Idaho Pet Rent Laws in 2025: A Guide for Landlords

Written by Rachel Brennan, Mountain West Regional Manager at Hemlane
Last updated: December 2024

Three years ago, I moved from California where security deposits can't exceed one month's rent to manage properties in Boise. At my first Idaho landlord meeting someone mentioned charging a $3,500 security deposit plus a $1,200 pet deposit on a unit renting for $1,400/month.

I nearly spit out my coffee. "You can not do that," I said confidently. "That is way over the cap."

The room went quiet. Then someone kindly explained: Idaho doesn't have a security deposit cap. At all. None. Zero.

Welcome to Idaho, where landlords have more flexibility than almost anywhere else in the country and where that flexibility creates both opportunities and risks you wil not find in other states.

Since joining Hemlane's Mountain West operations, I have managed 240 Idaho rental units from Coeur d'Alene to Pocatello. I've seen landlords charge $5,000 deposits that scared away every good tenant, and I've seen smart pet policies that filled units in days. This guide is about what actually works in Idaho's unique legal landscape.

Why Idaho Is Different (And Why That Mat

ters)

Idaho's landlord-tenant law is codified primarily in Idaho Code Title 6, Chapter 3 and it is shockingly brief compared to other states. The entire security deposit statute Idaho Code § 6-321 is less than 300 words.

What it does not say is as important as what it does:

No security deposit cap - Unlike California (1-2 months' rent), Oregon (varies by city) or Washington (varies by property type) Idaho sets no maximum. You could theoretically charge $10,000 on a $1,000/month rental. (You should not but legally you could.)

No separate pet deposit regulations - The law does not distinguish between regular security deposits and pet deposits. It's all just "security deposits."

No required interest on deposits - States like New Jersey and New York require landlords to pay interest on held deposits. Idaho? Silence.

No mandatory move-in inspection requirements - Many states require detailed move-in condition reports. Idaho recommends them but does not mandate them.

Minimal entry notice requirements - The law requires "reasonable notice" before a landlord's entry but does not define what is reasonable. The Idaho Attorney General's Landlord-Tenant Manual suggests 24 hours as a reasonable standard but it is not legally required.

This flexibility is why Idaho consistently ranks as one of the most landlord-friendly states in the country. But "landlord-friendly" does not mean "do whatever you want". It means you need to be smart about how you use that freedom.

The Security Deposit Reality in Idaho

Idaho Code § 6-321(1) states: "Amounts deposited by a tenant with a landlord for any purpose other than the payment of rent shall be deemed security deposits."

That's it. That is the entire definition. Pet deposits, key deposits and cleaning deposit are all security deposits under Idaho law.

What the Law Actually Requires

21-Day Return Rule: Upon lease termination, landlords must return security deposits within 21 days unless a different timeframe is specified in the lease (up to 30 days maximum).

Itemized Deductions: Any withholding must be accompanied by "a signed statement itemizing the amounts lawfully retained by the landlord, the purpose for the amounts retained and a detailed list of expenditures made from the deposit."

Normal Wear and Tear Exclusion: Deposits cannot be used for "normal wear and tear," defined as "that 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."

Transfer Upon Sale: If a property is sold during tenancy, the seller must transfer the security deposit to the new owner who becomes responsible for its return.

That's literally everything Idaho law says about security deposits. Everything else, amounts, pet-specific policies and non-refundable fees, is up to you.

How This Affects Pet Policies

Since Idaho does not distinguish between regular deposits and pet deposits, you have several structuring options:

Option 1- Single Combined Deposit

• Charge one large security deposit that covers everything
• Example: $2,500 total security deposit for a $1,200/month rental
• Simpler accounting but tenants might balk at the high upfront cost

Option 2- Separate Pet Deposit

• Charge a standard security deposit plus an additional pet deposit
• Example: $1,500 security deposit + $800 pet deposit
• Clearer allocation of risk but remember- under Idaho law, these are both security deposits subject to the same rules

Option 3- Deposit Plus Non-Refundable Fee

• Charge a refundable deposit plus a non-refundable pet fee
• Example: $1,500 security deposit + $300 non-refundable pet fee
• The non-refundable fee is not a "deposit" under Idaho Code § 6-321, so different rules apply

I will explain each approach with real examples from our Idaho portfolio.

