Security Deposit Demand Letter — Wyoming

DEMAND FOR RETURN OF SECURITY DEPOSIT

Current-Law Review Required Before Sending

VIA [COUNSEL-APPROVED DELIVERY METHOD]

Date: [__/__/____]

To:
[________________________________]
[________________________________]
[________________________________]

From (Tenant/Counsel):
[________________________________]
[________________________________]
[________________________________]

RE: FORMAL DEMAND — RETURN OF SECURITY DEPOSIT
Rental Property: [________________________________]
Tenant: [________________________________]
Lease Period: [__/__/____] through [__/__/____]
Move-Out Date: [__/__/____]
Deposit Paid: $[________________________________]

Dear [________________________________]:

I represent [________________________________] ("Tenant") regarding the security deposit for the above-referenced rental property. Based on the dates and records stated below, Tenant contends that the amount shown in Section V is due under Wyo. Stat. § 1-21-1208. Delete any allegation that the completed facts and current law do not support.

I. WYOMING DEPOSIT PROVISIONS USED IN THIS DRAFT

This draft focuses on Wyo. Stat. §§ 1-21-1207 and -1208. Counsel must check the rest of article 12, the lease, property and payment classifications, local requirements, federal housing rules, and any other claim or defense before sending.

A. Payment Classification

Identify each payment and determine whether §§ 1-21-1207 and -1208 treat it as a deposit, prepaid rent, utilities deposit, contract charge, or another category. This template does not state a universal collection cap.

B. The Dual Return Deadline (Wyo. Stat. § 1-21-1208(a))

Wyoming employs a two-track deadline that is unique in its structure:

• Thirty (30) days after the termination of the rental agreement, OR
• Fifteen (15) days after the landlord receives the tenant's forwarding address in writing, whichever is later.

This means the clock does not begin running on the 15-day track until the tenant provides a written forwarding address. However, the 30-day track runs from lease termination regardless. A landlord cannot indefinitely delay return by claiming no forwarding address was received if more than 30 days have passed since the lease terminated.

C. Itemization Requirement

The owner or agent must deliver or mail the balance and a written itemization of deductions together with reasons within the applicable period. Wyo. Stat. § 1-21-1208(a). The renter must timely identify where payment and notice may be delivered or mailed.

D. Required Notice of a Nonrefundable Portion (Wyo. Stat. § 1-21-1207)

Section 1-21-1207 does not prohibit every nonrefundable portion. It requires the rental agreement to state whether any portion of a deposit is nonrefundable and requires written notice of that fact when the deposit is taken.

E. No Interest Requirement

Unlike states such as Connecticut, Maryland, or New York, Wyoming does not require landlords to hold deposits in interest-bearing accounts or pay interest to tenants on deposit funds.

F. Permissible Deductions — Limited by Statute

Section 1-21-1208(a) identifies these applications of deposit property or money:

1. Unpaid rent owed at the time of move-out
2. Damage to the premises caused by the tenant, excluding normal wear and tear
3. The cost to clean the unit to its condition at the beginning of the rental agreement
4. Other costs provided by contract

Normal wear and tear — the deterioration that occurs from ordinary residential use over time — is never a permissible deduction.

II. TENANT AND TENANCY DETAILS

Forwarding Address Notification

☐ Tenant provided written forwarding address on [__/__/____]
☐ Forwarding address was provided via: ☐ Certified mail ☐ Hand delivery ☐ Email ☐ Text message
☐ Tenant did not provide a new mailing address within 30 days after termination; counsel has evaluated the effect of § 1-21-1208(a)'s renter-notice duty

Move-Out Condition

☐ Tenant returned all keys on [__/__/____]
☐ Tenant requested a move-out inspection: ☐ Conducted ☐ Refused by landlord ☐ Not offered by landlord
☐ Premises were left in substantially the same condition as at move-in, allowing for reasonable wear and tear
☐ Tenant had the unit professionally cleaned on [__/__/____] by [________________________________]
☐ Tenant has dated photographs and/or video from both move-in and move-out
☐ All personal property was removed from the premises before vacating

III. SPECIFIC VIOLATIONS BY LANDLORD

Based on the facts of this tenancy, you have violated Wyoming's security deposit statutes in the following respects:

☐ Complete Failure to Return Deposit: The later applicable deadline under § 1-21-1208(a) has passed, including any additional 30 days allowed when there is damage to the residential rental unit, and Tenant satisfied or counsel has otherwise addressed the new-mailing-address duty. No deposit balance or written itemization was received.

