SECURITY DEPOSIT ITEMIZATION AND RETURN LETTER
(State of Wyoming)
I. DOCUMENT HEADER
1.1 Date of Issuance: [DATE]
1.2 From (Landlord): [LANDLORD LEGAL NAME], [MAILING ADDRESS]
1.3 To (Tenant): [TENANT LEGAL NAME], [FORWARDING ADDRESS]
1.4 Premises: [STREET ADDRESS OF RENTAL UNIT], [CITY], WY
1.5 Lease Termination Date: [LEASE END / SURRENDER DATE]
1.6 Governing Law & Venue: State of Wyoming; exclusive jurisdiction in the state housing court sitting in [COUNTY], Wyoming.
1.7 Purpose: Formal, statutory itemization and disposition of the security deposit tendered under the Residential Lease dated [LEASE DATE] (the “Lease”).
[// GUIDANCE: Replace bracketed placeholders with deal-specific information before sending.]
II. DEFINITIONS
Unless otherwise indicated, capitalized terms have the meanings set forth below:
“Deposit” means the security deposit (including any additional or pet deposit) in the original amount of $[AMOUNT] received by Landlord from Tenant under the Lease.
“Normal Wear and Tear” has the meaning set forth in Wyo. Stat. Ann. § 1-21-1208(a)(ii) and excludes deterioration resulting from negligence, carelessness, accident, abuse, or any other damage beyond ordinary usage.
“Premises” means the real property identified in Section 1.4.
“Termination Date” means the date on which Tenant’s right of possession under the Lease ended (Section 1.5).
III. OPERATIVE PROVISIONS
3.1 Statutory Timing Compliance. Pursuant to Wyo. Stat. Ann. § 1-21-1208(b), this letter is transmitted:
a. within thirty (30) days after the Termination Date OR
b. within fifteen (15) days after Landlord’s receipt of Tenant’s forwarding address,
whichever period expires later. If any deduction relates to repairs not reasonably feasible to complete within that initial period, Landlord has exercised the additional thirty-day extension permitted by statute and is transmitting this itemization within sixty (60) days after the Termination Date.
3.2 Deposit Accounting Summary.
| Description | Amount (USD) |
|---|---|
| Original Deposit Received | $[ ] |
| Statutory Interest (if any) | $[ ] |
| Total Credits | $[ ] |
3.3 Itemization of Deductions.
| # | Category | Detailed Explanation | Statutory Basis | Amount (USD) |
|---|---|---|---|---|
| 1 | Unpaid Rent | [e.g., May 2025 Rent—5/1 to 5/31] | § 1-21-1208(a)(i) | $[ ] |
| 2 | Damage Beyond Normal Wear | [e.g., bedroom door replacement, invoice #4567 attached] | § 1-21-1208(a)(ii) | $[ ] |
| 3 | Cleaning | [e.g., deep carpet cleaning to restore pre-rental condition] | § 1-21-1208(a)(iii) | $[ ] |
| 4 | Other Lawful Charges | [e.g., key replacement] | § 1-21-1208(a)(iv) | $[ ] |
| Total Deductions | $[ ] |
3.4 Net Amount Returned / Owed.
Total Credits (Section 3.2) – Total Deductions (Section 3.3) = $[BALANCE].
☐ Check No. [ ] in the amount of $[ ] is enclosed.
☐ Tenant owes an additional $[ ]. Payment is due within ten (10) days of receipt of this notice.
[// GUIDANCE: Select the applicable checkbox. If Tenant owes money, attach an invoice and reserve rights to pursue collection.]
IV. REPRESENTATIONS & WARRANTIES
4.1 Landlord represents that the foregoing itemization is true, correct, and complete to the best of Landlord’s knowledge and belief as of the Date of Issuance.
4.2 Nothing herein constitutes a waiver of Landlord’s right to pursue additional damages allowed by law that are discovered after the date hereof.
V. COVENANTS & NOTICES
5.1 Tenant shall promptly notify Landlord in writing of any dispute regarding this itemization within fifteen (15) days of receipt.
5.2 All notices shall be delivered in accordance with Section 1.3 and deemed given three (3) days after mailing by certified mail, return receipt requested.
VI. DEFAULT & REMEDIES
6.1 Failure by Tenant to remit any balance due within the timeframe stated in Section 3.4 constitutes a default, entitling Landlord to pursue:
a. money damages;
b. reasonable attorneys’ fees and court costs; and
c. any other remedy available under the Lease or Wyoming law.
VII. RISK ALLOCATION
7.1 Limitation of Liability. In no event will Landlord be liable for incidental or consequential damages arising from the disposition of the Deposit except as expressly provided in Wyo. Stat. Ann. § 1-21-1208(c).
VIII. DISPUTE RESOLUTION
8.1 Governing Law. This letter and any dispute arising herefrom will be governed by the laws of the State of Wyoming, without regard to conflict-of-laws principles.
8.2 Forum Selection. The parties irrevocably submit to the exclusive jurisdiction of the state housing court located in [COUNTY], Wyoming.
8.3 Arbitration. The parties expressly exclude arbitration.
8.4 Jury Trial. Nothing herein shall be construed as a waiver of either party’s constitutional right to a jury trial.
IX. GENERAL PROVISIONS
9.1 Entire Statement. This letter constitutes the entire itemization required by Wyo. Stat. Ann. § 1-21-1208 and supersedes any prior oral or written statements regarding the Deposit.
9.2 Severability. If any provision of this letter is held invalid, the remaining provisions will remain in full force to the extent permitted by law.
9.3 Counterparts; Electronic Delivery. This letter may be executed in counterparts and delivered via electronic transmission, each of which will be deemed an original.
X. EXECUTION BLOCK
LANDLORD:
[AUTHORIZED SIGNATORY NAME]
[Title, if applicable]
Date: _______
OPTIONAL TENANT ACKNOWLEDGMENT (non-waiver):
Receipt Acknowledged: ____ Date: __
[// GUIDANCE: Attach copies of repair invoices, receipts, photos, or other supporting documentation behind this letter to bolster evidentiary support and mitigate dispute risk.]