Wyoming Non-Payment of Rent Notice Overview
Wyoming requires a 3-day notice to pay rent or quit under Wyo. Stat. §1-21-1002 before filing a Forcible Entry and Detainer action. Wyoming has minimal specific landlord-tenant legislation, with relationships governed primarily by general contract law and the FED statute.
Wyoming evictions are filed in Circuit Court. The state's small population means courts have low caseloads and schedule hearings quickly. Natrona County (Casper) and Laramie County (Cheyenne) process the most cases.
3 Days
Notice period
$50
Avg. filing fee
Yes
Right to cure
2-3 wks
Court process
Wyoming's 3-Day Notice Requirement
Under Wyo. Stat. §1-21-1002, when a tenant fails to pay rent when due, the landlord must deliver a written notice giving the tenant 3 days to either pay the full amount of rent owed or vacate the premises. The notice must clearly state the amount of rent due, the deadline for payment, and that the landlord will terminate the rental agreement if the tenant does not comply.
Wyoming uses a 3-day notice for non-payment under the Forcible Entry and Detainer statute. Wyoming has minimal landlord-tenant regulation with no rent control, no specific tenant protection act, and a fast eviction process through Circuit Court.
Wyoming: Fast 3-Day Process with Minimal Regulation
Wyoming has one of the least regulated landlord-tenant environments in the nation. The 3-day notice counts calendar days. There is no grace period, no late fee cap, no mandatory mediation, and no winter moratorium. Circuit Court handles evictions efficiently with low filing fees. Natrona County (Casper) and Laramie County (Cheyenne) have the highest volumes.
Wyoming Legal Requirements (Wyo. Stat. §1-21-1002)
For the notice to be valid under Wyoming law, it must meet specific requirements established by statute and interpreted by Wyoming courts. A defective notice will result in dismissal of the eviction action, requiring the landlord to start the process over.
Required Notice Elements
- Written Format: The notice must be in writing. Verbal demands are not legally sufficient under Wyoming law
- Exact Rent Amount: State the precise dollar amount of rent owed, broken down by period if applicable
- Cure Period: Clearly state the tenant has 3 days to pay the full amount or vacate
- Property Address: Include the full street address and unit number of the rental premises
- Tenant Names: List all tenants named on the lease who must be served with the notice
- Termination Warning: State that the rental agreement will terminate if rent is not paid within the notice period
- Landlord Information: Include the landlord's name, address, and contact information
Wyoming Grace Period & Late Fee Rules
No statutory grace period. Understanding Wyoming's specific rules about when rent becomes late and what fees can be charged is essential for properly timing and drafting the non-payment notice.
No statutory cap. Must be reasonable. Landlords should ensure all fee provisions are clearly documented in the lease agreement and comply with Wyoming law.
Wyoming Late Fee Quick Reference
Grace Period
No statutory grace period.
Late Fee Rule
No statutory cap.
Partial Payment
Does not cure.
Right to Cure
Yes.
How to Serve a Non-Payment Notice in Wyoming
Wyoming law specifies acceptable methods for delivering the notice. Improper service will invalidate the notice and require the landlord to start the process over, losing valuable time. Wyoming courts require proof of proper service before proceeding with an eviction action.
Personal Delivery (Preferred)
Hand the notice directly to the tenant. This is the most reliable method and preferred by Wyoming courts. Use a witness or process server to establish proof of service.
Substitute Service
If the tenant is not available, leave the notice with a person of suitable age and discretion residing at the premises. Document the name and relationship of the person who accepted it.
Post and Mail
Post the notice conspicuously on the main entrance of the unit and mail a copy via first-class mail. Both steps must be completed for valid service under this method.
Certified Mail
Send via certified mail with return receipt requested. Keep the return receipt as proof of delivery. The notice period begins when the tenant receives or signs for the mail.
File After Notice Expires
After the notice period passes without payment, file an eviction complaint in Wyoming Circuit Court. Include the original notice and proof of service with your filing.
Wyoming Non-Payment Eviction Timeline
The Wyoming eviction process for non-payment follows a structured timeline. Understanding this timeline helps landlords plan appropriately and set realistic expectations for regaining possession.
| Step | Timeframe |
|---|---|
| Serve 3-Day Notice to Pay or Quit | Day 1 |
| Notice expires | Day 4 |
| File FED in Circuit Court | Day 4-6 |
| Summons served | Day 6-10 |
| Court hearing (5-14 days after filing) | Day 9-20 |
| Judgment entered | Day 9-20 |
| Writ of restitution executed | Day 12-26 |
Total: 2-3 weeks uncontested. Very fast process. Low caseloads mean prompt scheduling.
Wyoming Eviction Filing Fees & Costs
Filing fees for eviction actions in Wyoming vary by court. Below are typical costs landlords should expect.
| Fee / Cost | Typical Amount |
|---|---|
| Circuit Court Filing Fee | $40 - $70 |
| Service of Process | $15 - $40 |
| Writ of Possession/Restitution | $20 - $50 |
| Attorney Fees (if hired) | $400 - $1,500 |
| Appeal (if needed) | $75 - $200 |
Sample Wyoming 3-Day Non-Payment Notice
Below is a preview of our Wyoming-specific non-payment notice. The final document includes all statutory language required under Wyo. Stat. §1-21-1002 and is formatted for Wyoming court proceedings.
THREE (3) DAY NOTICE TO PAY RENT OR QUIT
STATE OF WYOMING
Pursuant to Wyo. Stat. §1-21-1002
TO TENANT(S):
Name(s): [All Tenants on Lease]
Property: [Full Wyoming Property Address]
RENT DUE:
Total rent owed: $[Amount]for the period of [Month/Year].
WYOMING STATUTORY NOTICE:
You have THREE (3) DAYS from service to pay the full rent of $[Amount] or quit the premises. If you fail, a Forcible Entry and Detainer action will be filed in Wyoming Circuit Court.