How much advance notice is required before a lot rent increase in Idaho?

Idaho Code §55-2006(1) requires a landlord to give at least 90 days' written notice to residents before increasing rent after the current lease term expires. This is the minimum the statute specifies; the rental agreement may provide longer notice.

Does Idaho cap how much lot rent can increase?

Idaho Code §55-2006 sets a process requirement — 90 days' written notice and uniformity — but does not impose a statewide dollar or percentage cap on rent increases. The amount of any increase is generally governed by the rental agreement and market conditions, not by a statutory limit.

Do rent increases have to be the same for everyone in the community?

Under §55-2006(2), rent increases must be uniform throughout the community. Where the community uses rent tiers based on lot size, home size, amenities, or location, increases must be uniform among all residents within the same tier.

Mobile home lot rent rules in Idaho

Q: Can a park pass along tax or utility cost increases?

Idaho Code §55-2006(5) permits escalation clauses that allow residents to share proportional increases or decreases in ad valorem taxes, utility assessments, or other services included in rent. Those clauses require 30 days' notice. This is a statutory option, not a guarantee of specific outcomes in any individual case.

Idaho's Manufactured Home Residency Act (Idaho Code Title 55, Chapter 20) is a dedicated statute governing lot tenancies in manufactured home communities. It sets specific procedures for how lot rent may be adjusted. The information below describes how the law generally works; anyone dealing with a specific rent increase should consider consulting a licensed attorney in Idaho.

What the statute says

The controlling section for rent adjustments is Idaho Code §55-2006, "Adjustments to rent, services, utilities or rules." Subsection (1) addresses the basic notice requirement:

A landlord may increase or decrease rents after expiration of the lease term, but only with ninety (90) days' written notice to the residents.

On uniformity, subsection (2) provides:

Rental increases shall be uniform throughout the community. When rents within a community are structured by reason of lot or home size, amenities, lot location or otherwise, rental increases shall be uniform among all homes in the same rent tier.

On rules and agreement amendments, subsection (3) requires 90 days' written notice before any amendment to the rental agreement or community rules, and limits such amendments to no more than once every six months.

For escalation clauses tied to cost changes, subsection (5) permits residents to share proportional increases or decreases in ad valorem taxes, utility assessments, or other services included in rent, with 30 days' notice required for those adjustments.

How it works in general

Idaho's approach is procedural. There is no statewide cap on the amount of a lot rent increase. Instead, the statute sets minimum notice requirements — generally 90 days' written notice before a change takes effect at lease expiration — and requires that increases be applied uniformly within the community or within rent tiers. A landlord who wishes to adjust the terms of the rental agreement or community rules more broadly must also follow the 90-day notice rule and is limited to one amendment per six-month period under §55-2006(3). Idaho Code §55-2004 confirms that Chapter 20 governs these tenancies and that rental agreement provisions conflicting with it are unenforceable.

Common scenarios

General situations Idaho manufactured home community residents commonly encounter:

A notice arrives stating lot rent will increase at the next lease renewal. The 90-day written notice requirement in §55-2006(1) is the benchmark for whether adequate notice was given.
A resident in a community with different lot sizes notices the increase differs from neighbors on smaller lots. Under §55-2006(2), increases must be uniform within the same rent tier; differences across tiers are permitted only if the tier structure was established before the increase.
A park announces a pass-through of a property tax assessment increase. If the rental agreement contains an escalation clause authorized by §55-2006(5), that pass-through requires 30 days' notice rather than 90.
A landlord proposes changing a community rule. Under §55-2006(3), that requires 90 days' notice and cannot happen more than once in a six-month period unless the resident consents.

Other authorities that may apply

Chapter 20 is the primary statute, but it is not the only authority. The written rental agreement spells out the specific terms between the parties, and Idaho Code §55-2007 sets out the provisions that must and must not appear in any rental agreement. Idaho Code §55-306 limits local governments from regulating rents for private residential property, which §55-2006(4) cross-references. Federal laws, including the Fair Housing Act, can also apply in certain circumstances. Reading the statute, the agreement, and any applicable federal requirements together gives the fuller picture.