Effective Date: November 1, 2025
Jurisdiction: State of Idaho
Applies To: All landlords, property managers, agents and listing entities using the Tentunit platform to list residential rental properties (including student, young-professional and family housing) in Idaho.
1. Purpose
This Statement defines the operational, legal and ethical obligations that landlords must meet when listing properties via Tentunit in Idaho. Use of the platform constitutes landlord’s acceptance of this Statement, the Tentunit Terms of Service, Payment Terms, Fair Housing & Equal Access Policy, and all applicable federal, state and local law. This document is not legal advice; landlords should consult counsel for full compliance.
2. Listing Accuracy, Transparency & Advertising Standards
Landlords must ensure listings are truthful, complete, current, and fully reflective of the unit being offered and the terms.
Required Disclosures
Each listing must clearly and upfront disclose:
- Monthly rent amount, lease term (start/end or renewal/notice term) and earliest availability date.
- All upfront and recurring fees: application/processing fees, move-in or administrative fees, parking or amenity fees, pet fees or deposits, any utility re-billing/allocation charges.
- Security deposit amount (or fee in lieu if applicable), conditions for return or deduction, and timeframe for return.
- Utilities responsibilities: which utilities tenant pays, which landlord pays; method of sub-metering/allocation if used.
- Unit condition and amenities: ensure photos reflect the actual unit being offered, not model units unless clearly disclosed.
- Screening criteria: e.g., income requirements, credit criteria, guarantor/co-signer policy, any student-housing policy.
- Listing availability status: units no longer genuinely available must be updated or removed promptly.
Prohibited Practices
- Advertising units that are not genuinely available or not updating availability status promptly.
- Misrepresenting unit size (bedrooms/bathrooms), finishes, condition, views, amenities, or location.
- Use of “starting at” or “from” pricing without fully disclosing eligibility, unit count, timing.
- Omitting material fees or displaying misleading cost information so that a reasonable renter is misled.
- Bait-and-switch: advertising one set of unit/terms, then offering a materially different unit or terms without clear disclosure.
Applicable Legal Context
While Idaho’s statutes are less prescriptive in some areas compared to other states, landlords must still adhere to general duties of disclosure, truth in advertising, and non-misleading marketing. For example, the security deposit law under Idaho Code §§ 6-320, 6-321 governs return of deposits.
3. Fair Housing & Equal Access
Landlords must comply with:
- Federal Fair Housing Act (42 U.S.C. § 3601 et seq.).
- Applicable Idaho law and any local ordinances regarding protected classes and rental housing.
Landlords must:
- Apply screening criteria uniformly and neutrally to all applicants without regard to protected status (race, color, religion, sex, national origin, disability, familial status).
- Provide reasonable accommodations or modifications for persons with disabilities when required by law.
- Avoid discriminatory language or practices in advertising, screening, communications or leasing decisions.
- Maintain documentation of screening criteria, decisions and any accommodation requests.
4. Communication Standards & Platform Responsiveness
To support Tentunit’s student/young-professional market and ensure platform credibility, landlords must maintain timely, documented communication.
- Acknowledge listing inquiries, application submissions or maintenance/repair requests via Tentunit (or other documented channel) within 24 hours, and aim for a substantive response within 48 hours.
- Notify applicants of status (approved, denied, wait-list) and notify tenants of scheduled entries/inspections/maintenance or changes in terms/policies.
- Maintain listing data currency: if rents change, availability changes, photos or policies change, update listing promptly.
- Communicate professionally, respectfully, non-discriminatory. Repeated failures to respond or abusive/ discriminatory conduct may lead to listing removal or account suspension by Tentunit.
5. Lease Execution, Legal Compliance & Contract Terms
All leases executed via Tentunit for Idaho properties must comply with Idaho law and reflect best-practice standards.
Required Lease Elements & Obligations
- The lease must be in writing (or digital equivalent) and properly executed by landlord/agent and tenant. While oral agreements may be valid under Idaho law in some cases, for clarity and platform compliance a written lease is strongly recommended.
- Must include landlord/agent full legal name and mailing address for service and notices.
- Must clearly state: rent amount, payment schedule, lease term (fixed or periodic), renewal/termination mechanics, security deposit amount and handling, all recurring and one-time fees, utility responsibilities, screening criteria, student-oriented terms (sub-letting, roommates, early termination) if applicable.
