Wyoming Security Deposit Demand Letter
In Wyoming a landlord must return your deposit and a written itemization within 30 days, or 15 days after you give a forwarding address, whichever is later. An owner who unreasonably fails to comply owes the full deposit plus court costs. Attorney review available.
Introduction
A security deposit demand letter is a written demand a Wyoming tenant sends a former landlord to recover a security deposit that has not been returned, before filing in small claims court. Under the Wyoming Residential Rental Property Act, the owner must deliver or mail the balance of the deposit, together with a written itemization of any deductions and the reasons for them, within 30 days after termination of the rental agreement or within 15 days after receiving the renter's new mailing address, whichever is later; if there is damage to the unit, this period is extended by another 30 days (Wyo. Stat. 1-21-1208(a)). The renter must, within 30 days of termination, notify the owner of the location where payment and notice may be made or mailed. A deposit may be applied only to accrued rent, to damage beyond reasonable wear and tear, to the cost to clean the unit to its condition at the beginning of the rental agreement, and to other costs provided by the contract (1-21-1208(a)). If the owner unreasonably fails to comply, the renter may recover the full deposit and court costs (1-21-1208(c)); Wyoming does not impose a doubling or trebling of the deposit. If the demand is ignored, a Wyoming tenant can sue in small claims court for up to $6,000, exclusive of costs (Wyo. Stat. 1-21-201), and the deadline to sue on a written lease is ten years (Wyo. Stat. 1-3-105). DocDraft builds your Wyoming security deposit demand letter from your facts, with attorney review available before you send it.
Key Things to Know
- 1
A security deposit demand letter is a written demand a Wyoming tenant sends a former landlord to recover a deposit withheld past the state deadline, before taking the landlord to small claims court.
- 2
The owner must deliver or mail the balance of the deposit and a written itemization of any deductions within 30 days after termination of the rental agreement, or within 15 days after receiving the renter's new mailing address, whichever is later, and this period is extended by 30 days if there is damage (Wyo. Stat. 1-21-1208(a)).
- 3
A deposit may be applied only to accrued rent, to damage to the unit beyond reasonable wear and tear, to the cost to clean the unit to its condition at the beginning of the rental agreement, and to other costs provided by the contract (Wyo. Stat. 1-21-1208(a)).
- 4
The owner may not charge the deposit for reasonable wear and tear, and any portion of a deposit is nonrefundable only if the rental agreement says so and the renter was given written notice of that fact when the deposit was taken (Wyo. Stat. 1-21-1208(a), 1-21-1207).
- 5
A written itemization of any deductions, together with the reasons for them, must be delivered or mailed to the renter with the balance of the deposit within the same period (Wyo. Stat. 1-21-1208(a)).
- 6
If the owner unreasonably fails to comply with the return and itemization requirement, the renter may recover the full deposit and court costs (Wyo. Stat. 1-21-1208(c)); Wyoming imposes no doubling or trebling of the deposit.
- 7
If the demand is ignored, a Wyoming tenant can sue in small claims court for up to $6,000, exclusive of costs (Wyo. Stat. 1-21-201); the deadline to sue on a written lease is ten years (Wyo. Stat. 1-3-105).
Key decisions before you file
Before you file a Security Deposit Demand Letter in Wyoming, a few decisions shape the document: which option to choose and what each one means. The Security Deposit Demand Letter guide walks through them.
Open the Security Deposit Demand Letter guideCustomize your Security Deposit Demand Letter Template with DocDraft
Wyoming Requirements for Security Deposit Demand Letter
A Wyoming owner must deliver or mail the balance of the deposit and a written itemization of any deductions within 30 days after termination of the rental agreement, or within 15 days after receiving the renter's new mailing address, whichever is later, extended by 30 more days if there is damage (Wyo. Stat. 1-21-1208(a)). Your demand letter should state that this deadline has passed.
An owner who keeps any part of the deposit must deliver or mail the renter a written itemization of the deductions, together with the reasons for them, along with the balance of the deposit, within the same period the deposit is due (Wyo. Stat. 1-21-1208(a)). A missing or vague itemization supports a demand for the full deposit.
A Wyoming deposit may be applied only to accrued rent, to damage to the unit beyond reasonable wear and tear, to the cost to clean the unit to its condition at the beginning of the rental agreement, and to other costs provided by the contract (Wyo. Stat. 1-21-1208(a)). Deductions outside these categories can be disputed.