Pet Deposits vs. Pet Fees vs. Pet Rent (Idaho Edition)

Through Hemlane, we have tested different pet fee structures across 240 Idaho units. Here is what we have learned:

Pet Deposits (Refundable)

These are security deposits specifically designated for pet damage. Under Idaho Code § 6-321 you must:

• Return them within 21 to 30 days of lease termination
• Provide itemized deductions for actual pet-caused damage
• Exclude normal wear and tear

What we charge in Idaho: $300 to $800 depending on pet size and property value

A Boise landlord in our network charges $500 pet deposit for dogs under 40 pounds and $750 for larger dogs. Over three years, he has withheld an average of $340 per pet tenant for damage, meaning the $500 deposit usually covers it and the $750 provides a cushion for bigger dogs.

Pet Fees (Non-Refundable)

This is where Idaho's flexibility shines. Non-refundable pet fees are not "deposits" under state law, so they do not need to be returned. They are simply fees for allowing pets.

What we charge: $200 o $500 one-time fee

The key legal distinction: these cannot be called "deposits" if they are non-refundable. Call them "pet fees," "pet administrative fees" or "pet allowance fees" and never "non-refundable pet deposits."

A Meridian landlord we work with charges a $350 non-refundable pet fee plus a $400 refundable pet deposit. His reasoning: the $350 covers extra turnover cleaning (which happens regardless of damage) and the $400 deposit covers actual damage if it occurs.

Pet Rent (Monthly)

Idaho has no restrictions on pet rent. It's simply additional monthly rent for having a pet.

Market rates we see:

• Boise/Meridian metro: $35-60/month
• Coeur d'Alene area: $30-50/month
• Pocatello/Idaho Falls: $25-40/month
• Rural areas: $20-35/month

Pet rent is non-refundable and does not count as a security deposit. Over a two-year lease, $40/month generates $960 in additional revenue which is roughly equivalent to charging a $960 non-refundable fee upfront but spread over time.

The Structure That Works Best

After analyzing our Idaho properties, here is the structure with the best outcomes (highest occupancy, lowest dispute rates and adequate damage coverage):

For properties renting under $1,200/month:

• Security deposit: 1.5x monthly rent
• Pet deposit: $400-500 (refundable)
• Pet rent: $30-40/month

For properties renting $1,200-2,000/month:

• Security deposit: 1.5-2x monthly rent
• Pet deposit: $500-750 (refundable)
• Pet rent: $40-60/month

For properties over $2,000/month:

• Security deposit: 2x monthly rent
• Pet deposit: $750-1,000 (refundable)
• Pet rent: $60-75/month

This balances adequate protection with remaining competitive. We've found that total move-in costs (first month + deposits) exceeding 3x monthly rent start scaring away good tenants, even pet-free ones.

Service Animals and ESAs: Where Federal Law Takes Over

Idaho's flexibility ends where federal law begins. The Fair Housing Act and Americans with Disabilities Act override state law regarding assistance animals.

What You Cannot Do

Under the FHA, landlords cannot:

• Charge pet deposits for service animals or emotional support animals
• Charge pet rent for assistance animals
• Charge any pet-related fees for assistance animals
• Impose breed, size or weight restrictions on assistance animals
• Deny housing based on the presence of an assistance animal

I learned this watching an Idaho Falls landlord get sued. He had a policy that stated "No dogs over 50 pounds and $750 pet deposit for any dog." When a tenant requested accommodation for a 70-pound service dog, he said, "Fine, but you are paying the $750 deposit and I will need to raise it to $1,000 because of the size."

Settlement cost: $8,500 plus legal fees. The federal law is crystal clear: assistance animals are not pets and you cannot charge fees for them. Period.

