Lease Renewal Rights for Renters in Wisconsin

Lease renewal time can be stressful for renters in Wisconsin. If your lease is ending soon, you might wonder what happens next or if your landlord can refuse to renew your lease. In Wisconsin, both landlords and tenants have specific rights and responsibilities set out in state law. This article breaks down how lease renewals work, when a landlord can choose not to renew, and what you can do if your lease isn't renewed.

When Can a Landlord Refuse to Renew in Wisconsin?

In Wisconsin, a landlord is generally allowed to decide not to renew a lease when it ends, as long as they follow proper notice requirements and don’t violate anti-discrimination laws. Landlords do not need to provide a reason for non-renewal, but they cannot refuse to renew a lease for a discriminatory or retaliatory reason. For example, it's unlawful to refuse renewal because a tenant complained about repairs or due to race, religion, or disability.^[1]

Types of Leases and Notice Requirements

How and when a lease ends depends on what type you have:

• Fixed-term leases (e.g., 1 year): These usually end on a specific date. In most cases, the lease ends unless both sides agree to renew. However, if your lease says it automatically renews unless you or the landlord give notice, you may need to alert your landlord if you plan to move out.
• Month-to-month leases: These continue until either the landlord or tenant gives proper written notice to end the rental agreement.

As a general rule, for month-to-month leases, Wisconsin law requires at least 28 days’ written notice before the end of the rental period to end or not renew the lease. Always check your lease agreement, as it may require more notice.^[2]

Reasons a Landlord Cannot Refuse Renewal

While landlords hold the right to not renew a lease, there are exceptions. A landlord cannot legally refuse to renew a lease for these reasons:

• Because you reported a building or code violation
• As retaliation for requesting repairs
• Due to discriminatory reasons, such as your race, religion, national origin, disability, gender, or family status

If you suspect your landlord's refusal to renew is based on discrimination or retaliation, you have the right to file a complaint with state agencies or seek legal advice.

Required Forms and Practical Steps

Notice to Vacate – If you receive a written notice from your landlord stating your lease won’t be renewed, this is typically called a "Notice to Vacate." No specific government form is required, but the notice must be in writing and follow Wisconsin notice periods. You can find sample language and details in the Wisconsin Statutes Section 704.19 - Termination of tenancies.

• When to use: If your landlord delivers a written Notice to Vacate, you must prepare to move out by the notice date, unless you have legal grounds to challenge it.
• Where to learn more: Visit the Wisconsin Department of Administration – Landlord Tenant Service Desk for guidance.

If you believe your landlord refused to renew your lease illegally (for retaliation or discrimination), you may wish to file a complaint with the Wisconsin Department of Workforce Development (DWD) Equal Rights Division. The ERD-4520 Equal Rights Complaint Form is used for discrimination complaints:

• Form name and number: Equal Rights Complaint Form (ERD-4520)
• When to use it: If you suspect your landlord’s refusal to renew is based on protected characteristics (race, disability, family status, etc.) or as retaliation.
• Where to find it: Download the ERD-4520 Equal Rights Complaint Form

Your Rights Under Wisconsin Law

Residential rental relationships in Wisconsin are governed by Wisconsin Statutes Chapter 704 - Landlord and Tenant. The main government body that handles rental disputes is the local circuit court in your county. For discrimination issues, the Equal Rights Division, Department of Workforce Development is the official agency.

Action Steps If Your Lease Isn’t Renewed

If you get a notice that your lease will not be renewed:

• Review the notice for correct dates and reasons
• Check your lease and confirm the notice follows required timelines
• Contact local legal aid or tenant resources if you think the non-renewal is retaliatory or discriminatory
• Prepare to move by the date specified, unless you contest the notice and have legal grounds

This process can feel overwhelming, but resources are available to support you through transitions and ensure your rights are protected.

Frequently Asked Questions

1. Can my landlord refuse to renew my lease in Wisconsin for any reason?
   In most cases, yes—landlords can choose not to renew a lease without giving a specific reason as long as it's not for discriminatory or retaliatory purposes and the proper written notice is given.
2. How much notice does my landlord have to give for non-renewal?
   For most month-to-month leases, at least 28 days’ written notice is required before the end of the rental period.
3. What should I do if I believe my landlord is retaliating or discriminating?
   Contact the Wisconsin Department of Workforce Development’s Equal Rights Division and consider submitting the ERD-4520 complaint form. Legal aid services or local tenant unions can also assist.
4. Can I challenge a non-renewal notice?
   You may contest notices if you believe they violate your legal rights, such as for retaliation or discrimination. Documentation and prompt action are important.
5. Is there an official form I need to fill out to end my lease?
   No specific state form is required for tenants to give notice to move out, but your written notice should clearly state your intention and comply with notice requirements in your lease and under Wisconsin law.

Key Takeaways for Wisconsin Renters

• Landlords can typically refuse to renew a lease at its end, but not for retaliation or discrimination.
• Written notice is required—usually at least 28 days for month-to-month rentals.
• If you suspect unfair non-renewal, contact the Equal Rights Division or seek local legal support promptly.

Being informed helps you protect your rights and plan for your next housing steps.

Need Help? Resources for Renters

• Wisconsin Landlord-Tenant Service Desk – General rights, laws, and complaint information
• Department of Workforce Development – Equal Rights Division – File complaints about discrimination or retaliation
• Wisconsin State Bar Legal Resources – Legal aid and referral services
• Circuit Courts in your Wisconsin county – File landlord-tenant disputes or respond to notices
• Wisconsin Statutes Chapter 704 (Landlord-Tenant Laws)

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1. Wisconsin Department of Workforce Development – Housing Discrimination
2. Wisconsin Statutes Section 704.19 - Termination of tenancies

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