Wyoming 30-Day Notice to Terminate Tenancy (No-Cause / Month-to-Month)

WYOMING 30-DAY NOTICE TO TERMINATE TENANCY (NO-CAUSE / MONTH-TO-MONTH)

TABLE OF CONTENTS

1. Caption and Parties
2. Statutory and Common-Law Authority
3. Description of the Tenancy
4. Notice of Termination
5. Move-Out Instructions
6. Security Deposit and Forwarding Address
7. Reservation of Rights
8. Consequences of Failure to Vacate
9. Tenant Rights and Defenses (Informational)
10. Signature, Verification, and Service
11. Proof of Service
12. Wyoming Practice Notes
13. Sources and References

1. CAPTION AND PARTIES

TO: [TENANT(S) FULL LEGAL NAME(S)] AND ALL OTHER PERSONS IN POSSESSION OF THE PREMISES DESCRIBED ABOVE:

2. STATUTORY AND COMMON-LAW AUTHORITY

This Notice is served pursuant to:

• Wyoming common law governing termination of residential periodic tenancies, which requires reasonable written notice — for month-to-month tenancies, at least one full rental period (typically thirty (30) days);
• Wyoming Statute § 1-21-1002 — authorizing forcible-entry-and-detainer proceedings against tenants holding over their terms;
• Wyoming Statute § 1-21-1003 — requiring written notice served at least three (3) days before commencing a forcible-entry-and-detainer action; and
• The Rental Agreement between the parties, including any notice-period provision contained therein.

If the Tenant does not vacate the Premises by the Termination Date in Section 4, the Landlord intends to serve a separate three-day notice to quit under W.S. § 1-21-1003 and to commence a Forcible Entry and Detainer action in the Circuit Court of the [______] Judicial Circuit, County of [COUNTY], State of Wyoming.

3. DESCRIPTION OF THE TENANCY

3.1. The Tenant occupies the Premises pursuant to a [Written Month-to-Month Rental Agreement / Oral Month-to-Month Tenancy / Periodic Tenancy created by holdover] dated [__/__/____] (the "Rental Agreement").

3.2. The current rental term is: ☐ Month-to-month ☐ Week-to-week ☐ Other periodic: [__________].

3.3. The contractual rent is $[__________] per [month / week / period], due on the [__] day of each rental period.

3.4. The notice period required by the Rental Agreement, if any, is [__] days. (If the Rental Agreement requires more than 30 days, this Notice provides the longer of 30 days or the contractual period.)

3.5. The current tenancy: ☐ has no fixed end date and continues from period to period ☐ is a holdover after expiration of a fixed term that ended [__/__/____].

4. NOTICE OF TERMINATION

YOU ARE HEREBY NOTIFIED THAT THE LANDLORD ELECTS TO TERMINATE the periodic tenancy described in Section 3.

TERMINATION DATE: [__/__/____] (the "Termination Date").

The Termination Date is at least thirty (30) full days after the date of service of this Notice and corresponds to the last day of a rental period.

The tenancy will terminate on the Termination Date. Effective the day after the Termination Date, the Tenant has no further right of possession of the Premises.

The Tenant must surrender possession of the Premises to the Landlord no later than 12:00 noon on the Termination Date.

No reason for termination is required to be stated for a periodic tenancy under Wyoming law, and none is stated. This Notice does not allege or imply any breach of the Rental Agreement by the Tenant.

5. MOVE-OUT INSTRUCTIONS

By the Termination Date, the Tenant shall:

1. Remove the Tenant, all members of the Tenant's household, all guests, and all personal property from the Premises;
2. Return all keys, garage-door openers, parking permits, mail keys, and access cards/fobs to the Landlord at [ADDRESS];
3. Leave the Premises in clean and undamaged condition, ordinary wear and tear excepted, consistent with the Rental Agreement;
4. Provide the Landlord with the Tenant's forwarding mailing address (see Section 6) so that the security deposit may be properly returned under W.S. § 1-21-1208;
5. Pay all rent through the Termination Date;
6. Schedule a joint move-out inspection (if requested) for the date and time of: [__/__/____] at [__:__];
7. Cancel utility accounts in the Tenant's name effective the Termination Date.

6. SECURITY DEPOSIT AND FORWARDING ADDRESS

Under Wyoming Statute § 1-21-1208, the Landlord must return the Tenant's security deposit (less lawful itemized deductions) within thirty (30) days of termination of the Rental Agreement OR within fifteen (15) days after the Landlord receives the Tenant's new mailing address, whichever is later. The period is extended by an additional thirty (30) days if the Premises has been damaged beyond ordinary wear and tear.

