Wyoming Mobile Home Park Eviction Process: A Step-by-Step Guide

Wyoming has no mobile-home-park law — your lease and general eviction rules control

This is the single most important thing to get right: Wyoming does not have a dedicated mobile home park act. There is no state statute setting special notice periods, rent-increase caps, sale windows, or eviction protections for lot renters. Any page referencing a Wyoming Mobile Home Park Act is simply wrong — no such statute exists.

Two general statutes do the work. Evictions run through the Forcible Entry and Detainer article, Wyo. Stat. §1-21-1001 through §1-21-1017. Wyoming's Residential Rental Property Act, §1-21-1201 et seq., which sets habitability and deposit rules for ordinary rentals, expressly does not reach you: its definition of a covered unit is excluding a mobile home lot. So for a lot tenancy, your written lease is the governing document, backed only by the general eviction procedure and common law.

Practical upshot: whatever your lease says about rent, cure periods, term, and default is largely what governs, because there is no MHP statute overriding it. Wyoming is widely described as having among the fewest protections for mobile-home owners who rent land of any state. That cuts both ways — it gives you flexibility, but it means everything must be spelled out in a clear, enforceable lease.

Evicting for nonpayment of rent

Wyoming builds a three-day rule right into the eviction statute. Under Wyo. Stat. §1-21-1002, a forcible entry and detainer action lies against tenants holding over their terms or after a failure to pay rent for three (3) days after it is due. In plain terms, once rent is three days past due, the ground for eviction exists.

Before you file, you must serve the statutory notice to quit. Wyo. Stat. §1-21-1003 requires that the notice to leave the premises be served at least three (3) days before commencing the action, by leaving a written copy with the defendant or at his usual place of abode or business if he cannot be found. Treat it as a pay-or-quit notice: give the resident written notice, wait the full three days, and if they neither pay nor leave, you may file.

Because no mobile-home-park statute adds a longer grace period, three days is the floor. If your lease grants a longer cure period or grace window, honor it — a court will hold you to your own lease terms.

Evicting for other lease violations

For violations other than nonpayment — unauthorized occupants or pets, failure to maintain the home or lot, rule breaches, illegal activity — Wyoming sets no statutory notice period for a mobile home lot. The Residential Rental Property Act conduct and remedy sections that §1-21-1002 cross-references do not apply to mobile home lots, so your lease defines what counts as a default and whether the resident gets a chance to cure.

The one procedural constant still applies: you must serve the §1-21-1003 three-day written notice to quit before filing the forcible entry and detainer action, no matter the type of violation. Draft your lease so each violation type has a clear default clause and, where you want one, a defined cure period — then follow it exactly.

To end a tenancy without cause (for example, terminating a month-to-month arrangement), Wyoming again sets no MHP-specific notice. Rely on the notice period stated in your lease; reasonable written notice consistent with the rent period and your lease terms is the safe practice.

Filing the eviction and the resident-owned home

Eviction is filed as a forcible entry and detainer (FED) action, and jurisdiction is the circuit court. Wyo. Stat. §1-21-1001 provides that any circuit court within the judicial district may inquire against those who make unlawful and forcible entry into lands and tenements and detain the same. File in the circuit court for the county where the park sits, after your three-day notice has expired.

After filing, the court issues a summons for a hearing — generally served a few days out (roughly three to twelve days before trial under §1-21-1004). If you win, the court issues a writ of restitution and the officer executes it quickly, within about two days of receiving it, Sundays excepted. A resident who wants to appeal and stay execution must post bond within 48 hours of judgment.

The wrinkle unique to parks: the resident owns the home, you own the lot. Wyoming gives no statutory window to move or sell the home, and lot renters here have effectively no right to sell a home without relocating. The FED action restores possession of the lot to you — not title to the home. Because there is no MHP removal-and-sale statute, address home removal, storage, abandonment, and any right to sell in place explicitly in your lease, and get counsel before you move, store, or claim a resident's home; mishandling it invites a conversion or wrongful-eviction claim.

Typical timeline in Wyoming

• Rent is 3 days late
  The ground for eviction exists once rent goes unpaid three (3) days after it is due (§1-21-1002).
• Serve the 3-day notice to quit
  Deliver written notice to leave at least three days before filing (§1-21-1003) — hand it to the resident or leave it at their home or business.
• File the FED action in circuit court
  After the notice period expires, file the forcible entry and detainer action in the county's circuit court (§1-21-1001).
• Summons and hearing
  The court issues a summons, served roughly 3 to 12 days before the trial date (§1-21-1004).
• Judgment and writ of restitution
  Win the hearing and the court issues a writ; the officer executes it within about two days, Sundays excepted, restoring possession of the lot to you.
• Appeal window
  A resident can stay execution only by filing an appeal bond within 48 hours of judgment (Sundays excepted).
• Home removal (no statutory clock)
  Wyoming sets no window to move or sell the resident-owned home — handle removal, storage, and any sale strictly per your lease and with counsel.

Operator best practices in Wyoming

• Put everything in the lease
  With no MHP statute to fall back on, your written lease is effectively the governing law — spell out rent, due dates, grace/cure periods, park rules, and default consequences in enforceable detail.
• Serve the 3-day notice correctly, every time
  Use a clear written pay-or-quit / notice to quit, deliver it exactly as §1-21-1003 requires, and keep proof of service and dates before you file.
• Document the default
  Photograph conditions, keep a dated rent ledger, and preserve written warnings so your FED case holds up in circuit court.
• File in the right circuit court
  Bring the FED action in the circuit court for the county where the park is located, and wait out the full notice period before filing.
• Never self-help evict
  Do not lock out, shut off utilities, or move a resident's home without a court-issued writ — Wyoming requires the FED process, and the home is the resident's property.
• Handle the home with extra care
  Because no statute governs removal or sale of the resident-owned home, define it in the lease and confirm each step with counsel to avoid conversion or wrongful-eviction exposure.
• Build a relationship with a Wyoming MHP attorney
  Given how thin the statutory guidance is, a local attorney who knows Wyoming FED practice and mobile-home issues is your best protection — retain one before problems arise.