Idaho · Idaho Code §55-2509Idaho property condition disclosure: the 10-day and 3-business-day rules
In Idaho the seller of a one-to-four unit property – including non-owner-occupied rentals – delivers a signed, dated property disclosure form to the buyer or buyer's agent within 10 days after accepting the buyer's offer (Idaho Code §55-2509), and the buyer signs and returns an acknowledgment. If the buyer objects to a specific disclosure, it may rescind by a written, signed and dated notice that names the objection, delivered within 3 business days after receiving the form; deposits are returned (§55-2515).
The rules
Which property (§55-2504)
Real property with one to four dwelling units, including non-owner-occupied rentals – sale, exchange, installment contract, lease-option, option or ground lease with improvements.
10 days (§55-2509)
A signed and dated copy of the completed form within 10 days after the seller accepts the offer; the buyer signs, dates and returns a copy to acknowledge receipt.
Delivery (§55-2510)
Personal delivery, ordinary or certified mail, or fax to the other party or its agent.
3 business days (§55-2515)
The buyer may rescind with a written, signed and dated notice that identifies the specific disclosure objected to, delivered within 3 business days after receipt; otherwise the right is waived. Deposits are returned.
What the TC tracks
- Acceptance date + 10 days – the seller's delivery deadline.
- The buyer's signed acknowledgment returned to the seller.
- The 3-business-day objection window after receipt – a rescission must name the disclosure objected to.
Questions about the Idaho disclosure
When must the Idaho property disclosure form be delivered?
Within 10 days after the seller accepts the buyer's offer (Idaho Code §55-2509).
How long does an Idaho buyer have to rescind?
3 business days after receiving the form, by a written, signed and dated notice naming the specific objection (§55-2515).
Does the Idaho disclosure apply to rental properties?
Yes, it expressly includes non-owner-occupied rental property with one to four units (§55-2504).
Can an Idaho buyer rescind for any reason?
No. The rescission must be based on a specific objection to a disclosure in the statement.
Does the Idaho buyer get the earnest money back after rescinding?
Yes, the seller must return any deposits made in connection with the proposed transfer.
Related guides
Add the 10-day delivery deadline and the 3-business-day objection window as dated tasks on the deal in ClosingCode.
Start free trialSource: Idaho Code §§55-2504, 55-2505, 55-2507, 55-2509, 55-2510, 55-2515 (legislature.idaho.gov, read October 24, 2026).
General information, not legal advice. ClosingCode is software; it is not a law firm or brokerage.