most landlord-friendly states in the nation, with evictions handled through Magistrate Court. For nonpayment of rent, landlords need only provide a 3-day notice to pay or quit—and Idaho is fast once you hit the courthouse. Lease violations also require just a 3-day notice to cure. With no rent control, minimal tenant protections, and quick court timelines, Idaho offers property owners a straightforward path to regaining possession. Below you’ll find the key details every Idaho landlord needs to know.
Idaho Eviction Laws
Comprehensive guide to Idaho's eviction process, including notice requirements, timelines, court procedures, costs, tenant protections, and landlord rights. Cases are typically filed in Magistrate Court.
⚡ Quick Overview
💰 Nonpayment of Rent
Idaho is very landlord-friendly with fast timelines. 3-day notice is one of the shortest in the nation. No state-mandated cure period beyond the notice.
📋 Lease Violation
Incurable violations (drug activity, assault) may warrant immediate proceedings.
📬 Service of Process
Sheriff, constable, or any person over 18.
🏛️ Court & Legal Information
Minimal - Idaho courts move quickly on evictions.
⚖️ Appeals & Post-Judgment
Sheriff executes writ. Landlord changes locks after.
📦 Tenant Property & Abandonment
Landlord sends written demand. If not claimed in 3 days, property may be disposed.
🏦 Security Deposits
Must return within 21 days (or 30 if stated in lease) with itemized list.
💵 Late Fees
Must be in lease. No statutory cap.
🛡️ Tenant Protections
State preempts local rent control (Idaho Code §55-307)
🏙️ Local Overrides & City-Specific Rules
State preemption prevents local overrides.
Underground Landlord📝 Idaho Eviction Process (Overview)
- Serve the required notice based on the eviction reason (nonpayment or lease violation).
- Wait for the notice period to expire. If tenant cures the issue (where allowed), the process stops.
- File an eviction case with the Magistrate Court. Pay the filing fee (~$166).
- Tenant is served with a summons and has the opportunity to respond.
- Attend the court hearing and present your case.
- If you prevail, obtain a writ of possession from the court.
- Law enforcement executes the writ and removes the tenant if necessary.
🏛️ Courthouse Information and Locations for Idaho
📊 Data Confidence
ℹ️ Filing fees are approximate and may change - verify with local court clerk before filing | ℹ️ Eviction timelines are estimates - actual duration varies by county caseload, tenant response, and case complexity
Underground Landlord
Idaho Evictions: Complete Landlord Guide (Updated January 2026)
Disclaimer: General educational information only, not legal advice. Idaho eviction procedures can vary by county and court. Consult a qualified Idaho attorney for legal advice on your specific situation.
Overview: How Evictions Work in Idaho
Idaho residential evictions are filed as forcible entry and unlawful detainer lawsuits in District Court or Magistrate Court. Idaho is widely considered one of the most landlord-friendly states in the country, with short notice periods, quick court timelines, and minimal tenant protections. The basic process is: serve notice, file the lawsuit if the tenant doesn’t comply, attend the hearing, and enforce the judgment through the sheriff.
Idaho does not allow self-help evictions. Landlords cannot change locks, shut off utilities, or remove tenant belongings without a court order. Only the sheriff can physically remove a tenant after a Writ of Restitution is issued.
2025 Idaho Legislative Updates
Idaho made several changes to landlord-tenant law that took effect in 2024-2025:
- Senate Bill 1327 (Eviction Record Sealing): Effective January 1, 2025, this law seals certain eviction records—specifically cases that were dismissed entirely or have no pending appeal. This protects tenants from having dismissed cases appear on background checks.
- Senate Bill 1043 (No Local Rent Control): Confirms that local governments in Idaho cannot impose rent control ordinances, maintaining Idaho’s landlord-friendly environment statewide.
- Senate Bill 1042aa: Added clarifications to notice requirements for certain situations.
Idaho Eviction Notice Requirements
Idaho requires written notice before a landlord can file an eviction lawsuit. The type and length of notice depends on the reason for eviction. There is no state-mandated grace period for rent—rent is legally late the day after it’s due unless your lease provides otherwise.
- Nonpayment of rent (3-day notice to pay or quit): If rent is unpaid, the landlord serves a written notice giving the tenant 3 days to pay the full amount owed or vacate. If the tenant pays in full within the 3 days, the eviction stops. The notice must state the amount owed and warn that the tenant will have 72 hours to remove belongings if they lose the case.
- Lease violations (3-day notice to comply or quit): For curable violations such as unauthorized pets, excess occupants, or other lease breaches, the landlord serves a 3-day notice giving the tenant time to fix the problem or move out.
