Wyoming Security Deposit Laws: Limits, Deadlines & Deductions

Since its admission to the Union on July 10, 1890, Wyoming has maintained a legal framework that emphasizes the freedom of contract. Under the primary governing law, the Residential Rental Property Act (W.S. § 1-21-1201 et seq.), effective July 1, 1999, Wyoming landlords enjoy broad flexibility regarding security deposits, provided they comply with specific statutory return timelines.

No Statutory Limit

Wyoming state law does not impose a maximum limit on the amount a landlord can charge for a security deposit.

• Landlords can charge one month, two months, or more, depending on the applicant's creditworthiness and the perceived risk of the tenancy.
• Landlords may also charge additional, separate deposits (such as pet deposits or utility deposits) as long as they are outlined in the lease.

The timeline for returning a security deposit in Wyoming is strictly governed by statute to protect both parties.

Under W.S. § 1-21-1208, a landlord must return the balance of the security deposit within the statutory window. A written, itemized list of deductions is required only if a portion of the deposit is actually retained (W.S. § 1-21-1208(c)). These must be delivered within:

1. 30 days after termination of the rental agreement or after the landlord has regained possession of the unit (in cases of abandonment or eviction); OR
2. 15 days after receiving the tenant's new mailing address...

...whichever is later.

Statutory Timelines

If the residential rental unit has been damaged beyond reasonable wear and tear, the return period is extended by an additional 30 days (W.S. § 1-21-1208(a)). Landlords should note that the 30-day window is the standard default, but the 15-day "mailing address" rule can provide a brief extension if the tenant's forwarding information is provided late.

Utility Deposits

Money held separately as a utility deposit must be refunded within 10 days of a satisfactory showing that all utility charges incurred by the renter have been paid. If no such showing is made within 45 days of termination, the owner shall apply the deposit to outstanding utility debt within 15 days thereafter (W.S. § 1-21-1208(b)).

Allowable Deductions

A landlord may deduct from the security deposit for:

• Unpaid rent or late fees.
• Damages to the property that exceed "normal wear and tear."
• Cleaning costs required to restore the unit to the condition it was in at the start of the tenancy.
• Other costs or fees explicitly agreed upon in the lease agreement.

A written itemization of these deductions is only required if a portion of the deposit is retained; if the full deposit is returned, no itemization is required (W.S. § 1-21-1208(c)).

Normal Wear and Tear vs. Damage

• Normal Wear and Tear: Faded paint, gently worn carpets, loose door handles. Landlords cannot deduct for these.
• Damage: Broken windows, large stains or burns in the carpet, unauthorized paint colors, excessively dirty appliances. Landlords can deduct for these.

Non-Refundable Fees

Wyoming law uniquely allows landlords to charge non-refundable fees (e.g., non-refundable pet fees, cleaning fees, or move-in fees). However, there is a strict disclosure requirement: The landlord must state in writing that the fee is non-refundable before collecting the money. If this is not disclosed in the lease or a separate written notice, the tenant may be entitled to a refund.

Interest and Holding Requirements

Wyoming does not require residential landlords to hold security deposits in a separate, interest-bearing bank account, nor do landlords have to pay tenants any interest accrued on the deposit.

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