- Include required disclosures: e.g., federal lead-based paint hazard disclosure if unit built before 1978; any state/local required disclosures.
- Lease must not include terms waiving statutory tenant rights (e.g., for deposit return) or permitting unlawful self-help (lock-outs, utility shut-off). Under Idaho law, tenants are permitted certain rights for repair and deposit recoupment.
- Termination/notice provisions must align with Idaho law: For non-payment of rent, Idaho Code § 6-303 provides for 3-day notice to pay or quit.
- Late fees must be disclosed in the lease; while Idaho law does not strictly cap late fees, they must be reasonable and detailed in the lease.
6. Habitability, Maintenance & Repair Obligations
Landlords must deliver and maintain leased premises in a safe, habitable, clean, and code-compliant condition per Idaho law. Although Idaho’s statute does not impose as many prescriptive habitability standards as some states, the implied warranty of habitability and general common law duties apply.
Key obligations include:
- Maintain structural integrity: roofs, walls, floors, windows/doors, stairways/porches, hand-rails must be safe and sanitary.
- Provide functioning utilities/systems if they are provided in the lease: heating (if implied), plumbing, electrical, sanitation, secure locks.
- Respond in a reasonable timeframe to tenant-reported conditions that materially affect health or safety; while Idaho law does not define a fixed standard for all conditions, best practice is to respond promptly, especially to emergencies.
- Maintain documentation: repair request date/time, vendor/work order, completion date/time, tenant communications, before/after photos.
- Landlord must not retaliate against tenants for exercising legal rights (requesting repairs, deposit claims, appropriate terminations).
7. Entry, Inspection & Tenant Privacy
Landlords must respect the tenant’s right to quiet enjoyment and provide access for legitimate reasons with appropriate notice and documentation.
- Idaho law does not provide a fixed statewide statutory minimum notice for non-emergency entry in all cases, but customary best practice (and recommended for compliance) is at least 24 hours’ written notice and entry during reasonable hours (e.g., 8:00 a.m.–8:00 p.m.).
- Entry must be for legitimate purposes: repairs, inspections, showing unit to prospective tenants/purchasers, agreed improvements, as specified in lease.
- Landlord must document: notice sent (date/time), tenant occupant presence or consent, date/time of entry, purpose, condition observed and photographs if applicable.
- Offer tenant opportunity for a move-out inspection or checklist is best practice; document condition to support deposit handling.
8. Security Deposit Handling & Administration
Idaho’s law on security deposits (Idaho Code §§ 6-320, 6-321) provides important rules.
Key Rules
- Definition: “Security deposit” means any money deposited with a landlord for any purpose other than payment of rent. § 6-320.
- Return timeline: After the tenant surrenders the premises at termination of tenancy, the landlord must either refund all of the deposit or provide a partial refund within 21 days if no alternative timeframe is agreed; if the lease provides a longer period the maximum is 30 days. § 6-321(2).
- Deductions: Landlord may deduct only for unpaid rent, damages to the premises beyond normal wear and tear, and any other contingencies agreed upon in deposit arrangement. § 6-321(1). Normal wear and tear cannot be charged.
- No statutory cap on deposit amount: Idaho has no statewide maximum limit on the amount of security deposit a landlord may charge (though some conflicting sources suggest “one month’s rent” in some contexts).
- Holding/interest: Idaho law does not require that security deposits be held in a separate escrow or interest-bearing account in all cases, though if a third-party property manager holds the deposit some separate account requirement applies. § 6-321(4).
- Ownership change transfer: If property changes ownership during tenancy, the new owner is liable for refund of deposit. § 6-321(1) & (3).
- Remedies: If landlord fails to comply (e.g., does not provide itemized list or fails to return within timeframe), tenant may demand return by written notice and may sue for up to three times the amount wrongfully withheld plus court costs and attorney’s fees. § 6-320(4).
Tentunit Requirements for Landlords
- Use a signed move-in condition checklist with date-stamped photos at start of tenancy.
- Clearly disclose in listing and lease: deposit amount, conditions for deductions, timeframe for return, forwarding address requirement.
- Maintain full ledger of deposit collection, deductions, itemized statements, return/refund date, and tenant forwarding address documentation.
- Ensure deposit is processed in compliance with timeline and statutory requirements; keep proof of mailing/ return.
