Under Wyoming Statute 1-21-1001, your landlord can evict you for the following reasons:

  1. You are more than three days late paying your rent;
  2. The property you are renting is being sold under a power-of-sale, foreclosure sale, partition or other proper disposition by a third party;
  3. You did not vacate the property at the time you and your landlord agreed you would leave. The agreement should be found either in your lease or in your renewal agreement.
  4. You violated any of the duties that renters must do under the Wyoming Residential Rental Property Act. Under Wyoming Statute 1-2-1204, these duties are:
    • The rental unit is maintained in a clean and safe condition, and does not unreasonably burden the common area
    • You must dispose of all garbage and other waste in a clean and safe manner
    • You must maintain all plumbing fixtures in a condition as sanitary as the fixtures permit
    • You must use all electrical, plumbing, sanitary, heating, and other facilities and appliances in a reasonable manner
    • You must occupy the rental unit in the manner for which it was designed, and you must not increase the number of occupants above that which was specified in your rental agreement without written permission from the landlord.
    • You must be current on all payments that are mentioned in the rental agreement. This includes any utility bills that the lease addresses.
    • At the end of the lease term, you must remove all garbage and all of your property, and you must clean the rental property so it is in the same condition as when you moved in.
    • You must comply with all lawful terms in the rental agreement. If you are unsure whether one of the terms in the rental agreement is lawful, please consult an attorney. Any of these duties can be altered if they are addressed in the lease. Always read your lease before signing it to determine exactly what your duties are. If you have any questions regarding the terms of your lease, please consult an attorney.
  1. Under Wyoming Statute 1-21-1003, your landlord must give you a 3-Day Notice to Quit before beginning eviction proceedings. If you do not leave within those three days, the landlord will file a Forcible Entry and Detainer Action, asking the court to evict you from the property.
  2. Your landlord can just tape the Notice to Quit to your door. Just because he did not hand it to you, does not mean the Notice is invalid.
  3. The language of the Notice will imply that you have to leave within three days, but that is not the case. You do not have to leave the property until the court orders you to do so.
  1. Your landlord must go through proper procedures in order to evict you. Under Wyoming Statute 1-21-1003, he must first give you a three day notice to quit. If you do not leave by the time the three days are up, he must then file a Forcible Entry and Detainer Action, which asks the court for an order to evict you.
  2. You should be given notice of the date of the court hearing. If you do not show up, the court will evict you. If you do show up, you will be allowed to ask the court not to evict you. You must give them a reason not to evict you.
  3. After the court enters an order evicting you, your landlord must request a Writ of Restitution. This can take several days, or it can be done on the same day as court hearing. Upon issuance of the Writ of Restitution, the Sheriff will come to the rental property and tell you to leave immediately. You may be given time to pack a few necessities, but you will have to coordinate with the Landlord for a time to remove your possessions.
If you are being evicted for failure to pay rent, you may be able prevent this if you pay your rent in full before your landlord files the Action. This is not a guaranteed solution.
  1. You can only present defenses that are based on facts. If you did not violate the lease the way your landlord claims you did, and you have proof, you should bring the proof with you to court.
  2. Defenses based on “fairness” will not work. The judge will not consider anything like “I lost my job”, “My paycheck was late”, or “I was sick and had to pay a doctor bill instead”.
  1. Under Wyoming Statute 1-21-1210, the landlord has the right to “dispose of any trash or property the owner reasonably believes to be hazardous, perishable or valueless and abandoned. Any property remaining within the rental unit after termination of the rental agreement shall be presumed to be both valueless and abandoned.”
  2. If you have left behind valuable property, the landlord must send you a letter explaining that you have seven (7) days to respond in writing with instructions regarding the property. If you do not respond within seven (7) days, the landlord can keep or throw away the property.
  3. If you do not give your landlord an address at which to contact you, he can publish a notice in the newspaper to try to tell you that you left valuable property behind.
  4. If you do respond to the letter within seven days, you have 7 days to pick up the property. If you do not pick up your property by then, the landlord can keep it or throw it away.
  5. If you leave your property with the landlord and he moves it to storage, he can charge you for the cost of moving and storing your property. He can also charge you “reasonable storage costs” if he stores the property himself. You must pay the storage costs before you can retrieve your property. The landlord is not responsible for any damage to your property that happens because of the move to storage.
  1. Please review your lease. Under Wyoming Statute 1-21-1207, landlords are allowed to put a clause in your lease stating that part or all of your deposit is non-refundable. The clause must clearly state the portion of the deposit that is non-refundable.
  2. Under Wyoming Statute 1-21-1208 (a), your landlord must return the remaining balance of the deposit to you within 30 days of the end of the lease or eviction, or within 15 days of notifying the landlord of you new address, whichever is longer.
