Wyoming landlord-tenant law at a glance
Wyoming leaves most terms to the lease and writes rules mainly for deposits, habitability and eviction. The table sets out the points apartment owners ask about most, with the statute for each.
| Topic | Wyoming rule | Where it comes from |
|---|---|---|
| Notice before filing an eviction | Written notice to quit at least 3 days before the action | W.S. 1-21-1003 |
| Nonpayment as a ground | Rent unpaid for 3 days after it is due | W.S. 1-21-1002(a)(i) |
| Security deposit cap | None in the Residential Rental Property Act | W.S. 1-21-1201 to 1-21-1211 |
| Nonrefundable deposits | Lease must say whether any part is nonrefundable, with written notice when the deposit is taken | W.S. 1-21-1207 |
| Deposit return | 30 days after the lease ends, or 15 days after receiving the renter’s new address, whichever is later; 30 more days if there is damage | W.S. 1-21-1208 |
| Landlord entry | No notice period in the Act; renter may not unreasonably deny access | W.S. 1-21-1205(a)(iii) |
| Habitability | Safe, sanitary, fit for human habitation; working electrical, heating and plumbing, with hot and cold water | W.S. 1-21-1202 |
| Trial date | Summons served 3 to 12 days before the trial date set by the judge | W.S. 1-21-1004 |
How much notice does a landlord have to give in Wyoming?
Before filing an eviction, a Wyoming landlord must serve a written notice to quit at least three days before starting the case, under W.S. 1-21-1003. The Wyoming Judicial Branch calls it a three-day notice to quit. It can be handed to the tenant or left at the tenant’s usual home or place of business if the tenant cannot be found, and the court’s instructions say the server must be 18 or older and should complete a notarized affidavit of service.
The grounds are listed in W.S. 1-21-1002. They include tenants holding over after their term, failure to pay rent for three days after it is due, and renters who violate the duties in W.S. 1-21-1204 or the prohibited acts in 1-21-1205.
The Residential Rental Property Act does not contain a section setting a notice period for ending a month-to-month tenancy. Put the period you want in your lease and follow it, and ask a Wyoming attorney before ending a tenancy without a written term.
Security deposit rules in Wyoming
Wyoming does not cap security deposits, but it controls how they are described and returned. The lease must state whether any part of the deposit is nonrefundable, and the owner must give the renter written notice of that when taking the deposit, under W.S. 1-21-1207.
Under W.S. 1-21-1208, the owner must return the balance, any prepaid rent and a written itemization of deductions within 30 days after the rental agreement ends, or within 15 days after receiving the renter’s new mailing address, whichever is later. If there is damage to the unit, the deadline is extended by 30 days. Deductions can cover unpaid rent, damage beyond reasonable wear and tear, cleaning to restore the unit and other costs the contract allows.
An owner who unreasonably fails to comply can be ordered to pay the renter the full deposit plus court costs. Utility deposits follow their own rule: the refund is due within 10 days after the renter shows the bills are paid.
Can a Wyoming landlord enter without notice?
The Residential Rental Property Act does not set a notice period for landlord entry. It works from the renter’s side instead: under W.S. 1-21-1205(a)(iii), a renter may not unreasonably deny access to, refuse entry to or withhold consent to enter the unit.
That makes the lease the place to set entry rules. Most owners write in a notice period for routine entry and an exception for emergencies, and give that notice in writing before showings to buyers, lenders and appraisers. A renter who unreasonably refuses entry is violating 1-21-1205, which is itself a ground for an eviction action under 1-21-1002.
Repairs and the owner’s duties
An owner must keep each unit safe, sanitary and fit for human habitation, with working electrical, heating and plumbing systems and hot and cold running water, under W.S. 1-21-1202, unless both sides agree otherwise in writing. Seasonal rentals not meant to have those systems are exempt.
A renter who is current on rent and has reasonable cause to believe the unit falls short must give written notice describing the problem and the fix wanted, by certified mail or as 1-21-1003 allows. The owner must then act within a reasonable time, by starting repairs or by telling the renter in writing that the claim is disputed, under W.S. 1-21-1203.
