Wisconsin Eviction Process: Notice Requirements and Court Procedures
A complete guide to evicting a tenant in Wisconsin. Learn about 5-day notices, 14-day unconditional notices, 28-day terminations, and small claims court.
Právne upozornenie
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Wisconsin law requires landlords to follow a strict judicial eviction process. All evictions must ultimately go through small claims court (Chapter 799), and self-help evictions—like changing locks or shutting off utilities—are illegal and can expose landlords to significant liability.
Step 1: Serving the Written Notice
The type of notice and the length of time a tenant must be given to respond varies based on the reason for eviction and the type of tenancy.
Fixed-Term Leases
Month-to-Month Tenancies
Notice Requirements All notices must:
- Be in writing.
- State the exact number of days the tenant has to respond.
- Specify whether the tenant has a right to cure the issue.
- State the amount owed (for nonpayment) or the specific lease rules violated.
Step 2: Filing in Small Claims Court
If the tenant does not comply with the notice, the landlord must file an eviction action (also called a "forcible entry and detainer" action) in small claims court under Wisconsin Chapter 799.
The filing fee is relatively modest, and the court will schedule a hearing, typically within 5 to 25 days of filing.
Step 3: The Court Hearing
Both parties appear before a judge or court commissioner. Landlords should bring:
- A copy of the signed lease agreement.
- Proof of service of the written notice.
- Rent ledgers showing missed payments.
- Photographic evidence of lease violations.
If the judge rules in favor of the landlord, a writ of restitution is issued, ordering the tenant to vacate.
Step 4: Writ of Restitution
After the writ is issued, the tenant is given a brief window to voluntarily leave. If they refuse, a county sheriff is authorized to physically remove the tenant and their belongings from the property.
"Pay and Stay" (Nonpayment Only)
For a first-time nonpayment eviction brought under a 5-day notice, the tenant can halt the eviction by paying all rent owed plus any court costs before the writ is executed. However, this right is typically lost if the tenant has already been given a prior 5-day notice within the same 12-month period.
Abandoned Property
If a tenant leaves personal property behind after an eviction, Wisconsin law generally allows the landlord to dispose of the property if the tenant does not retrieve it within a reasonable time after being given notice.
Retaliatory Evictions
Wisconsin specifically prohibits landlords from evicting tenants in retaliation for:
- Reporting code violations to a government agency.
- Exercising legal rights under state or local housing law.
- Joining or organizing a tenant union.
A retaliatory eviction can be dismissed by the court and may expose the landlord to damages.
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