🦬 Wyoming Eviction Notice Laws

Complete Landlord Guide to Wyoming Eviction Requirements

📋 Updated for • Wyoming Statutes Title 1

Last reviewed: January

✅ Wyoming Is Very Landlord-Friendly

Wyoming requires only a 3-day notice for non-payment of rent — one of the shortest in the nation. The Cowboy State provides efficient eviction procedures with streamlined Circuit Court processes and minimal delays. This guide covers all requirements under Wyoming Statutes Title 1, Chapter 21.

▶️ Watch: Wyoming Eviction Notice Laws Explained

📑 Table of Contents

⏰
Non-Payment Notice
3 Days
📅
Month-to-Month
30 Days
💰
Security Deposit Max
No Limit

📝 Wyoming Eviction Notice Types

Wyoming’s eviction statutes under Title 1, Chapter 21 require written notice before filing a forcible entry and detainer (FED) action in Circuit Court. The type of notice required depends on the reason for eviction — and Wyoming’s timeframes are among the shortest in the country.

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3-Day Notice to Pay or Quit (Non-Payment)

Wyo. Stat. § 1-21-1002

⏰ 3 Days

For non-payment of rent, Wyoming requires a 3-day written notice demanding payment or possession of the premises. This is one of the shortest mandatory notice periods in the entire country.

If the tenant pays all rent due within the 3-day period, the notice is satisfied and you cannot proceed with eviction. If the tenant fails to pay or vacate, you may file a forcible entry and detainer action in Circuit Court after the notice expires.

Required Notice Contents:

  • ✅ Must be in writing
  • ✅ Must state the exact amount of rent owed
  • ✅ Must demand payment or surrender of possession
  • ✅ Must give the tenant 3 full days to comply
  • ✅ Must be properly served
📄 Get Free Notice Form
💡 Do Not Accept Partial Rent

Once you’ve served a 3-day notice, avoid accepting partial rent payments without a written agreement — doing so may waive the notice and require you to start the process over. Always keep a detailed rent ledger to support your case in court.

🔧

3-Day Notice to Cure or Quit (Lease Violation)

Wyo. Stat. § 1-21-1003

⏰ 3 Days

For lease violations other than non-payment, Wyoming also requires only a 3-day notice giving the tenant the opportunity to cure the violation or vacate. This applies to violations such as unauthorized pets, unauthorized occupants, noise complaints, and similar remediable breaches.

  • ✅ Must describe the specific violation in writing
  • ✅ Must give the tenant 3 days to cure or vacate
  • ✅ If tenant cures within 3 days, eviction cannot proceed
  • ✅ If tenant fails to cure, file for FED in Circuit Court
📄 Get Free Lease Violation Notice
🚫

Unconditional Quit Notice (Serious / Repeat Violations)

Wyo. Stat. § 1-21-1003

⏰ 3 Days (No Cure)

For serious, uncurable violations or repeat violations within the same lease term, Wyoming allows a 3-day unconditional quit notice — no opportunity to cure is required. This applies to situations such as:

  • 🔴 Significant damage to the property
  • 🔴 Criminal activity on the premises
  • 🔴 Repeated violations of the same lease provision
  • 🔴 Activity threatening the health or safety of others
📅

30-Day Notice (Month-to-Month Termination)

Wyo. Stat. § 34-2-128

📆 30 Days

To terminate a month-to-month tenancy without cause, Wyoming requires notice equal to the rental period — typically 30 days. The notice must be provided before the start of the final rental period the landlord or tenant wishes to end.

Wyoming allows no-cause termination of periodic tenancies as long as proper notice is given. No reason is required.

📄 Get Free 30-Day Notice Form
📋

End of Lease / Holdover Tenant

Wyo. Stat. § 34-2-128

📆 Per Lease Terms

If a fixed-term lease expires and the tenant remains without a new agreement, they become a holdover tenant. In Wyoming, if the landlord accepts rent from a holdover tenant, the tenancy typically converts to month-to-month. If you do not want to continue the tenancy, provide 30 days’ written notice and proceed with a FED action if the tenant does not vacate.

📬 How to Properly Serve Eviction Notices in Wyoming

Wyoming law requires that eviction notices be properly delivered to the tenant before the notice period begins counting. Improper service can result in dismissal of your FED action. Use one of the following methods:

1

Personal Delivery (Preferred)

Hand the notice directly to the tenant. Note the date, time, and any witnesses present. This is the most reliable method and the hardest to dispute.