A Wyoming owner may not charge the deposit for reasonable wear and tear; deductible damage is limited to damage beyond reasonable wear and tear (Wyo. Stat. 1-21-1208(a)). Charges for normal use, such as worn carpet or faded paint, are improper.
A portion of a Wyoming deposit is nonrefundable only if the rental agreement states that it is and the renter is given written notice of that fact when the deposit is taken (Wyo. Stat. 1-21-1207). Without that disclosure, a claimed nonrefundable charge does not bar your demand for the deposit.
If a Wyoming owner unreasonably fails to comply with the return and itemization requirement, the renter may recover the full deposit and court costs (Wyo. Stat. 1-21-1208(c)). Wyoming imposes no doubling or trebling of the deposit, but an unreasonable refusal can add your court costs to what the owner owes.
Within 30 days of termination, a Wyoming renter must notify the owner of the location where payment and notice may be made or mailed (Wyo. Stat. 1-21-1208(a)). Send the demand using a trackable method such as certified mail with return receipt, and keep a copy of the letter and the delivery record for a later small claims filing.
If the demand is ignored, a Wyoming tenant may sue in small claims court for up to $6,000, exclusive of costs (Wyo. Stat. 1-21-201). The deadline to sue on a written lease is ten years (Wyo. Stat. 1-3-105), though filing promptly after the demand is the practical course.
Frequently Asked Questions
It is a written demand a Wyoming tenant sends a former landlord to recover a security deposit the owner did not return within the time that Wyo. Stat. 1-21-1208(a) allows. The letter states the amount owed, disputes any improper deductions, and asks for payment by a set date. A written demand also documents that you provided the mailing address the statute requires and that the owner unreasonably failed to comply, which lets you recover the full deposit and court costs under 1-21-1208(c).
A Wyoming security deposit demand letter is an informal written request that costs nothing to send and asks the owner to pay before any case is filed. Small claims court is a formal case you file, usually after the demand is ignored, where the claim limit is $6,000, exclusive of costs (Wyo. Stat. 1-21-201). The demand letter often resolves the dispute on its own, and if it does not, it becomes evidence that you asked for the deposit first.
A Wyoming owner must deliver or mail the balance of the deposit and a written itemization of any deductions within 30 days after termination of the rental agreement, or within 15 days after receiving the renter's new mailing address, whichever is later (Wyo. Stat. 1-21-1208(a)). If there is damage to the unit, this period is extended by another 30 days. The renter must, within 30 days of termination, tell the owner where payment and notice may be mailed.
Wyoming does not double or treble the deposit. Instead, if the owner unreasonably fails to comply with the return and itemization requirement, the renter may recover the full deposit and court costs (Wyo. Stat. 1-21-1208(c)). Citing this in your Wyoming demand letter signals that an unreasonable refusal can add your court costs to the amount the owner already owes.
A Wyoming owner may apply the deposit only to accrued rent, to damage to the unit beyond reasonable wear and tear, to the cost to clean the unit to the condition it was in at the beginning of the rental agreement, and to other costs provided by the contract (Wyo. Stat. 1-21-1208(a)). The owner may not charge for reasonable wear and tear, and deductions outside these categories can be disputed in your demand letter.
Yes. A Wyoming owner who keeps any part of the deposit must deliver or mail the renter a written itemization of the deductions, together with the reasons for them, along with the balance of the deposit, within the same period the deposit is due under Wyo. Stat. 1-21-1208(a). A missing or vague itemization supports your demand for the full deposit and, if the owner unreasonably fails to comply, your court costs under 1-21-1208(c).
A Wyoming small claims action may seek up to $6,000, exclusive of costs (Wyo. Stat. 1-21-201). A deposit claim can include the full deposit plus your court costs where the owner unreasonably failed to comply, under Wyo. Stat. 1-21-1208(c). The deadline to sue on a written lease is ten years (Wyo. Stat. 1-3-105), though sending your demand letter and filing promptly is the practical approach.
A Wyoming demand letter should identify you and the owner, give the rental address and the dates of the tenancy, state the deposit amount, and confirm that you gave the owner your new mailing address within 30 days of termination. It should note that the return and itemization deadline under Wyo. Stat. 1-21-1208(a) has passed, dispute any improper deductions, state the exact amount owed, and demand payment by a specific date, adding that an unreasonable failure to comply lets you recover the full deposit and court costs under 1-21-1208(c).