Eviction In Wyoming

Eviction in Wyoming follows a legal process similar to other U.S. states, with specific rules designed to protect both landlords and tenants. Eviction is never ideal, but when it becomes necessary, landlords must follow the procedures outlined in Wyoming law to avoid delays, dismissal, or potential liability related to tenant-landlord legal disputes.

Wyoming law has its own unique provisions for eviction. For example, landlords must issue specific notices for nonpayment, lease violations, and illegal activity on the premises.

If you own and rent properties in the state of Wyoming, you are responsible for complying with Wyoming eviction laws, including understanding tenant rights. Because landlord-tenant legislation can change over time, it’s important to stay updated on current rules and pending legislation. In this article, we break down each step of the legal eviction process in Wyoming.

Innago does not provide legal advice. The content and materials provided in this article are for general informational purposes only and may not be the most up-to-date information. Wyoming’s eviction laws can be found at WS § 1-21-1001 to 1-21-1017.

Reasons for Eviction in Wyoming

In Wyoming, tenants may be evicted for nonpayment of rent, lease violations, or illegal activity as outlined under Wyoming Statutes § 1-21-1002.

Nonpayment of Rent

Failure to pay rent on time is one of the most common grounds for eviction in Wyoming. Rent is considered late the day after it is due unless a grace period is provided in the lease, which must then be honored. If rent goes unpaid, landlords may issue a 3-day notice to pay or quit, giving the tenant three days to pay the full balance or vacate the premises. If the tenant does not comply, the landlord may proceed with filing a forcible entry and detainer action in court.

Lease Violations

Tenants can also be evicted for breaching the lease agreement. Common violations include:

• Having unauthorized pets or occupants
• Causing damage beyond normal wear and tear
• Interfering with the quiet enjoyment of other tenants
• Failing to keep the premises in a safe and sanitary condition

In these cases, landlords typically serve a 3-day notice to cure or quit. If the violation is not corrected within that period, the landlord may proceed to court to regain possession of the property.

Illegal Activity

Wyoming law also allows for eviction when tenants (or their guests) engage in illegal activity on the property. These violations are usually non-curable, meaning tenants do not get the chance to fix the problem. Landlords may issue a 3-day unconditional notice to quit, requiring the tenant to leave immediately. Illegal activity may include:

• Drug-related offenses on or near the property
• Violent or threatening behavior endangering neighbors or other tenants
• Criminal activity that qualifies as a public nuisance

If the tenant does not vacate after receiving this notice, the landlord can file for eviction in court.

Additional Reading: Wyoming Landlord Tenant Rental Rights & Laws [2025]

Eviction Process in Wyoming

1. Landlord serves a three-day eviction notice.
2. Landlord files an eviction lawsuit with the court.
3. Court serves tenant a summons.
4. Landlord and tenant attend court hearing and receive judgment.
5. Tenant gets two days to move out.
6. Sheriff returns to forcibly remove the tenant.

In Wyoming, tenants can be evicted for holding over, failing to pay rent, or violating any tenant legal obligations under WS § 1-21-1204 or 1-21-1205. According to Wyoming eviction law, evictions can also occur in the event of a sale of the property or when a squatter occupies the land without color of title (WS § 1-21-1002).

1. Landlord Serves a Three-Day Eviction Notice

The first step in the Wyoming eviction process is sending a formal notice. If any of the above lease violations occur, the landlord must first serve a Wyoming eviction notice and state the number of days the tenant has to fix the violation or move out. For all violations in this state, the landlord should send a Wyoming 3 day notice to vacate and state that the tenant has three days to remedy or cure the violation (WS § 1-21-1003).

• Rent Demand Notice: 3 days to pay or quit. If rent is unpaid when due, Wyoming landlords may deliver this notice stating the amount of unpaid rent required to remedy the breach and the date on which the lease will terminate if it is not paid (not less than three days after receipt of the notice) (WS § 1-21-1003).
• Lease Violation Notice: 3 days to cure or quit. If a tenant violates another lease term, the landlord must deliver this notice stating the breach and what is required to remedy it, as well as the date on which the lease will terminate if the tenant does not cure the breach (not less than three days after receipt of the notice) (WS § 1-21-1003).

Note that if a lease violation or noncompliance by the tenant is severe and non-curable, the landlord is not required to provide the tenant an opportunity to fix the issue and can simply send a three-day notice to quit. For all evictions, the landlord may recover actual damages and reasonable attorney’s fees.

2. Landlord Files an Eviction Lawsuit with the Court

The next step in the Wyoming eviction process is filing a complaint with the court. If the tenant has not cured the breach by the end of the notice period (or if the violation is uncurable and the notice period expires), the landlord may file a forcible entry and detainer action (the eviction lawsuit) in the Wyoming Circuit Court within the same judicial district as the rental property (WS § 1-21-1001).

The eviction complaint form generally includes the following:

• The county and case number
• The names and addresses of both parties
• A description of the rental property
• The reason and basis for the eviction
• The monthly rent rate
• The amount of rent, damages, and other fees due
• A demand for possession

The landlord will also need to complete and file a Civil Cover Sheet (downloadable here) and pay a filing fee or $70 (WY Stat § 5-9-135).

