Wyoming (WY) law guide
Wyoming's rental rules sit inside the **Wyoming Residential Rental Property Act** (W.S. 1-21-1201 through 1-21-1211), a compact statute that leans toward landlord flexibility: no deposit cap, no statewide rent control, and one of the shortest pre-eviction notice windows in the country. The state's small population and low renter share keep the legislative environment far less contentious than coastal markets, yet tenants still hold meaningful protections around habitability, deposit itemization, and the outright prohibition of self-help eviction.
Security deposit limit
No statutory cap
Deposit return deadline
30 days (up to 60 days if damage)
Statewide rent control
None
Nonpayment eviction notice
3 days (pay or quit)
Wyoming rental market snapshot
Population
~588,000 (2025 U.S. Census estimate)
Renter households
~28% of households rent
Median rent
~$1,100 (2BR)
Largest rental markets
Cheyenne, Casper, Laramie, Gillette, Sheridan
Wyoming's landlord-friendly statute and lack of any deposit cap are well matched to its tight supply markets: Cheyenne 2BR units average roughly $1,161 per month while Jackson Hole commands significantly higher premiums driven by resort demand, giving landlords wide pricing latitude that the law does nothing to restrict.
Wyoming is one of relatively few states that imposes no statutory cap on the security deposit amount. Landlords may collect whatever amount the market will bear, though most practice settling on one to two months' rent. If any portion of the deposit is designated as non-refundable, W.S. 1-21-1207 requires that fact to be disclosed in writing in the rental agreement and again at the time the deposit is collected. Failure to make that disclosure converts a non-refundable fee into a refundable one by operation of law.
Once the tenancy ends, W.S. 1-21-1208 gives the landlord 30 days from termination of the rental agreement, or 15 days from receiving the renter's new mailing address, whichever is later, to return the deposit balance along with a written, itemized list of deductions and the reasons for each. If the rental unit sustained physical damage during the tenancy, the return window extends to a total of 60 days. A separate utilities deposit must be refunded within 10 days after the tenant demonstrates that all utility charges have been paid.
A landlord who unreasonably withholds a deposit forfeits the right to retain any portion of it and is liable to the tenant for the full deposit amount plus court costs. Because Wyoming does not impose a multiple-damages penalty (unlike states that allow double or triple damages), the practical consequence for non-compliance is full restitution rather than a punitive multiplier, making accurate documentation of actual damages the landlord's strongest protection.
Wyoming has no statewide rent control law, and no city or county within the state has enacted a local rent stabilization ordinance. Landlords are free to set the initial rent at any amount and to raise it at lease renewal by any increment they choose, provided the increase is not motivated by discrimination or retaliation against a tenant who has exercised a protected legal right.
For month-to-month tenancies, Wyoming statutes do not specify an explicit written notice period before a rent increase takes effect. Best practice, widely adopted among property managers in Cheyenne, Casper, and other Wyoming markets, is to provide at least 30 days' written notice before any increase becomes effective, giving tenants enough time to accept the new terms or provide a corresponding notice to vacate. For fixed-term leases, rent generally cannot be changed mid-term unless the lease agreement expressly permits it.
Because Wyoming prohibits retaliatory rent increases under the implied protections of W.S. 1-21-1201 et seq., a landlord who raises rent shortly after a tenant complains about habitability conditions or contacts a government agency about code violations may face a retaliation defense in any subsequent eviction or damages action. Documenting a legitimate, market-based reason for the increase strengthens the landlord's position considerably.
Before filing any court action, a Wyoming landlord must serve the tenant with a written notice. For nonpayment of rent, W.S. 1-21-1002 requires a 3-day notice to pay or quit: the tenant must receive the notice and then has at least three business days to pay the full overdue amount or vacate. For lease violations other than nonpayment, the landlord also uses a 3-day notice to cure or quit. If the tenant neither pays nor vacates within that window, the landlord may file a Forcible Entry and Detainer (FED) action with the appropriate Wyoming court.
