Breaking a Lease Early in Wyoming: What Are My Options?

If you leave without a legal reason

1. 1

   If you leave without following the proper steps, your landlord may sue you for the rent left on your lease.

   Source:

   1. Requesting repairs, Wyoming Judicial Branch (court self-help). A government guide.

When you can leave early

2. 2

   If you think your home breaks health and safety standards, send your owner a written notice. You must be current on all payments your rental agreement requires. You need reasonable cause, backed by evidence. Say what is wrong and what fix you want. The owner then has a reasonable time to start fixing it or dispute your claim in writing.

   Source:

   1. § 1-21-1203(b), Wyoming Legislature. Law.
   Think before you call an inspector.

   You or a neighbor can ask the city to send a code inspector. Be careful: if the home is in very bad shape, the inspector can condemn it (say no one may live there). Then everyone must move out, you too, sometimes on short notice. Think about where you would go before you call.

   Tip.

   Write down each problem, every time you contacted your landlord, and the day you moved out.

   Tip.

   Keep a copy of every letter you give your landlord, and keep your mail receipt. Save the texts and emails you send your landlord, and any replies.

3. 3

   Serve a notice by certified mail, or by leaving a written copy with your owner. If you cannot find the owner, leave it at the owner's usual home or business.

   Source:

   1. § 1-21-1203(b), Wyoming Legislature. Law.
4. 4

   If the owner does not fix it in a reasonable time, send a second written notice the way the law allows. Call it a "notice to repair or correct condition." Name your first notice, say how many days have passed, and list what is not fixed. Demand a fix. State that if the owner does not start reasonable repairs within 3 days, you will go to court.

   Source:

   1. § 1-21-1206(b), Wyoming Legislature. Law.
5. 5

   If the owner has not fixed the problem or tried hard to, or says your claim is disputed, you can sue in circuit court. The court can end your rental agreement or order repairs. It may also award costs and money, including rent wrongly kept, if the owner refused for no good reason or did not try hard. You get this money only if you win your case and your landlord pays.

   Sources:

   1. Our editorial rules.
   2. § 1-21-1206(c), Wyoming Legislature. Law.
6. 6

   If a court ends your rental agreement over a repair problem, the owner must refund the balance of your rent and your deposit. The law gives the owner 30 days after the court's order to do this. You must move out no sooner than 10 days and no later than 20 days after the court ends the agreement.

   Source:

   1. § 1-21-1206(d), Wyoming Legislature. Law.

After you move out

7. 7

   Your owner can use your deposit for unpaid rent, cleaning, contract costs, and damage beyond normal wear and tear (normal use over time). The law gives your owner 30 days after your rental agreement ends to send the rest of your deposit and prepaid rent. Include a written list with reasons. Damage adds 30 days. If you give a new mailing address later, the deadline is 15 days after your owner gets it.

   Source:

   1. § 1-21-1208(a), Wyoming Legislature. Law.
   Tip.

   Read your lease before you decide. Check whether it lets you end it early and what penalty you must pay.

   Tip.

   Before you leave, clean the home and take photos of how you left it.

8. 8

   Tell your owner within 30 days after your rental agreement ends where to send your deposit and notices.

   Source:

   1. § 1-21-1208(a), Wyoming Legislature. Law.
9. 9

   If your owner fails to follow the deposit rules for no good reason, you may recover the full deposit and court costs. You get this money only if you win your case and your landlord pays.

   Sources:

   1. Our editorial rules.
   2. § 1-21-1208(c), Wyoming Legislature. Law.
10. 10

    If your landlord says you owe more, a debt collector may call or write to you. The collector must tell you how much, who it is for and how to say it is wrong. You have 30 days after you get that notice to write back and say so. Then the collector must stop trying to get that money until it answers you.

    Sources:

    1. Our editorial rules.
    2. What information does a debt collector have to give me, Consumer Financial Protection Bureau. A government guide.
    3. What should I do when a debt collector contacts me, Consumer Financial Protection Bureau. A government guide.
11. 11

    Your landlord can take money from your pay or benefits only after winning in court. The court must issue a judgment (the court's final decision) that you owe the debt. If you are sued, do not ignore it. You can lose the case if you do not go to court.

    Sources:

    1. Our editorial rules.
    2. Can a debt collector take or garnish my wages, Consumer Financial Protection Bureau. A government guide.
    Tip.

    If you get court papers, do not ignore them. Go to court, or you can lose the case.

    From Consumer Financial Protection Bureau.

Special protections

12. 12

    A court can find you owe no rent after you move out. This is if you or someone in your household was a victim of domestic abuse or sexual violence (sexual assault, sexual abuse or stalking). It must have happened at a home your landlord owns or controls. You must have moved out as a result. Send your landlord written notice at least 7 days before you move out.

    Source:

    1. § 1-21-1303(b), Wyoming Legislature. Law.
13. 13

    To leave for abuse or sexual violence, your notice must say that is why you are leaving. Give the date of the sexual violence. Say you gave your landlord medical, court or police evidence. You can choose which. Photos and notes can help too. Send the notice within 60 days after it happened. If you could not, for example from a hospital stay, send it as soon as you can.

    Sources:

    1. Our editorial rules.
    2. § 1-21-1303(b), Wyoming Legislature. Law.
14. 14

    A court can find you owe no rent after you move out. This is if you or someone in your household faced a credible (likely to be true) threat of domestic abuse or sexual violence at home. It must be imminent (about to happen). Medical, court or police evidence must show it. You can choose which. Photos and notes can help too. Send written notice at least 7 days before you move out, saying why.

    Sources:

    1. Our editorial rules.
    2. § 1-21-1303(a), Wyoming Legislature. Law.