- Avoid labeling any portion of deposit as “non-refundable” unless explicitly agreed and lawful under lease; clearly disclose all fees and deposits.
- On change of ownership of property during tenancy, ensure successor landlord assumes deposit liability and notify tenant accordingly.
9. Student-Housing & Young-Professional Specific Standards
Given Tentunit’s focus on student/young-professional rentals, landlords must observe additional standards:
- In the listing disclose: proximity to campus/university, public transit/parking policy/fees, sub-letting or early-termination policy, renewal or non-renewal process.
- Provide digital onboarding materials tailored to younger renters: move-in guide, utility-setup instructions, emergency contact info, roommate/shared-housing rules if applicable.
- Avoid predatory practices aimed at students (e.g., excessive non-refundable fees, misleading claims, forced guarantor without alternative).
- Maintain communication channels (mobile/app notifications, after-hours support) appropriate for younger demographic.
- House rules (cleaning schedules, noise/guest policy, roommate obligations) must align with statutory rights and lease; must be disclosed clearly in listing and lease.
10. Documentation, Audit, Compliance & Platform Enforcement
Landlords must maintain institutional-level documentation; Tentunit retains strong enforcement rights.
Record-Keeping Requirements
For each unit/tenancy the landlord must maintain:
- Listing metadata: upload date, photo version history, fee changes, availability changes.
- Applicant/screening logs: inquiries, screening criteria applied, approvals/denials, dates and communications.
- Lease files: executed lease (digital or paper), amendments, renewals, disclosures, guarantor documentation if applicable.
- Maintenance/repair logs: tenant request date/time, vendor/work-order number, completion date/time, tenant notifications, date-stamped photos before/after.
- Entry/inspection logs: notice date/time, entry date/time, purpose, attendees, observations/photos.
- Security deposit records: deposit amount, date collected, move-in checklist/photos, forwarding address document, deductions itemized statement, refund date.
- Communication logs: tenant-landlord messages via Tentunit or other documented channels; listing inquiries/applications; maintenance scheduling; entry/inspection notices; lease renewal/termination communications.
Tentunit Enforcement Rights
Tentunit may:
- Audit landlord’s compliance (listing, lease, maintenance/entry, deposit handling) at any time without prior notice.
- Suspend or remove listings for material or repeated non-compliance with this Statement, Tentunit policies or Idaho/federal law.
- Freeze or withhold landlord payouts related to units flagged for unresolved compliance issues (e.g., deposit disputes, habitability complaints).
- Terminate landlord’s platform account permanently for serious or repeated violations.
- Report violations to appropriate Idaho regulatory or enforcement agencies (e.g., Idaho Attorney General Consumer Protection) if applicable.
- Seek recovery of damages, attorney’s fees and platform enforcement costs caused by landlord non-compliance.
11. Indemnification
Landlord agrees to defend, indemnify and hold harmless Tentunit, its affiliates, officers, directors, employees, agents and contractors from and against any and all claims, losses, liabilities, damages, costs (including attorneys’ fees) arising out of or in connection with:
- Landlord’s breach of this Statement or any Tentunit policy.
- Landlord’s violation of federal, state or local housing or landlord-tenant laws/regulations.
- Landlord’s misrepresentation of listing, unit condition, availability, terms or fees.
- Tenant claims or disputes resulting from landlord’s acts or omissions.
- Platform investigations or regulatory enforcement triggered by landlord non-compliance.
12. Governing Law & Reference Statutes
Idaho Statutes & Reference Materials
- Idaho Code § 6-320 – Right to demand return of deposit, remedies. Idaho Legal Aid Services+1
- Idaho Code § 6-321 – Security deposits: definition, return obligations, allowable deductions, maximum timeframe. Justia+1
- Nolo overview: “Overview of Landlord-Tenant Laws in Idaho” (including deposit return timeframe and non-withholding rules). Nolo
- Rentable Guide: “Idaho Security Deposit Laws: A Complete Guide” (deposit limits, return timeframe). Rentable
- Additional deposit law resources (LandlordStudio overview) showing no statutory cap. Landlord Studio
Federal Law Foundations
- Fair Housing Act (42 U.S.C. § 3601 et seq.)
- Lead-Based Paint Hazard Reduction Act (for units built prior to 1978)
- Servicemembers Civil Relief Act (SCRA) for eligible tenants