Self-help eviction is strictly prohibited in Wyoming. A landlord who locks a tenant out, shuts off utilities, removes doors or windows, or takes any other action to force a tenant out without a court order faces liability for actual damages, court costs, and attorney fees. The only lawful path to removing a tenant is through the FED court process, which proceeds relatively quickly by national standards. After the court issues a judgment in the landlord's favor, a writ of restitution is entered and the sheriff may carry out the physical removal if the tenant has not vacated voluntarily.
Wyoming courts set the move-out date between 5 p.m. on the day of the hearing and 30 days after the hearing, depending on the circumstances. Tenants who pay all past-due rent in full before the hearing may be able to avoid an eviction judgment, but once a 3-day notice has been delivered and the landlord has filed suit, there is no statutory requirement that the landlord accept late payment. The lean three-day pre-suit window is one reason Wyoming consistently ranks among the more landlord-favorable eviction regimes in the western United States.
Under W.S. 1-21-1202, every owner renting a residential unit must maintain it in a safe and sanitary condition fit for human habitation. This includes functioning plumbing, heating, electrical systems, and hot and cold running water, unless the tenant has agreed in writing to take responsibility for a specific utility or system. When a tenant provides written notice of a habitability defect, the landlord must begin corrective action within a reasonable time or formally dispute the claim in writing. A tenant who is current on rent and whose habitability complaint goes unaddressed may seek a court order compelling repairs.
Wyoming does not codify a specific number of hours of advance notice a landlord must give before entering an occupied unit for non-emergency repairs or inspections, but the general standard recognized by Wyoming courts and property management professionals is 24 hours' advance notice for any non-emergency entry. In a genuine emergency, such as a burst pipe or fire, the landlord may enter immediately without prior notice. Tenants retain the right to quiet enjoyment throughout the lease term, and any pattern of unauthorized entries could support a breach-of-contract claim.
Federal Fair Housing Act protections apply in full to Wyoming rentals, prohibiting discrimination based on race, color, national origin, religion, sex, familial status, and disability. Wyoming does not currently add protected classes beyond the federal baseline at the state statute level, though some local jurisdictions may adopt broader protections by ordinance. Tenants who believe they have been discriminated against may file a complaint with the U.S. Department of Housing and Urban Development or pursue a private civil action in Wyoming district court.
This guide is general information, not legal advice. Governing statute: Wyoming Residential Rental Property Act, W.S. 1-21-1201 through 1-21-1211. Laws change; confirm the current statute or consult an attorney before acting. Last reviewed 2026-06-04.
Wyoming FAQ
No. Wyoming law sets no maximum on security deposit amounts. Landlords may charge any amount they choose, and most collect one to two months' rent in practice. If any portion is non-refundable, that must be disclosed in writing at the time of collection under W.S. 1-21-1207.
The landlord must return the deposit balance, plus a written itemized list of deductions, within 30 days of lease termination or within 15 days of receiving your new mailing address, whichever comes later. If the unit was damaged, the deadline extends to 60 days total.
No. Wyoming has no statewide rent control law, and no city in the state has enacted a local rent stabilization ordinance. Landlords may raise rent by any amount. For month-to-month tenancies, best practice is 30 days' written notice before an increase, though Wyoming statute does not specify a required notice period.
A landlord must serve a written 3-day notice to pay or quit under W.S. 1-21-1002. The tenant has at least three business days from receipt to pay the full balance or vacate. If neither happens, the landlord may file a Forcible Entry and Detainer (FED) lawsuit in court.
No. Self-help eviction is illegal in Wyoming. A landlord who changes locks, removes doors, cuts off utilities, or takes any other action to force a tenant out without a court order faces liability for damages, court costs, and attorney fees. The only lawful eviction method is through the court-supervised FED process.
Under W.S. 1-21-1202, your landlord must maintain the unit in a safe and sanitary condition. Send written notice of any habitability problem. If the landlord fails to begin repairs within a reasonable time or formally disputes your claim, you may seek a court order requiring repairs. Being current on rent strengthens your legal position.
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