2

Leave with an Adult Household Member

If the tenant is unavailable, leave the notice with another adult who resides in the unit. Document the name of the person who received it and the date and time.

3

Post on Premises

If no one is available at the unit, post the notice in a conspicuous location — typically the front door. Take a timestamped photo immediately after posting as documentation.

4

First-Class Mail

Mail the notice to the tenant’s address by first-class mail. Retain proof of mailing. When relying on mail, add extra days to account for delivery time before the notice period begins.

📝 Best Practice: Use Multiple Methods

For maximum documentation, combine personal delivery (or door posting) with first-class mail simultaneously. Keep a copy of every notice you serve, note how and when it was delivered, and photograph the posting if used. Strong service documentation prevents dismissal on technicalities.

⚖️ The Wyoming Forcible Entry and Detainer Court Process

Wyoming evictions are filed as forcible entry and detainer (FED) actions in Circuit Court. The process is streamlined and relatively fast for an uncontested case.

1

Verify Notice Period Has Expired

Confirm the 3-day (or 30-day) notice period has passed without the tenant paying, curing, or vacating. Do not file before the notice expires — premature filing results in dismissal.

2

File FED Complaint in Circuit Court

File the forcible entry and detainer complaint in the Circuit Court for the county where the property is located. Filing fees are typically $60–$100. The court sets a hearing date, usually within 5–15 days.

3

Tenant Served with Summons

The court arranges service of the summons on the tenant, typically by a sheriff. The tenant is notified of the hearing date and their right to respond.

4

Circuit Court Hearing

Both parties appear before the judge. Bring all documentation: lease agreement, notices with proof of service, rent ledger, and any evidence of violations or damage. If the tenant fails to appear, request a default judgment for possession.

5

Judgment for Possession

If you prevail, the court enters judgment for possession. Wyoming allows tenants to appeal to District Court. If no appeal is filed within the applicable period, you can proceed to request a writ of restitution.

6

Writ of Restitution

Request a writ of restitution (writ of possession) from the court after the appeal period expires. This authorizes the sheriff to remove the tenant from the premises.

7

Sheriff Executes the Writ

The sheriff provides notice to the tenant and then returns to physically remove them if they have not vacated. Only the sheriff can execute the writ — landlords cannot remove tenants themselves.

🚨 No Self-Help Evictions

Despite Wyoming’s short notice periods, self-help evictions are still prohibited. Landlords cannot change the locks, remove the tenant’s belongings, shut off utilities, or remove doors and windows. Doing so exposes you to civil liability for damages. Always use the court process and the sheriff.

⏱️ Wyoming Eviction Timeline

Wyoming’s 3-day notice period means eviction proceedings can begin very quickly after rent becomes due. The full process from notice to lockout is among the fastest in the country.

StageTimelineNotes
📝 Notice period3–30 days3 days for non-payment & lease violations
📋 File FED complaint1 dayAfter notice period expires
📬 Tenant served with summons2–5 daysBy sheriff or process server
⚖️ Circuit Court hearing5–15 daysFrom date of filing
⏳ Appeal period3–10 daysTenant may appeal to District Court
📜 Writ of restitution issued1–3 daysAfter appeal period expires
🚔 Sheriff execution3–7 daysSheriff notifies then returns to execute

Total Realistic Timeline: Wyoming evictions for non-payment typically take 2–4 weeks from notice to lockout in uncontested cases — one of the fastest in the nation. Contested cases or District Court appeals can extend the timeline to 30–60 days.

🛡️ Common Tenant Defenses in Wyoming Evictions

Even in a landlord-friendly state with a 3-day notice requirement, tenants may raise defenses that delay or defeat an eviction. Understanding these helps you build a stronger case from the start.

💰

Rent Was Paid

The most common defense. If the tenant can prove rent was paid or properly tendered before judgment, the non-payment eviction will fail. Keep a detailed rent ledger, note all payments received (including method and date), and never accept partial rent after filing without a written conditional agreement.

🔧

Uninhabitable Conditions

Wyoming recognizes the implied warranty of habitability. If the rental unit has serious unaddressed maintenance deficiencies that were properly reported by the tenant, this may constitute a defense. See our guide to Wyoming habitability laws for the full scope of your maintenance obligations.

