What repairs must a landlord make in Idaho?

Idaho landlords must repair and maintain rental units to ensure they meet basic health and safety standards, including heating, plumbing, and security.

How long does a landlord have to make repairs in Idaho?

Landlords typically have three days to fix urgent or essential repairs after receiving written notice from the tenant.

Can I withhold rent if my landlord does not make repairs?

In Idaho, you may not withhold rent but may use the 'repair and deduct' process after proper notice and waiting periods.

Where can I get official help with tenant-landlord repair disputes in Idaho?

You can file a claim or seek guidance at your local small claims court or the Idaho Courts Self-Help Center.

What is the official law covering landlord repairs in Idaho?

The Idaho Residential Landlord and Tenant Act covers landlord repair duties and tenant rights.

Idaho Landlord Repair Responsibilities Explained

Maintenance, Repairs & Habitability Idaho published: June 21, 2025

If you’re renting a home or apartment in Idaho, knowing who is responsible for fixing problems can make a big difference in your comfort and safety. Idaho law sets out specific rules for what repairs landlords must handle, how renters can request fixes, and what to do if repairs aren’t made. This guide provides an easy-to-understand summary of rights and steps for renters.

Understanding Landlord Repair Responsibilities in Idaho

Under Idaho law, landlords are legally required to provide and maintain rentals that meet basic health and safety standards. Key obligations can be found in the Idaho Residential Landlord and Tenant Act.^[1]

Keeping plumbing, heating, and electrical systems in safe working condition
Ensuring exterior doors, windows, and locks function for security
Supplying hot and cold running water, as required
Repairing any structural damage to walls, floors, ceilings, or roofs

These rules apply regardless of what your lease says. However, tenants are also responsible for keeping their units clean and reporting problems to the landlord in a timely manner.

What is Considered an Emergency Repair?

Emergency repairs are issues that threaten your safety or make your rental unlivable—for example, a broken furnace during winter or a major plumbing leak. In these cases, landlords must act quickly to resolve the issue. For routine problems, Idaho law allows a reasonable time for repairs, usually interpreted as three days for urgent repairs after written notice.

How to Request Repairs: Forms and Process

To officially ask for repairs, always put your request in writing. Idaho does not have a state-issued repair request form, but using a Written Notice of Repair Required or similar document is recommended. Here’s how to proceed:

Step 1: Write a clear, dated letter to your landlord describing the problem and requesting repairs. If possible, include photos.
Step 2: Deliver the notice in person, by mail, or as your lease requires. Keep a copy for your records.
Step 3: Allow the landlord a reasonable time, usually three days for serious issues, to make repairs (Idaho Code § 6-320).

If your landlord doesn’t fix the problem after written notice, you may have the right to arrange the repair yourself and deduct the cost from rent, or seek help from a local court. Document everything for your protection.

Official Forms and Where to Find Them

Written Notice of Repair Required (No official form number)
When to use: When you need your landlord to fix something essential in your rented unit.
Example: If your heater stops working in December, write a dated letter to your landlord describing the problem, stating when you need it fixed (suggest at least three days for urgent issues), and keep proof of your communication. Idaho Attorney General’s Landlord-Tenant Resources offers sample letters.
Small Claims Court Complaint Form (Form 7-1402)
When to use: If your landlord refuses to make repairs and you need to seek reimbursement for costs.
Example: After following the legal notice process, submit Form 7-1402 to your local county courthouse to start a claim for repair costs or damages.

Find all official Idaho court forms at the Idaho Courts Self-Help Center.

Where to Resolve Disputes: Idaho’s Tribunal

There is no dedicated statewide landlord and tenant tribunal in Idaho. Disputes are generally handled in county-level Idaho small claims courts or district courts. Forms, guides, and court information can be found on the Idaho Courts Self-Help Center website.

Tenant and Landlord Rights Under Idaho Law

The primary law governing rental repairs and habitability is the Idaho Residential Landlord and Tenant Act. This law spells out your right to a livable rental and the process for notifying landlords about needed repairs.

Landlords must follow Idaho Code § 6-320
Tenants have a duty to care for the property and report damages promptly
Intentional damage or neglect by tenants may affect your rights

For more guidance, visit the Idaho Attorney General’s Landlord-Tenant Resources.

FAQ: Idaho Landlord Repairs

What repairs must a landlord make in Idaho?
Landlords must repair and maintain items affecting health and safety, including heating, plumbing, electricity, windows, doors, and roofs.
How long does a landlord have to make repairs in Idaho?
Landlords generally have three days to fix serious issues after receiving written notice. Non-urgent repairs should be completed within a reasonable time.
Can I withhold rent if my landlord doesn’t make repairs?
No, you cannot legally withhold rent. However, after written notice and a waiting period, you may be allowed to pay for repairs and deduct reasonable costs from your rent under certain conditions.
What if my landlord retaliates after I request repairs?
Retaliation (like eviction or raising rent because you asked for repairs) is generally prohibited under Idaho law. Seek legal help if you suspect retaliation.
Where can I file a complaint if repairs aren’t made?
If repairs are not made, you can file a claim in small claims court. Instructions and forms are available at the Idaho Courts Self-Help Center.

Key Takeaways for Idaho Renters

Landlords must keep rentals safe and habitable under Idaho law
Always provide written notice and allow reasonable time for repairs
If problems aren’t fixed, you can seek court help or use "repair and deduct" after following proper procedures

Remember, documenting every step protects your rights and strengthens your case if you need court involvement.

Need Help? Resources for Renters

Idaho Attorney General—Landlord/Tenant Information
Idaho Courts Self-Help Center: Landlord/Tenant Issues
Idaho Legal Aid Services—Tenant Assistance
For in-person support, contact your local Idaho small claims or district court