☐ Failure to Provide Itemized Statement: You retained a portion of the deposit but failed to deliver a written itemized statement of deductions within the statutory deadline. The bare act of keeping money without written justification is itself a violation.

☐ Deductions for Normal Wear and Tear: Your itemization includes charges for conditions that constitute ordinary wear and tear from residential use, including but not limited to:

☐ Minor scuff marks or small nail holes in walls
☐ Carpet wear in high-traffic areas
☐ Faded or yellowed paint from sun exposure
☐ Minor scratches on flooring from normal furniture placement
☐ Worn caulking or grout in bathrooms
☐ Slightly worn door hardware or cabinet pulls
☐ Other: [________________________________]

☐ Inflated or Fabricated Repair Costs: The deductions claimed exceed the actual cost of repair or describe damage that did not exist at the time of move-out.

☐ Deductions for Pre-Existing Conditions: The claimed damage was present at the time Tenant moved in, as documented by move-in inspection reports and photographs.

☐ Missing Nonrefundable-Amount Notice: The agreement or the written notice provided when the deposit was taken did not state that the identified portion was nonrefundable, as § 1-21-1207 requires.

☐ Deductions Not Authorized by Lease: You deducted amounts for items not identified as chargeable in the written rental agreement, which exceeds the scope of permissible deductions under § 1-21-1208(a).

IV. REMEDIES AVAILABLE UNDER WYOMING LAW

A. Statutory Recovery

If an owner or agent unreasonably fails to comply with § 1-21-1208(a) or (b), subsection (c) permits the renter to recover the full deposit and court costs. State that conclusion only after counsel confirms the statutory conditions and the case record.

B. Other Claimed Losses

Sections 1-21-1207 and -1208 do not themselves print a multiplier or a general consequential-damages list. Any contract, tort, consumer, or other claimed loss must be separately supported and should not be included merely because it appears in a demand template.

C. Attorney's Fees and Costs

Section 1-21-1208(c) addresses court costs, including a possible owner award when the owner prevails and the court finds the renter acted unreasonably in bringing the action. It does not award tenant attorney fees. Include fees only under a separately verified statute, rule, contract, or other authority.

V. CALCULATION OF AMOUNT DUE

VI. EVIDENCE PRESERVED BY TENANT

Tenant has preserved the following documentary and physical evidence:

☐ Executed lease / rental agreement
☐ Receipt, canceled check, or bank record of deposit payment
☐ Move-in condition checklist or inspection report
☐ Move-out condition checklist or inspection report
☐ Dated photographs of the premises at move-in
☐ Dated photographs of the premises at move-out
☐ Video walkthrough taken at move-out
☐ Written notice of intent to vacate
☐ Proof of forwarding address delivery (certified mail receipt, email confirmation, etc.)
☐ Professional cleaning receipt(s)
☐ All correspondence with landlord regarding the deposit
☐ Landlord's itemized statement (if one was provided)
☐ Utility final bills confirming service through move-out date
☐ Witness statements regarding the condition of the property
☐ Other: [________________________________]

VII. FORMAL DEMAND

You are hereby required to take the following actions within fifteen (15) calendar days of the date of this letter:

1. Pay the sum of $[____] to Tenant, representing the full deposit (or the portion wrongfully withheld), plus any applicable actual damages.

2. Provide a revised, accurate itemized statement of deductions, if any deduction is claimed.

3. Direct payment by certified funds (cashier's check or money order) to:

[________________________________]
[________________________________]
[________________________________]
Reference: [________________________________] — Security Deposit Return

VIII. CONSEQUENCES OF NON-COMPLIANCE

If you fail to comply with this demand within the time specified, Tenant is authorized and prepared to pursue the following remedies:

A. Court Route

Counsel will select the claim, court, venue, procedure, and defendants from the amount and facts. Wyo. Stat. § 5-9-128 gives circuit courts civil jurisdiction up to $50,000 and separately recognizes small-claims actions; Wyo. Stat. §§ 1-21-201 through -205 govern the small-claims procedure for claims not exceeding $6,000. Section 1-21-203(b) applies the listed venue statutes rather than automatically fixing venue at the rental property's county.

C. Complaint to Wyoming Attorney General

Tenant will file a formal complaint with the Wyoming Attorney General, Consumer Protection Unit, located at 109 State Capitol, 200 West 24th Street, Cheyenne, WY 82002. While the AG's office does not represent individual tenants, a pattern of complaints may prompt investigation and enforcement action.

