Overview
Wyoming does not cap the amount a landlord may charge as a security deposit, but state law (Wyo. Stat. § 1-21-1201 et seq.) sets clear rules for how deposits must be returned and what deductions are permissible. Wyoming is notable for its two-tier return timeline: 15 days if no deductions are made, and 30 days if deductions apply.
This guide covers everything landlords and tenants need to know about security deposits in Wyoming.
Deposit Limits
Wyoming does not impose a statutory limit on the amount a landlord may charge as a security deposit. Landlords are free to set the deposit at any amount they choose.
In practice, most landlords charge between one and two months' rent. While there is no statutory cap, tenants should be aware of the deposit amount before signing a lease and ensure it is clearly stated in the rental agreement.
Key considerations:
- No statutory cap: Landlords have full discretion over the deposit amount
- Nonrefundable fees: If any portion of the deposit or fee is nonrefundable, this must be clearly disclosed in the lease agreement
- Written agreement: The deposit terms should be clearly documented in the rental agreement
Allowable Deductions
Landlords may deduct from the security deposit for the following reasons:
- Unpaid rent: Any rent owed at the time of move-out
- Damage beyond normal wear and tear: Costs to repair tenant-caused damage to the property
- Cleaning: Costs to restore the unit to the condition it was in at the start of the tenancy
- Other lease obligations: Unpaid utilities or other charges specified in the rental agreement
What Constitutes Normal Wear and Tear?
Normal wear and tear includes:
- Minor scuffs and marks on walls from everyday use
- Small nail holes from hanging pictures
- Worn carpet from regular foot traffic
- Faded paint due to aging or sunlight
- Minor wear on countertops, fixtures, and appliances
Damage beyond normal wear and tear includes:
- Large holes in walls or doors
- Stained, burned, or torn carpet
- Broken windows, appliances, or fixtures
- Pet damage (scratches, stains, odors)
- Excessive filth requiring professional cleaning
- Unauthorized alterations or modifications
Return Timeline
Wyoming has a two-tier return timeline:
- 15 days: If the landlord does not make any deductions, the full deposit must be returned within 15 days of the lease termination and the tenant vacating the property
- 30 days: If the landlord makes deductions, the remaining deposit and an itemized written statement must be returned within 30 days
The return must include:
- The remaining deposit amount (if any deductions were made)
- An itemized written statement listing each deduction, the reason for the deduction, and the amount charged
If the landlord fails to return the deposit or provide the required statement within the applicable time period, the landlord may forfeit the right to withhold any portion of the deposit.
The tenant should provide the landlord with a forwarding address in writing to ensure timely return of the deposit.
Dispute Resolution
If a tenant believes their deposit was wrongfully withheld, they can:
- Send a demand letter to the landlord requesting the return of the deposit with a detailed explanation of the dispute
- File a claim in Small Claims Court (Circuit Court handles small claims up to $6,000 in Wyoming)
- File a complaint with the Wyoming Attorney General's Consumer Protection Unit
- Seek legal counsel for disputes exceeding the small claims limit
If the landlord fails to comply with the return timeline or itemization requirements, the tenant may be entitled to recover the full deposit amount. Courts will evaluate whether the landlord acted in good faith when making deductions.