Boise property management
A 1910 North End bungalow and a 2021 Harris Ranch build ask different things of a manager. We live in West Boise and handle both.
Renting out a home in Boise
Boise is the only city we serve that has renter protections of its own. For an owner self-managing from out of state, that is four ordinances to track and get wrong. For us it is ordinary paperwork.
What that means in practice
- The City’s Notice of Tenant Rights + Responsibilities goes out with every lease we sign.
- Repair requests are logged and dated, which is what an anti-retaliation ordinance ultimately turns on.
- Application fees, screening criteria, and every owner fee are published before anyone applies.
Neighborhoods
All of Boise, not only these. A few areas we know street by street:
- North End
- East End
- Downtown
- Boise Bench
- Southeast Boise
- Harris Ranch
- Barber Valley
- West Boise
Boise rules worth knowing
Four City ordinances apply to a Boise rental on top of Idaho law. They apply whether or not a home is professionally managed.
What the City requires
- A tenant-rights notice. New tenants must receive the City’s Notice of Tenant Rights + Responsibilities.
- No retaliation. A landlord may not retaliate for a repair request, a code complaint, joining a resident association, or hiring a lawyer.
- Lawful income counts. Any lawful, verifiable income must be considered, including wages, self-employment, benefits, child support, and retirement.
- Deposits on displacement. If a tenant is displaced by demolition or substantial renovation, the full deposit is presumed returnable.
What the City doesn’t set
- Application fees and deposits
- Idaho law reserves those to the owner, so a Boise landlord may charge what they like. We charge $40 per adult in every city we serve, and publish the screening criteria before anyone pays it.
- Housing Choice Vouchers
- The source-of-income ordinance does not require a landlord to take Section 8. Every other lawful source of income is still protected. We do not accept Housing Choice Vouchers.
Ordinance summaries, not legal advice. Boise publishes the current text under Renter Protections. Checked September 2026.
Boise questions
What does property management cost in Boise?
The same as everywhere else we work: 8% of rent collected, $495 to place a tenant, $495 one-time setup per home, and $0 to renew the same tenant. Repairs are billed at vendor cost with no markup. See every fee.
Do you manage homes in an HOA?
Yes. We review the CC&Rs before listing to find any HOA rental rules, and we can help with HOA correspondence and confirm current HOA requirements as needed.
Do you charge tenants junk fees?
No. There is no resident benefit package and no monthly add-on. Paying rent online carries only the processing fee our payment provider charges, which we pass on as charged. Tenants pay rent, their own utilities, and whatever the lease says about pets.
Already renting in Boise?
The rest of this page is yours: who to call to turn on power, gas, water, trash, and irrigation at a Boise address. If you are still looking for a home, start with the criteria.
Utilities in Boise
Who to call to start, stop, or move service at a Boise home.
| Service | Provider | Contact |
|---|---|---|
| Electricity | Idaho Power | (208) 388-2323 Start, stop, or move service |
| Natural gas | Intermountain Gas | (208) 377-6840 Start, stop, or transfer service |
| Water (most of Boise) | Veolia Water Idaho | (800) 305-4737 Contact customer service |
| Water (West Bench) | Capitol Water Corp. | (208) 375-0931 Website |
| Sewer, trash, recycling, compost | City of Boise Utility Billing | (208) 608-7460 Move in or move out |
| Pressurized irrigation | City of Boise in 14 subdivisions, otherwise an irrigation district | Find your irrigation district |
| Internet | Varies by address | Sparklight CenturyLink |
Trash and recycling are collected by Republic Services through the City’s Curb It program and billed by the City. Tenants start City utility service by phone; move-out has a form. Checked September 2026. Providers can change, so confirm with the provider before a move.
What would your Boise home rent for?
A rent range for your address, how long it should take to lease, and an estimate of our fees. Every report is custom built for your home, and we read each one before it goes out.