- Serious damage or waste (3-day unconditional notice to quit): If the tenant has caused significant damage to the property or committed “waste,” the landlord can serve a 3-day notice with no opportunity to cure—the tenant must simply leave.
- Illegal drug activity (no notice required): If the tenant is engaged in the production, delivery, or use of controlled substances on the property, the landlord may file for eviction immediately without providing any notice period.
- Month-to-month termination (30-day notice): To end a month-to-month tenancy without cause, the landlord must provide 30 days’ written notice before the next rental period begins.
- End of fixed-term lease: When a lease expires and the landlord does not wish to renew, no additional notice is typically required unless the lease specifies otherwise. If the tenant stays past the lease term (holdover), the landlord can proceed with eviction.
How to Serve Notice in Idaho
Idaho law requires proper service of all notices. Acceptable methods include:
- Personal delivery directly to the tenant
- Leaving the notice with a person of suitable age at the tenant’s residence or workplace
- If the above methods fail: posting the notice in a conspicuous place on the property AND sending a copy by certified mail
Always keep proof of service—you’ll need it if you go to court.
Idaho Eviction Process Timeline (Step by Step)
Step 1 – Serve the proper notice. Deliver the correct written notice based on the reason for eviction. Keep a copy and document how and when it was served.
Step 2 – File the eviction lawsuit. If the tenant does not comply within the notice period, file a Complaint for Eviction and Summons for Eviction with the District Court in the county where the property is located. You’ll also need to submit a General Civil Case Information Sheet. The filing fee is approximately $166.
Step 3 – Serve the summons and complaint. The court documents must be served on the tenant by a process server or sheriff. The server completes an Affidavit of Service to prove delivery.
Step 4 – Tenant response. The tenant has 5 days to file an Answer to the Complaint. If the tenant does not respond, the landlord can request a default judgment.
Step 5 – Court hearing. If the tenant responds, a hearing is scheduled—often within 1-2 weeks. Both parties present evidence. Bring the lease, rent ledger, notices, proof of service, and any photos or documentation of violations or damages.
Step 6 – Judgment. If the landlord wins, the court enters a Judgment for Eviction granting possession to the landlord. The court may also award money damages for unpaid rent.
Step 7 – Writ of Restitution and sheriff removal. If the tenant does not leave voluntarily, the landlord obtains a Writ of Restitution from the court. The sheriff then executes the writ and physically removes the tenant. The tenant typically has 72 hours to retrieve belongings after losing the case.
Tenant Defenses and Common Landlord Mistakes
Even in landlord-friendly Idaho, cases can be delayed or dismissed due to errors:
- Defective notice: Wrong notice type, incorrect time period, or failure to include required language (like the 72-hour belongings warning).
- Improper service: Cannot prove the notice or court documents were properly delivered.
- Payment disputes: Unclear rent ledger or misapplied payments create contested amounts.
- Habitability issues: Tenant claims landlord failed to maintain the property in livable condition.
- Retaliation: Eviction appears to be in response to tenant complaints or exercising legal rights.
- Discrimination: Eviction based on protected class status.
Idaho Eviction Context (Late 2025–January 2026)
Idaho remains one of the fastest and most straightforward states for evictions. With no rent control, short notice periods, and efficient court processing, landlords can typically complete an uncontested eviction in 2-4 weeks from notice to possession.
The state has seen significant population growth in recent years, particularly in the Boise metro area, which has increased rental demand and housing costs. While this creates more pressure on tenants, Idaho has not enacted additional tenant protections in response. The eviction record sealing law (SB 1327) represents one of the few recent tenant-friendly changes.
Best Practices for Idaho Landlords
- Use the correct notice for the specific violation—3-day for nonpayment, 3-day for lease violations, 30-day for month-to-month termination.
- Include all required language in your notices, especially the 72-hour belongings warning for nonpayment cases.
- Document service of all notices and keep copies.
- Maintain accurate rent ledgers showing all payments, credits, and amounts owed.
- Screen tenants thoroughly before signing a lease—Idaho now seals some eviction records, so dig deeper on applications.
- Never attempt self-help eviction—always go through the court process.
- Bring organized evidence to court: lease, ledger, notices, proof of service, photos.
Quick Reference: Idaho Eviction Rules
- Nonpayment of rent: 3-day notice to pay or quit
- Lease violations (curable): 3-day notice to comply or quit
- Serious damage/waste: 3-day unconditional notice to quit
- Illegal drug activity: No notice required
- Month-to-month termination: 30-day notice
- Tenant response time: 5 days after service
- Filing fee: Approximately $166
- Tenant belongings: 72 hours to retrieve after judgment
- Removal: Sheriff with Writ of Restitution