Service Animals vs. Emotional Support Animals

Service Animals (covered by ADA and FHA):

• Must be dogs (or miniature horses in some cases)
• Must be trained to perform specific tasks for someone with a disability
• Have public access rights in addition to housing rights
• Landlords can ask if the animal is required because of a disability and what work or task the animal has been trained to perform.
• Landlords cannot require proof of training or certification

Emotional Support Animals (covered by FHA only):

• Can be any species
• Don't require specific training
• Provide therapeutic benefit through companionship
• Have housing rights but not public access rights
• Landlords can request documentation from a licensed healthcare provider

Requesting ESA Documentation in Idaho

You can request a letter from a licensed healthcare provider which includes:

• Confirmation that the tenant has a disability without disclosing the specific disability
• Statement that the animal provides therapeutic benefit related to the disability
• Evidence that the provider has a professional relationship with the tenant

According to HUD guidance on assistance animals, landlords should be cautious about online ESA letters. Red flags include:

• Letter purchased from a website with no established patient relationship
• Provider licensed in a different state with no connection to the tenant
• Letter lacking specific information about the tenant's need

A Coeur d'Alene landlord showed me an ESA request where the "healthcare provider" was a website that charged $49 for instant letters. The letter was generic template language, dated the same day as the rental application, from a provider in Florida (tenant had never been to Florida).

He requested clarification about the therapeutic relationship. The tenant couldn't provide evidence of any actual treatment or ongoing relationship. After consulting an attorney he denied the request based on insufficient documentation and it held up.

But be careful, wrongfully denying a legitimate ESA request violates the Fair Housing Act. When in doubt consult an attorney. A consultation costs $200-400 - a Fair Housing violation costs $10,000-50,000.

Tenant Responsibility for Damage

Here is what many landlords do not realize - even though you can not charge deposits or fees for assistance animals tenants ARE still responsible for damage beyond normal wear and tear.

HUD's assistance animal guidance explicitly states: "While housing providers may not require a pet deposit or fee for assistance animals they may charge for repairs if and when a tenant's assistance animal causes damage to the tenant's home or common areas."

That Idaho Falls service dog case I mentioned? The landlord could have avoided the lawsuit by accommodating the animal without fees. Then if the dog actually caused damage, he could have deducted repair costs from the standard security deposit which applies to all tenants, not just pet owners.

What Actually Works in Idaho's Pet Rental Market

Here is the data from our 240 Idaho units over the past three years:

Pet-Friendly Units (155 units):

• Average time to rent: 18 days
• Average tenant retention: 22 months
• Move-out damage exceeding deposit: 14% of cases
• Average damage when it occurs: $825

No-Pet Units (85 units):

• Average time to rent: 31 days
• Average tenant retention: 15 months
• Move-out damage exceeding deposit: 7% of cases
• Average damage when it occurs: $520

The math: Pet-friendly units fill 13 days faster (worth $600-900 in saved vacancy on a $1,400/month rental) and retain tenants 7 months longer (saving $2,000-3,000 in turnover costs).

Yes, damage rates are higher, but when you factor in pet deposits, pet fees and pet rent collected the economics strongly favor pet-friendly policies in Idaho's market.

Breed Restrictions: The Insurance Issue

Idaho does not regulate breed restrictions but your insurance company probably does. Every insurance policy I have reviewed for Idaho landlords has exclusions or surcharges for certain breeds.

Common restricted breeds:

• Pit bulls/American Staffordshire Terriers
• Rottweilers
• Doberman Pinschers
• German Shepherds
• Akitas
• Chow Chows
• Huskies/Malamutes

Here is the catch: these restrictions do not apply to service animals. So you need breed restriction language in your lease that explicitly exempts assistance animals.

Bad lease language: "No pit bulls, Rottweilers or German Shepherds allowed."

Good lease language: "The following dog breeds are restricted due to insurance requirements: [list]. These restrictions do not apply to service animals or emotional support animals as defined by the Fair Housing Act for which reasonable accommodations will be made."

A Nampa landlord forgot to include the exemption language. When she tried to accommodate a service animal German Shepherd "as an exception," the tenant filed a Fair Housing complaint arguing that framing it as an "exception" rather than a right violated the FHA.