📝

Defective Notice

If the 3-day notice contained errors — wrong amount, missing information, improper service, or filing before the notice expired — the court will dismiss the case. Always double-check the notice for accuracy and document how and when it was served.

⚔️

Retaliation

Wyoming courts recognize retaliation as a defense to eviction. If the eviction closely follows a tenant’s complaint about habitability conditions or exercise of a legal right, the tenant may argue the eviction is retaliatory. Maintaining documented, legitimate reasons for eviction protects against this defense.

💰 Wyoming Security Deposit Rules

Wyoming security deposit requirements are governed by Wyo. Stat. § 1-21-1207.

  • Maximum Amount: No statutory limit — landlords may collect any reasonable amount
  • Separate Account: Not required by statute
  • Return Timeline: 30 days after the tenancy ends and tenant provides a forwarding address (or 15 days after receiving the forwarding address, if later)
  • Itemized Statement: Required if any deductions are made — must accompany the remaining balance
  • Normal Wear and Tear: Cannot be deducted from the security deposit
  • Penalty: Wrongful withholding entitles the tenant to damages equal to the wrongfully withheld amount, plus the landlord may be liable for attorney fees

See our full guide to Wyoming security deposit laws for complete details and requirements.

📄 Get Free Security Deposit Itemization Form 📄 Get Free Move-In Condition Report

🔍 Avoid Evictions with Better Tenant Screening

Even with Wyoming’s fast 3-day notice process, avoiding evictions entirely saves time, money, and stress. Comprehensive tenant screening finds reliable renters before problems start.

Start Screening Today View Screening Guide

❓ Wyoming Eviction FAQ

📌 How much notice do I need to give for non-payment in Wyoming?
Only 3 days. Wyoming’s 3-day pay-or-quit notice is one of the shortest mandatory notice periods in the country. Once rent is past due, you can serve the notice immediately and file in Circuit Court as soon as the 3 days expire without payment.
📌 How fast can I evict a tenant in Wyoming?
For uncontested non-payment cases, Wyoming evictions can be completed in as little as 2–4 weeks from the date the 3-day notice is served. The 3-day notice, quick court hearings, and efficient Circuit Court process make Wyoming one of the fastest states for evictions.
📌 Where do I file an eviction in Wyoming?
Wyoming evictions are filed as forcible entry and detainer (FED) actions in the Circuit Court for the county where the rental property is located. Circuit Court is the appropriate venue for residential eviction cases throughout the state.
📌 Can a tenant stop the eviction by paying after the 3 days expire?
Possibly, but it depends on timing. Once the 3-day notice has expired and you’ve filed for eviction, a tenant may still be able to stop the process by paying all rent owed plus court costs before the judge enters judgment. However, once judgment is entered, payment alone does not automatically reverse the outcome. Courts have discretion.
📌 Can I change the locks after a tenant stops paying?
No. Self-help evictions are illegal in Wyoming regardless of how short the notice period is. Even after a tenant clearly owes rent, you cannot change the locks, remove their belongings, or shut off utilities. The lawful path is the 3-day notice followed by Circuit Court and sheriff execution of the writ.
📌 What if a tenant appeals the eviction?
Tenants can appeal a Circuit Court FED judgment to District Court. An appeal stays the eviction during the appeal process, extending the timeline. The tenant may be required to post a bond and continue paying rent pending the appeal’s outcome.
📌 Do I need an attorney for a Wyoming eviction?
Not typically for straightforward cases. Wyoming Circuit Court handles FED actions and is accessible to self-represented landlords. Most uncontested non-payment evictions are handled successfully without an attorney. Legal representation is recommended for contested cases, counterclaims, or cases involving significant back rent or property damage claims.

📚 Related Wyoming Landlord Resources

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WY Lease Agreement

Free state-compliant template
🏠

Habitability by State

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💰

Deposit Laws by State

Nationwide comparison

⚖️ Legal Disclaimer

This guide provides general information about Wyoming eviction laws under Wyoming Statutes Title 1, Chapter 21 and is not legal advice. Laws may be amended. This guide reflects requirements as of . Always consult with a qualified Wyoming attorney before proceeding with an eviction.