Tenant Forwarding Address (please provide in writing):

Name: [__________________________________]

Street: [__________________________________]

City / State / ZIP: [__________________________________]

Phone: [(___) ___-____]

Email: [__________________________________]

Failure to provide a forwarding address may delay or limit the return of the security deposit. Failure of the Landlord to return the deposit or itemize deductions as required by W.S. § 1-21-1208 may entitle the Tenant to recover the full amount wrongfully withheld plus court costs.

7. RESERVATION OF RIGHTS

Nothing in this Notice waives, modifies, or releases any other right or remedy of the Landlord. The Landlord expressly reserves:

• The right to terminate the tenancy on shorter notice for breach (e.g., by separate three-day pay-or-quit or cure-or-quit notice) if grounds exist or arise;
• The right to recover all rent, late charges, damages, attorney's fees, and costs;
• The right to apply the security deposit pursuant to W.S. § 1-21-1208;
• The right to elect any other remedy available under the Rental Agreement, Wyoming statute, or the common law of Wyoming;
• The right to refuse rent tendered for any period after the Termination Date.

Acceptance of rent for any period after the Termination Date may, but does not necessarily, create a new periodic tenancy. The Landlord may accept rent for periods after the Termination Date as use-and-occupancy charges only, expressly reserving rights against any new tenancy by writing on the receipt or by separate written acknowledgement.

8. CONSEQUENCES OF FAILURE TO VACATE

If the Tenant remains in possession after the Termination Date:

1. The Landlord will serve a separate three-day Notice to Quit under W.S. § 1-21-1003;
2. After expiration of that three-day notice, the Landlord will file a Complaint for Forcible Entry and Detainer in the Circuit Court of the [___] Judicial Circuit, County of [COUNTY], State of Wyoming, seeking restitution of the Premises and a money judgment for use-and-occupancy at the contract rate or fair-rental rate;
3. The Landlord may obtain a Writ of Restitution under W.S. § 1-21-1013 directing the sheriff to remove the Tenant within two (2) days after receipt (Sundays excepted), unless the Tenant perfects an appeal and posts a sufficient appeal bond pursuant to W.S. § 1-21-1014;
4. A judgment of forcible entry and detainer is a public record that may adversely affect future ability to rent housing and consumer credit.

9. TENANT RIGHTS AND DEFENSES (INFORMATIONAL)

• Right to challenge. The Tenant may contest the Notice in court if the Notice is defective (e.g., wrong period, defective service, inaccurate description of the Premises) or if the termination is for an unlawful reason.
• Federal Fair Housing Act. Wyoming has no state fair-housing statute; federal protections under 42 U.S.C. § 3601 et seq. apply. Termination motivated by race, color, national origin, religion, sex, familial status, disability, or (per HUD interpretation) sexual orientation/gender identity is unlawful.
• Anti-retaliation (federal). Wyoming has no codified state-law anti-retaliation provision, but federal § 3617 prohibits retaliation for fair-housing activity, and Wyoming courts may recognize a narrow public-policy defense to a termination that retaliates for habitability complaints under W.S. § 1-21-1203 or for code-enforcement reports.
• Servicemembers Civil Relief Act. Active-duty servicemembers may invoke 50 U.S.C. § 3951 protections, including 90-day stays of eviction in many cases.
• Disability accommodation. A request for reasonable accommodation under the FHA or ADA cannot be the basis of a no-cause termination; reprisal exposes the Landlord to federal and state liability.
• Right to counsel. Legal Aid of Wyoming (1-877-432-9955) may assist qualifying tenants. Private counsel is recommended where feasible.
• Right to a jury. Either party may demand a jury at the FED trial under W.S. § 1-21-1009.

10. SIGNATURE, VERIFICATION, AND SERVICE

Dated this [___] day of [MONTH], [YEAR].

[LANDLORD / OWNER NAME], Landlord

By: ____________________________________

Print name: [NAME]

Title: ☐ Owner ☐ Property Manager ☐ Authorized Agent ☐ Attorney-in-Fact

Address: [__________________________________]

Telephone: [(___) ___-____]

Email: [__________________________________]

11. PROOF OF SERVICE

I, [SERVER FULL NAME], declare that I am over the age of eighteen (18) and not a party to this matter. On [__/__/____] at [__:__ a.m./p.m.], I served the foregoing WYOMING 30-DAY NOTICE TO TERMINATE TENANCY (NO-CAUSE) upon [TENANT NAME(S)] at the Premises located at [ADDRESS], [CITY], Wyoming [ZIP], by the following method (check all that apply):

☐ Personal delivery to the Tenant.