She had to settle and revise all her leases. The exemption language prevents this issue.

Building an Idaho-Specific Pet Policy

After three years managing Idaho properties, here's the pet policy structure that works:

Pet Application Requirements

Don't just say "pets allowed." Require a pet application including:

Pet Information:

• Type, breed, age, weight
• Spayed/neutered status
• Current photos

Veterinary Records:

• Proof of rabies vaccination as required by most Idaho municipalities
• Proof of other core vaccinations
• Veterinarian contact information

Behavioral Information:

• Has the pet ever bitten anyone?
• Any property damage history?
• Previous landlord reference specifically about the pet

We use Hemlane's pet screening tools, which compile this information and flag potential issues. About 8% of pet applications get flagged for concerns (bite history, previous damage, expired vaccinations).

Lease Language That Protects You

Your Idaho pet policy should specify:

Allowed Pets: "Tenant may keep [number] pets with prior written approval. Approved pets: Dogs under [weight], cats (maximum 2), caged animals (one aquarium up to 20 gallons OR one small caged pet). Prohibited: Exotic animals, livestock, reptiles, and [restricted breeds if any]."

Financial Terms: "Pet deposit: $[amount], refundable upon lease termination less any pet-related damages beyond normal wear and tear. Pet fee: $[amount], non-refundable, due at lease signing. Pet rent: $[amount]/month per pet, due with regular rent."

Assistance Animal Exemption: "Pet deposits, fees, and restrictions do not apply to service animals or emotional support animals as defined by federal and state law. Tenants requiring such animals should contact landlord to request reasonable accommodation."

Tenant Responsibilities: "Tenant agrees to keep pets on leash in common areas, immediately clean up pet waste, prevent excessive noise, maintain current vaccinations, ensure pet does not cause damage or disturbance and comply with local animal control ordinances."

Consequences: "Violation of pet policies may result in: (1) written warning, (2) $[amount] fine per violation, (3) removal of pet within [X] days, or (4) lease termination for severe or repeated violations."

Regular Inspections

Idaho law requires "reasonable notice" before landlord entry. The Idaho Attorney General's Landlord-Tenant Manual recommends 24 hours as a reasonable standard.

For pet units, we do:

• Move-in inspection with photos (critical for proving pet damage later)
• Quarterly inspections for the first year
• Semi-annual inspections if no issues found

At each inspection, we document:

• Overall property condition
• Signs of pet damage (scratches, stains and odors)
• Pet waste management in the yard
• Any lease violations

This documentation is essential for withholding deposits. Under Idaho Code § 6-321(2), you must provide "a detailed list of expenditures made from the deposit." Without photos proving pre-existing condition and documenting damage progression, tenants successfully challenge deductions.

Real Idaho Situations From Our Properties

The $4,200 Deposit That Backfired

A Boise landlord charged $2,800 security deposit + $1,400 pet deposit on a $1,400/month rental. Legally? Absolutely fine in Idaho. Smart? Not so much.

The unit sat vacant for 67 days because qualified tenants could not afford the $5,600 move-in cost (first month + deposits). Lost rent: $3,100. When someone finally rented it (without pets), turnover costs for a shorter-tenancy renter added another $1,800.

Total cost of the overly aggressive deposit: $4,900 vs. maybe $800 in pet damage risk if he'd been more reasonable.

The Service Dog Accommodation Done Right

An Idaho Falls landlord had a tenant request accommodation for a 75-pound Labrador service animal. His lease restricted dogs over 50 pounds due to insurance.

Instead of denying or charging fees, he:

1. Contacted his insurance agent immediately
2. Confirmed service animals were covered under his policy without surcharge
3. Approved the accommodation in writing within 5 days
4. Did not charge any pet fees or deposits
5. Documented the process thoroughly

Result: Excellent tenant for 2.5 years, zero property damage, zero Fair Housing issues. The dog was better behaved than many kids who'd lived in the unit.