If repairs would cost more than is reasonable given the rent and the property, the owner can end the lease instead, with written notice that gives the renter 10 to 20 days to find other housing and a prorated refund of prepaid rent and the deposit. The owner is not liable under the Act for claims of mental suffering or anguish, and need not fix damage the renter or guests caused.
The Wyoming eviction process and timeline
Wyoming evictions are forcible entry and detainer actions, filed in circuit court. Once the three days in the notice to quit have run, the owner files a complaint, and the court issues a summons. Under W.S. 1-21-1004, the summons must be served not less than 3 nor more than 12 days before the trial date the judge sets, which keeps the gap between service and trial short.
If the owner wins, the court issues a writ of restitution at the owner’s request after judgment, under W.S. 1-21-1012. If the renter still does not leave, W.S. 1-21-1211 lets the sheriff remove the renter’s belongings and bar re-entry without further court action. The owner can apply the deposit to damage and recover damage beyond the deposit, plus 10% annual interest on the unpaid amount.
- Step 1: serve a written notice to quit and wait at least three days.
- Step 2: file a complaint for forcible entry and detainer in circuit court.
- Step 3: serve the summons 3 to 12 days before the trial date.
- Step 4: attend the hearing; the tenant may file an answer but is not required to.
- Step 5: after judgment, ask for a writ of restitution for the sheriff to carry out.
Can an LLC handle its own eviction in Wyoming?
Yes, in limited cases. W.S. 1-21-1017 lets a business entity appear in a forcible entry and detainer case through an owner, shareholder, member or partner, without an attorney, if the entity owns a majority interest in the property, every owner signs a written notice to the court and the parties, and the judgment sought is within the limit set in W.S. 1-21-201.
If an attorney appears for the entity, the tenant is entitled to a continuance to get a lawyer. Many apartment buildings are held in LLCs, so this rule can save an owner fees on a simple nonpayment case.
Does Wyoming have rent control?
We found no Wyoming statute that caps rents, and the Residential Rental Property Act contains no limit on rent amounts or increases, so rent on a market-rate apartment is whatever the lease sets. A landlord who wants a new rent for a month-to-month tenant offers new terms under the lease.
Rent-restricted units are the exception. Buildings financed with tax credits or other housing programs carry rent limits in their regulatory agreements, and those limits bind a buyer as well.
Recent changes for Wyoming landlords
The Wyoming Judicial Branch revised its landlord and tenant self-help forms, with the notice to quit, complaint, summons and writ of restitution forms dated April 2025 and tenant instructions dated September 2024. Download fresh copies before each filing rather than reusing old ones.
On the tax side, Wyoming’s 2025 homeowner exemption in Senate File 69 covers single-family dwellings and does not reach apartment buildings, so rental owners did not share in that relief.
What happens to leases and deposits when you sell in Wyoming
Leases continue after a sale, and the buyer takes the building subject to them. Under W.S. 1-21-1209, whoever holds the owner’s interest when a rental agreement ends is bound by the deposit rules in 1-21-1207 and 1-21-1208. In practice that makes the buyer responsible for returning deposits to tenants who move out after closing.
So the deposit money has to move with the building. A 30-unit property holding $1,000 per unit has $30,000 of tenant deposits, and the buyer will expect that amount as a credit on the settlement statement.
- Credit all deposits and prepaid rent to the buyer at closing.
- Hand over every lease, including any nonrefundable deposit notices under 1-21-1207.
- Give the buyer move-in condition records so they can support deductions later.
- Send tenants written notice of the new owner and where to pay rent.
Selling a Wyoming apartment building with tenants in place
Skyline buys apartment buildings with five or more units in Wyoming, with leases and tenants in place. We buy directly, close on your timeline, and can work inside 1031 deadlines. We take over deposits at closing and work with you on tenant notices.
For the tax side of a sale, see Wyoming capital gains tax on real estate and the 1031 exchange in Wyoming. For carrying costs, see the property tax rate in Wyoming.