3. Court Serves Tenant a Summons

After the landlord files a claim, the court will issue a summons to be served to the tenant. The summons demands the tenant’s presence in court on a specified date and time. The date of the court hearing will be the return day of the summons by default (unless the action is continued, the place of trial changes, or one of the parties requests a jury) (WS § 1-21-1008).

The summons also includes:

• The name of the court and both parties
• The name and address of the landlord’s attorney (or the landlord, if unrepresented)
• The cause of the complaint
• The time and place of the trial
• A warning that failure to appear and defend may result in a default judgment against the tenant
• The clerk’s signature and court seal

The landlord must complete the summons form properly and then present it to the clerk for signature and seal. The landlord will then need to have it served to the tenant by the sheriff of the county, a U.S. marshal or marshal’s designee, or any person at least 18 years old who is not a party in the case. The fee to have the sheriff serve the summons in Wyoming is $50 for the first three attempts and $10 for each subsequent attempt (WY Stat § 18-3-608).

Service of the summons along with a copy of the complaint should be made personally to the tenant whenever possible – if not, it can be served by leaving a copy with a resident over 14 years old at the rental unit, by serving it to an employee at the tenant’s place of business, or by delivering a copy to an agent authorized to receive service of process (WY Rules of Civil Procedure, Rule 4). Service must be completed between three and 12 days before the trial date (WS § 1-21-1004).

The tenant is not required to file a written answer to the complaint to attend the hearing (WS § 1-21-1004). Tenants can also request a continuance (a delay of the hearing), but it cannot be longer than two days unless the tenant gives a bond to the landlord with good and sufficient surety approved by the circuit court. This bond covers the rent and other costs that may accrue if the tenant loses the case (WS § 1-21-1007).

4. Landlord and Tenant Attend Court Hearing and Receive Judgment

On the day of the eviction hearing, the landlord should bring copies of the lease agreement, the eviction notice with proof of service, the complaint, and any evidence of the lease violation. Both the landlord and tenant will present their cases and any evidence to the judge, who will afterwards issue a judgment.

If the judge rules in the landlord’s favor, the circuit court will enter a judgment for the landlord’s restitution of the property as well as any rent and any other amounts due (WS § 1-21-1008). Note that if the renter damaged the rental property, they are liable for the cost of those damages plus interest at 10% per annum on unpaid amounts. The landlord may take legal action to recover those damages (WS § 1-21-1211).

At the landlord’s request, the court will also issue a Writ of Restitution authorizing the tenant’s removal from the rental premises (WS § 1-21-1012). The landlord can ask for a writ immediately after the trial or later.

5. Tenant Gets Two Days to Move Out

After it is issued, the writ will be directed to the sheriff of the county. Unless the tenant files an appeal, the sheriff must execute it and remove the tenant within two days after receiving the writ (Sundays excepted). This effectively gives the tenant two days’ notice or less to vacate the unit (WS § 1-21-1013).

6. Sheriff Returns to Forcibly Remove the Tenant

If the tenant has not moved out when the sheriff returns, the officer will forcibly remove the tenant with their possessions and restore possession of the property to the landlord (WS § 1-21-1013).

Appeals

If the tenant files an appeal, the sheriff will immediately delay the execution of the writ and place the tenant back in possession if they have already been removed. The tenant’s appeal cannot delay the execution unless the tenant executes and files a bond with the court within 48 hours after the judgment is entered. This bond must have two or more sufficient sureties approved by the court to cover any costs the landlord would be owed should the tenant lose the appeal. The appeal court may require a larger bond from the tenant (WS § 1-21-1014).

Additionally, while the appeal is pending, the tenant is responsible for depositing all rent payments with the court as it becomes due. If at any point the tenant stops paying rent, the landlord may be awarded a default judgment (WS § 1-21-1015).

Storage Rules

If the tenant leaves behind any personal property after the eviction, it must be stored and disposed of in the following manner according to WS § 1-21-1210):

• Any trash, hazardous materials, perishable items, or otherwise valueless and abandoned property may be disposed of immediately.
• For valuable property, the landlord must provide written notice to the tenant describing the items and stating that they have seven days to claim their property before it is disposed of. This notice can be served formally, mailed by certified mail, or published in a local newspaper.
• If the landlord gets no written response from the tenant stating their intent to claim the items, they will be deemed abandoned. The landlord can retain or dispose of them.
• If the tenant does respond in writing before the seven days are up, the landlord must hold the items for an additional seven days after the response is received. If the tenant fails to take possession of the items within the additional 15-day period, they are deemed abandoned.
• The tenant is responsible for paying all storage and removal costs (including reasonable costs if the landlord stores the property themselves) and must do so before claiming their belongings.
• The landlord is not liable for any loss or damage of items resulting from storage.