D. Judgment Enforcement

Upon obtaining a judgment, Tenant will pursue all available enforcement mechanisms, including:

• Garnishment of bank accounts (Wyo. Stat. § 1-15-401 et seq.)
• Garnishment of wages (Wyo. Stat. § 1-15-501 et seq.)
• Lien on real property (Wyo. Stat. § 1-16-301 et seq.)
• Execution against personal property

IX. RESPONSE REQUIRED

Please respond to this demand in writing within fifteen (15) calendar days. Your response must include:

1. Your position on the amount owed and the basis for any claimed deductions
2. Copies of receipts, estimates, or invoices supporting any deduction
3. Full payment or a written settlement proposal

Failure to respond will be treated as a refusal to comply, and legal action will follow without further notice.

X. RESERVATION OF RIGHTS

This demand is made without prejudice to any and all rights, remedies, and claims available to Tenant under Wyoming law, federal law, or the terms of the lease agreement, all of which are expressly reserved. Nothing in this letter or in any subsequent negotiation constitutes a waiver of any claim, defense, or right.

Respectfully,

_________________________________
[________________________________]
Wyoming State Bar No. [____]
[________________________________]
[________________________________]
[________________________________]
Telephone: [________________________________]
Email: [________________________________]

Counsel for [________________________________]

Enclosures:

☐ Copy of lease agreement
☐ Deposit payment receipt or bank record
☐ Move-in / move-out photographs (selected)
☐ Copy of notice to vacate
☐ Copy of forwarding address notification with proof of delivery
☐ Landlord's itemized statement (if provided)
☐ Professional cleaning receipts
☐ Authorization to represent

cc:
[________________________________] (Tenant)
[________________________________] (Property management company, if applicable)
[________________________________] (Property owner, if different from addressee)

Wyoming-Specific Notes

1. Coverage. Confirm that the property, payment, owner or agent, and rental agreement fall within the current statutory language. Do not reduce other possible claims or defenses to a generalized description of Wyoming as landlord- or tenant-friendly.

2. Printed remedy. Section 1-21-1208(c) prints recovery of the full deposit and court costs for unreasonable noncompliance. It also permits owner costs under its stated conditions. Analyze any other theory separately.

3. Account treatment. Sections 1-21-1207 and -1208 do not state a separate-account rule. Counsel must check other applicable law, program rules, the lease, and the deposit holder's regulated status before making a broader claim.

4. Complete timing rule. Calculate the later of 30 days after termination or 15 days after receipt of the new mailing address. If there is damage, § 1-21-1208(a) extends the period by 30 days. The renter must notify the owner or agent within 30 days after termination where payment and notice may be delivered or mailed.

5. Circuit and small-claims routes. Section 5-9-128(a)(i) gives circuit courts exclusive original civil jurisdiction for prayers not exceeding $50,000, exclusive of costs. Sections 1-21-201 through -205 separately provide the small-claims procedure for claims not exceeding $6,000, exclusive of costs.

6. Other regulation. Do not infer the absence of local, federal, program, licensing, consumer, or other requirements from §§ 1-21-1207 and -1208.

7. Military Tenants. Service members stationed at F.E. Warren Air Force Base in Cheyenne or other Wyoming installations should also consider protections under the federal Servicemembers Civil Relief Act (SCRA), 50 U.S.C. § 3901 et seq., which may provide additional lease termination rights that interact with deposit return obligations.

8. Delivery. Select the letter's delivery method from its legal function, the lease, recipient status, and proof needs. This template does not state that certified mail is required.

Sources and References

• Wyo. Stat. § 1-21-1207 — Required notice of a nonrefundable portion
• Wyo. Stat. § 1-21-1208 — Return of deposit; itemization; deadlines
• Wyo. Stat. § 5-9-128 — Circuit Court civil jurisdiction
• Wyo. Stat. §§ 1-21-201 through -205 — Small-claims procedure up to $6,000
• Wyo. Stat. § 1-15-401 et seq. — Garnishment
• Wyo. Stat. § 1-16-301 et seq. — Liens on real property
• Wyoming Attorney General, Consumer Protection Unit: https://ag.wyo.gov/consumer-protection
• National Conference of State Legislatures, Security Deposit Laws by State

This template is for informational purposes only and does not constitute legal advice. Wyoming law may change; verify all citations and requirements with a licensed Wyoming attorney before use.