How long does a Wyoming owner have to pay back taxes before losing a house at a tax sale?
Until a buyer's tax deed application is filed and accepted, which can't happen sooner than four years after the tax sale. Up to then, the legal owner can redeem.
Unpaid property tax becomes delinquent after its due date and then carries interest of eighteen percent a year until it's paid. The county treasurer advertises delinquent real property for sale in a legal newspaper once a week for three weeks.
At the sale, whoever offers to pay the taxes, interest, penalties and costs is the buyer; property nobody buys is bid in for the county. The buyer gets a certificate of purchase, not the house itself.
Before applying, the buyer must serve written notice at least three months ahead on anyone living in the property and the person it was taxed to.
To redeem, the owner pays the tax-sale price plus three percent and interest since the sale, along with later taxes the buyer paid and interest on them.
When the county holds the certificate, the treasurer issues and records a tax deed to the county once four years have passed since the sale. The county commissioners can then sell that property at a private sale.
A certificate or tax deed holder can also foreclose its lien in district court, much like a mortgage foreclosure, and the property is sold at a sheriff's auction. Anyone with an interest in the property can redeem before the court confirms that sale; after costs and the lienholder are paid, the rest goes to earlier interest holders, who have two years to claim it.
How can a Wyoming town or county force cleanup of a dangerous or nuisance property?
Wyoming cities and towns can provide for the repair, removal or destruction of any dangerous building. A board of county commissioners can declare and abate nuisances it finds threaten health or safety.
They can also declare and abate nuisances and fine the people who create or allow them.
The county first sets, by resolution, the standards for when a site can be declared a nuisance. A county nuisance order must tell the owner or occupant in writing exactly what the nuisance is and what must be done to fix it.
The order is filed with the district court clerk, served on the owner or occupant, and posted on the property. If the owner or occupant doesn't file an answer within twenty days, the order becomes final; if they do, the court holds a hearing within twenty days.
A county order can be enforced by injunction, mandamus or abatement, in addition to other remedies.
Can a court appoint a receiver for a house in foreclosure in Wyoming?
Yes. A district court can appoint a receiver in a mortgage foreclosure when the property is in danger of being lost, removed or materially injured.
A receiver is also possible when a mortgage condition hasn't been kept and the property probably isn't worth enough to cover the debt.
A mortgage can say the lender gets a receiver on default, and a court can appoint one to prevent waste or preserve the property.
How long is the redemption period after a Wyoming foreclosure sale?
Three months from the sale for non-farm property. In that time the owner can redeem by paying the buyer the sale price plus ten percent yearly interest and certain costs.
The owner keeps possession for those three months; after that the buyer is entitled to possession until someone redeems. If the owner doesn't redeem, judgment creditors and other lienholders get thirty more days to redeem.
Before a foreclosure by advertisement, the lender must send written notice of intent to foreclose by certified mail at least ten days before publishing the sale notice. The sale notice then runs in a local newspaper at least once a week for four weeks in a row.
Behind on the mortgage for a Wyoming house no one is living in? See what Wyoming's foreclosure process looks like.
How do you report a dangerous building in Casper, Wyoming?
Casper's Code Enforcement Division handles nuisance problems including weeds, litter, junk, junk vehicles and dangerous buildings. Complaints can be filed online through Casper 311.
Owners or tenants in violation are told to fix it, and those who don't may be referred to Municipal Court.
Anonymous complaints are accepted but handled at low priority.
You can also tell me where it is. I'll find out who owns it and reach out about buying it and fixing it up.