☐ Substituted service by leaving a written copy with [NAME, RELATIONSHIP, AGE if known], a person of suitable age and discretion residing at the Tenant's usual place of abode, after the Tenant could not be found.

☐ Substituted service by leaving a written copy at the Tenant's place of business with [NAME, TITLE] because the Tenant could not be found at the Tenant's usual place of abode.

☐ Posting in a conspicuous place on the Premises AND mailing a true and correct copy by U.S. first-class mail, postage prepaid, to the Tenant at the Premises and at any other known address.

☐ Certified mail, return receipt requested, article number [__________].

I declare under penalty of perjury under the laws of the State of Wyoming that the foregoing is true and correct.

Executed on [__/__/____] at [CITY], [COUNTY] County, Wyoming.

Signature: ____________________________________

Printed name: [__________________________________]

Address: [__________________________________]

12. WYOMING PRACTICE NOTES

• No comprehensive periodic-tenancy termination statute. Wyoming has not adopted URLTA. The thirty-day period for month-to-month tenancies is rooted in common law and circuit-court practice rather than a single statutory section. Where the lease specifies a longer notice period, follow the lease.
• Citation caution. Some secondary sources cite W.S. § 1-21-1203 as the source of the 30-day rule; that section actually addresses owner habitability duties and tenant remedies, not periodic-tenancy termination. Cite cautiously.
• Three-day notice still required. Even after a 30-day termination notice expires, prudent practice in Wyoming is to serve a separate three-day notice to quit under W.S. § 1-21-1003 before filing FED, because § 1-21-1003 conditions the FED action itself on the three-day notice.
• Acceptance of rent after Termination Date. Risks creating a new periodic tenancy. Reserve rights expressly in writing.
• No state retaliation or fair-housing statute. Federal protections apply. Do not time a no-cause notice to follow a habitability complaint, FHA inquiry, or accommodation request without strong contemporaneous documentation of an unrelated business reason.
• Mobile-home park tenancies. Separate provisions in the Wyoming statutes (Title 34) may impose longer notice periods and additional procedural protections; verify before using this template.
• Forum. FED actions are filed in Circuit Court under W.S. § 5-9-128. Either party may demand a jury under W.S. § 1-21-1009.
• Cheyenne / Laramie / Jackson. Limited local protections; verify locally.

13. SOURCES AND REFERENCES

• Wyoming Statutes Title 1, Chapter 21, Article 10 (Forcible Entry and Detainer): https://wyoleg.gov/NXT/gateway.dll/2023%20Wyoming%20Statutes/2023%20Titles/1/53/63
• Wyoming Statutes Title 1, Chapter 21, Article 12 (Residential Rental Property Act): https://wyoleg.gov/NXT/gateway.dll/Statutes/2021%20Titles/2/54/66
• W.S. § 1-21-1003 (Notice to Quit Premises Required) — Justia: https://law.justia.com/codes/wyoming/title-1/chapter-21/article-10/section-1-21-1003/
• W.S. § 1-21-1208 (Security Deposit Return) — Wyoming Judicial Branch: https://www.wyocourts.gov/legal-help-by-topic/security-deposits/
• Wyoming Judicial Branch — Evictions: https://www.wyocourts.gov/legal-help-by-topic/evictions/
• Wyoming Judicial Branch — Eviction Handout: https://www.wyocourts.gov/app/uploads/2025/12/Eviction-Handout.pdf
• Wyoming Judicial Branch — Landlord-Tenant Basics: https://www.wyocourts.gov/app/uploads/2025/05/Landlord-Tenant-2.pdf
• Wyoming Judicial Branch — Critical Review of the Residential Rental Property Act: https://www.wyocourts.gov/app/uploads/2025/05/Wyomings-Residential-Rental-Property-Act-A-Critical-Review.pdf
• Nolo — Overview of Landlord-Tenant Laws in Wyoming: https://www.nolo.com/legal-encyclopedia/overview-landlord-tenant-laws-wyoming.html
• Federal Fair Housing Act, 42 U.S.C. § 3601 et seq.
• Servicemembers Civil Relief Act, 50 U.S.C. § 3951 et seq.

END OF WYOMING 30-DAY NOTICE TO TERMINATE TENANCY (NO-CAUSE)