Evicting a Squatter in Wyoming

A squatter is a person who moves into a vacant or abandoned property without getting permission from the owner or paying rent. Squatters can usually be charged as criminal trespassers and be evicted like any other tenant. However, some squatters can receive the right to possession by meeting certain state-determined criteria. In Wyoming, squatters must have lived in the property for ten continuous years to invoke Wyoming squatters rights and claim right of possession (WS § 1-3-103). Their possession must also be:

• Hostile/Adverse—The squatter must not have a valid lease with the owner
• Actual—The squatter must be actively residing on the property
• Open and Notorious—The squatter is openly and obviously living there.
• Exclusive—The squatter does not share possession of the property with anyone else.
• Continuous—The squatter must hold continuous and uninterrupted possession.

While relatively rare, if a squatter meets all these criteria, they have “color of title”: the right of legal ownership without having a written deed to the property. They can file an action for adverse possession in Wyoming to legally obtain the title to the property. However, in most cases, a squatter will not meet the criteria and can be removed. If you think a squatter is living in your vacant property in Wyoming, you should:

1. Call local law enforcement.
2. Determine whether the person is a trespasser or a squatter.
3. If the person is a trespasser, they can be removed immediately by a police officer.
4. If the person is a squatter, you must contact the sheriff’s office.
5. Send the squatter an eviction notice as per the eviction process in Wyoming.
6. If the squatter does not vacate the premises by the end of the notice period, file for eviction and follow the typical eviction process.
7. Only the sheriff can physically remove a squatter from your property. You cannot do so, and neither can a police officer.

Additional Reading: Wyoming Squatter's Rights & Adverse Possession Laws [2025]

How Much Does an Eviction Cost in Kentucky?

This chart shows estimates of the approximate cost of an eviction in Wyoming, according to civil procedure in the state and iPropertyManagement. A highly accurate estimate of an eviction is impossible to provide, as cases and circumstances vary so widely. Remember to factor in other losses due to an eviction as well, such as lost rent and time.

How Long Does an Eviction Take in Wyoming?

The chart below shows an estimate of the duration of each part of the Wyoming eviction process timeline. Keep in mind that the length of eviction cases varies widely depending on the complexity of the eviction, the court’s current caseload, and whether or not the tenant contests or appeals the lawsuit.

Evictions are often stressful, costly, and time-consuming. Fortunately, many issues can be avoided if landlords take proactive steps to prevent problems before they escalate. Here are some best practices for Wyoming landlords:

• Screen tenants thoroughly using credit, eviction, and criminal background checks to reduce the risk of problem renters.
• Perform routine property inspections to ensure tenant well-being and compliance with lease terms.
• Use simple, straightforward leases that clearly outline landlord and tenant responsibilities in plain language.
• Show flexibility when appropriate, such as granting a short grace period or negotiating a one-time accommodation, to maintain good tenant relationships.
• Keep communication open and professional, so tenants feel comfortable reporting problems before they grow into eviction-worthy issues.
• Consider alternatives to eviction like payment plans, mediation, or temporary lease adjustments, which can save time and money.

Additional Reading: Wyoming Background Checks & Screening Online

Although avoiding eviction is ideal, there are times when it may become necessary. If you must proceed with an eviction in Wyoming, keep these best practices in mind:

• Follow Wyoming’s notice and filing requirements carefully to avoid delays or dismissal in court.
• Maintain detailed documentation of lease agreements, notices, communications, and tenant payment history, since these records are crucial evidence.
• Avoid “self-help” evictions such as changing locks, removing tenant belongings, or shutting off utilities—these actions are illegal and could expose you to liability.
• Do not accept partial rent payments once an eviction is filed unless a written agreement is in place, as this may complicate the case.
• Consult a landlord-tenant attorney familiar with Wyoming law for guidance and representation if needed.

Conclusion

The eviction process in any state can be long and complex, so hiring an eviction attorney is advised in most cases. It’s also important to note that municipalities and local governments often have stricter laws and requirements for landlords, so be sure to check local statutes as well as state ones. However, by reviewing the legal procedures and Wyoming laws on eviction, you can feel more confident pursuing an eviction in this state.

Innago does not provide legal advice. The content and materials provided in this article are for general informational purposes only and may not be the most up-to-date information.

FAQs

How much notice does a landlord have to give a tenant in Wyoming?

For nonpayment of rent, landlords must give a 3-day notice to pay or quit. For most lease violations, tenants are also given a 3-day notice to cure or quit.

Can a landlord evict a tenant without going to court in Wyoming?

No. Self-help evictions are illegal in Wyoming. Landlords cannot change locks, shut off utilities, or remove tenant belongings. All evictions must be filed through the court system.

What are valid reasons for eviction in Wyoming?

Tenants may be evicted for nonpayment of rent, violating lease terms, or engaging in illegal activity. Illegal activity usually results in an unconditional 3-day notice to quit.

How long does the eviction process take in Wyoming?

The timeline varies, but most evictions take a few weeks, depending on how quickly the court schedules the case and whether the tenant contests the eviction.

Do tenants have special protections in Wyoming?

Wyoming does not currently have a statewide right-to-counsel program, but tenants are entitled to proper notice, due process, and a court hearing before removal.

Additional Resources

• Wyoming Rules of Civil Procedure – The specific rules of civil procedure and court policies in Wyoming.