The ESA Documentation Challenge

A Coeur d'Alene tenant applied with two cats and requested ESA accommodation for both. The documentation:

• Letter from a California therapist
• Dated one week before application
• Generic language about "therapeutic benefit of animal companionship"
• No mention of why two animals were necessary

The landlord (working with an attorney) requested clarification:

• How long has the therapeutic relationship existed?
• Was the consultation in-person, via telemedicine, or other?
• What is the specific therapeutic benefit that requires two ESAs versus one?

The tenant never responded. After 14 days, the landlord denied the ESA request due to insufficient documentation but offered to rent to her with regular pet policies (deposit + rent).

She declined and rented elsewhere. No Fair Housing complaint was filed.

Key lesson: You can request reasonable documentation and clarification. You just have to know how to do it correctly.

The Pet Damage That Paid For Itself

A Meridian landlord rented to a tenant with a medium-sized dog. Pet structure:

• $500 pet deposit
• $300 non-refundable pet fee
• $45/month pet rent
• Total over 18-month lease: $1,610 collected

At move-out:

• Scratched hardwood floors in entryway: $480
• Damaged door trim: $120
• Deep cleaning for odor: $180
• Total damage: $780

He withheld $780 from the $500 pet deposit plus $280 from the regular security deposit (documented with photos, contractor quotes, receipts). Total collected from all pet fees/deposits: $1,610. Total damage: $780.

Net result: +$830 over the life of the tenancy. The pet policy covered the damage and generated additional income.

This is how Idaho's flexibility should work: structure policies that adequately protect you while remaining competitive.

Frequently Asked Questions

Can I charge whatever I want for pet deposits in Idaho?

Legally? Yes. Idaho has no cap on security deposits. Practically? No—excessive deposits will price you out of the market. Research local rates: we see $300-800 pet deposits most commonly. Charging $2,000+ will scare away responsible pet owners who'd be great tenants.

Do I have to allow emotional support animals?

Yes, under the Fair Housing Act—IF the tenant provides legitimate documentation from a licensed healthcare provider confirming they have a disability and the animal provides therapeutic benefit. You can request this documentation and deny requests based on insufficient proof, but be careful: wrongful denials violate federal law.

Can I require renters insurance that covers pet liability?

Absolutely. Idaho law doesn't prohibit this, and it's smart risk management. Specify in your lease: "Tenant must maintain renters insurance with minimum $100,000 liability coverage including pet liability." If their dog bites the mailman, their insurance handles it.

What counts as "normal wear and tear" vs. pet damage?

Idaho Code § 6-321(1) defines normal wear and tear as "deterioration which occurs based upon the use for which the rental unit is intended and without negligence, carelessness, accident, or misuse."

Normal wear: Light scratches on doors from paws, minor carpet wear in high-traffic areas, some pet hair in vents

Pet damage: Deep scratches/gouges, urine stains requiring carpet replacement, chewed trim or baseboards, persistent odors needing professional remediation, torn screens

Document everything with photos. Without proof of condition before the pet moved in, it's hard to prove damage.

How quickly must I return pet deposits?

Within 21 days of lease termination (or up to 30 days if specified in the lease). You must provide an itemized statement of deductions with "a detailed list of expenditures." Missing this deadline means you forfeit your right to withhold any portion of the deposit.

Can I charge pet rent on month-to-month leases?

Yes. Pet rent is simply additional rent. As long as it's specified in the lease or rental agreement, it's legal. For month-to-month leases, you'd typically need to give proper notice before adding pet rent if it wasn't in the original agreement.

What if the tenant gets a pet after signing a no-pet lease?

This is a lease violation. Under Idaho law, you must provide written notice specifying the violation and giving the tenant a reasonable opportunity to cure (typically 3 days for lease violations). If they don't remove the pet, you can proceed with eviction.

However, if they claim it's an ESA, stop immediately and evaluate the accommodation request under Fair Housing law. Don't proceed with eviction until determining if it's a legitimate assistance animal.