  1. Please see the previous question.
  2. If you gave your landlord a refundable deposit, please remember that under Wyoming Statute 1-21-1208 (a), your landlord can deduct the cost of any repairs that were necessary to fix any damage you caused to the property. This does not include reasonable wear and tear. Your landlord must provide an itemized list to you of all such deductions.
    • If you caused more damage to the property than the deposit can cover, under Wyoming Statute 1-21-1211, he may sue you for the remaining costs.
    • If your landlord has to deduct the cost of repairs from your deposit, the landlord can take an extra 30 days to return the remaining amount. The landlord must give you an itemized list of the repairs and costs.
  3. If you did not receive an itemized statement of the lists of repairs, or you do not believe you are responsible for the damages to the rental property, please contact an attorney.
  1. Under Wyoming Statute 1-21-1202, your landlord has a duty to maintain his rental property “in a safe and sanitary condition fit for human habitation.”
  2. Under Wyoming Statute 1-21-1203 (b) The first step is to send your landlord a notice listing the problem and request that it be repaired within a reasonable time. If your landlord does not remedy the problem, you should then send a second notice that informs your landlord that if he or she does not fix the problem, you will file suit in court or terminate the lease. You landlord is required to either repair the problem or inform you in a certified letter that he is disputing your claim.
  3. Do not withhold rent from your landlord to attempt to compel him to fix the problem. Under Wyoming Statute 1-21-1203 (b), you must be current on your rent payments in order for you to require your landlord to repair a problem. If you do withhold rent, your landlord may evict you.
  4. If the costs of repair exceed a reasonable amount when compared to the rent charged for the property, your landlord can terminate your lease instead of fixing the problem. If that happens, your landlord must notify you of that decision and give you sufficient time to find new housing. Under Wyoming Statute 1-21-1203 (d), reasonable time is defined as no less than 10 but no more than 20 days from the date the landlord notified you that the lease was terminated.
    • If your landlord terminates your lease, he must refund the balance of rent not used from the date you leave. For example, if you pay $600.00 per month, but the lease is terminated halfway through the month, your landlord must return $300.00 of the rent for that month.
  5. Under Wyoming Statute 1-21-1203 (c) your landlord does not have to fix any problems caused by you, your family, or your guests that occurred because of inappropriate use of the rental property.
Nothing. You cannot force your landlord to continue renting to you when your lease is expired.
We require professional carpet cleaning to preserve the life of the carpet. Home machines do not do not handle the deep cleaning necessary.
As outlined in this handbook and in your Lease Agreement, rent is always due on the 1st day of each month. Late fees are charged starting on the 5th day of the month. Once the 10th day of the month passes, we begin preparing Notices to Pay or Quit. Sometimes we serve the Notice to Pay or Quit and then receive your payment before you receive the Notice. AWRM serves Notices based on Landlord/Tenant law requirements and their obligations to the Owner of the property.
Most rentals allow a satellite dish, but you must submit a request to AWRM and pay an additional deposit. You also take responsibility for removing the dish and repairing any damage. If there is no damage after removal, your deposit will be refunded. Call your management team for details.
Submit a request to AWRM to see if a pet is permissible. Do not move a pet into the property or agree to purchase a pet without first receiving written permission. The Property Manager must contact the Owner and receive permission. If a pet is permitted, AWRM will require an increased deposit and a signed Pet Addendum. If your request is rejected, abide by the decision. Moving a pet in without permission will result in hefty fines and possible eviction.
No, all security deposits remain in a trust account until the lease is terminated, all tenants have vacated the property, and we regain possession. Until a property is completely vacant, there is no way to inspect the home thoroughly.
You are not allowed to add or replace a pet without permission from AWRM. Submit your request in writing. If you are authorized to add a pet, or increase the number of pets, a new Pet Addendum and an increased deposit will be required.
All Tenants must submit a written request to have someone removed from the lease. AWRM will not refund any portion of the security deposit since it is a condition of your rental agreement. You and your roommate will have to settle any funds owed to each other, including any or all of the security deposit. There will be a fee associated with any lease modification.
The prospective roommate must submit an Application to Rent and pay the associated fee. AWRM will screen the Applicant to the same standard as anyone else. If the application is denied, they cannot move into the property. If it is approved, you and the new Tenant must sign a new Lease Agreement prior to them moving in. There will be a fee associated with any lease modification.
Owners typically view their property to ensure it is being properly maintained by AWRM and the Tenants in an effort to protect their investment. They occasionally want to review the property and look for ways to improve the premises. We will always try to respect your privacy by scheduling visits as far in advance as possible.