The Resources Idaho Landlords Need

Idaho State Resources:

• Idaho Code Title 6, Chapter 3 - Landlord-Tenant Law
• Idaho Code § 6-321 - Security Deposit Statute
• Idaho Attorney General's Landlord-Tenant Manual - Comprehensive guide

Federal Fair Housing Resources:

• HUD Fair Housing Act Overview
• HUD Guidance on Assistance Animals
• ADA Information on Service Animals

Idaho Human Rights Commission:

• Idaho Human Rights Commission - Fair housing enforcement
• Filing a complaint: (208) 334-2873

Local Resources:

• Boise landlords: Check City of Boise rental ordinances
• Coeur d'Alene: Specific deposit return requirements (21 days vs. state's 30)
• Pocatello, Idaho Falls, Meridian: Follow state law; no additional local ordinances

How Hemlane Handles Idaho Pet Policies

Managing Idaho properties through Hemlane, we've built tools specifically for Idaho's unique legal environment:

Flexible Deposit Tracking: Unlike platforms designed for states with deposit caps, ours handles Idaho's unlimited deposits and tracks pet deposits separately from general security deposits for clear accounting.

Pet Screening Integration: Automated pet applications collecting all necessary information, flagging concerns (bite history, missing vaccinations), and maintaining documentation.

Idaho-Specific Lease Templates: Pet clauses that include assistance animal exemptions, proper definition of pet vs. non-pet fees, and Idaho Code § 6-321-compliant deposit language.

21-Day Deposit Return Tracking: Automated reminders ensuring you meet Idaho's deadline with itemized statements and proper documentation.

Inspection Documentation: Photo uploads with timestamps, condition reports, and before/after comparisons that hold up when tenants challenge deductions.

Fair Housing Compliance: ESA request workflows that help you request proper documentation without asking prohibited questions.

But whether you use our platform or manage independently, the key principles remain the same for Idaho pet rentals:

1. Use your flexibility wisely - Idaho's lack of deposit caps is an advantage, but excessive fees hurt you
2. Structure comprehensive policies - Pet applications, detailed lease clauses, regular inspections
3. Document everything obsessively - Photos at move-in, during inspections, at move-out
4. Respect federal Fair Housing law - Your state flexibility ends where federal protections begin
5. Calculate the full economics - Faster occupancy and longer tenancies often outweigh damage risks

The Bottom Line on Idaho Pet Rentals

That coffee-spitting moment when I learned Idaho has no deposit cap? It taught me an important lesson: flexibility is powerful, but only when used intelligently.

Idaho gives landlords remarkable freedom to structure pet policies. You can charge substantial deposits, add monthly pet rent, require extensive screening, and impose breed restrictions—all things that would be illegal or limited in other states.

But here's what three years managing Idaho properties taught me: the landlords who succeed aren't those who charge the most. They're the ones who use Idaho's flexibility to create policies that:

• Adequately protect their properties
• Remain competitive in their local markets
• Comply with federal Fair Housing requirements
• Attract responsible pet owners who'll stay long-term

Through our Idaho portfolio, pet-friendly properties with balanced policies (deposits around $500, pet rent $35-50/month, clear but not excessive restrictions) consistently outperform both aggressive-fee properties and no-pet properties.

The future of Idaho rental housing is pet-friendly—66% of U.S. households own pets, and that number keeps rising. The question isn't whether to allow pets, but how to do it profitably and legally.

About the Author: Rachel Brennan has managed Idaho rental properties since 2021, currently serving as Mountain West Regional Manager for Hemlane where she oversees 240 units across Boise, Meridian, Coeur d'Alene, Idaho Falls, and Pocatello. She's worked with Idaho landlord associations and Fair Housing attorneys to develop compliant pet policies. She's not an attorney, and this article doesn't constitute legal advice. For specific questions about Idaho landlord-tenant law or Fair Housing compliance, consult with a licensed Idaho attorney.

About Hemlane: We provide property management software built for the unique requirements of each state's landlord-tenant laws. Our Idaho-specific tools handle unlimited security deposits, flexible pet fee structures, 21-day deposit return tracking, and Fair Housing-compliant ESA verification workflows. Try Hemlane free for 14 days to see how we help Idaho landlords maximize their pet rental income while staying compliant with state and federal law.