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Beaver Dam is a city of roughly 16,000 residents in Dodge County, Wisconsin, where a significant share of households rent their homes. Like all Wisconsin renters, Beaver Dam tenants are governed entirely by state landlord-tenant law — primarily Wis. Stat. Chapter 704 — which sets clear rules on security deposits, repairs, lease terminations, and eviction procedures. The City of Beaver Dam has not enacted any local tenant protections beyond what state law provides.
The most common concerns for Beaver Dam renters involve security deposit disputes, landlord responsiveness to repair requests, and understanding eviction notice timelines. Wisconsin's statutory framework addresses each of these issues in detail, giving tenants meaningful tools to assert their rights. Landlords here may raise rent by any amount at lease renewal since rent control is banned statewide, but they must still follow strict notice and habitability requirements.
This guide summarizes the tenant protections that apply to Beaver Dam renters under Wisconsin law. It is provided for informational purposes only and does not constitute legal advice. If you face an eviction, deposit dispute, or other housing crisis, contact a qualified attorney or one of the legal aid organizations listed at the bottom of this page.
Beaver Dam has no rent control, and no Wisconsin city does. Wisconsin state law explicitly strips local governments of the authority to regulate rents. Wis. Stat. § 66.1015 states that no city, village, town, or county may enact or enforce an ordinance or resolution that controls the amount of rent charged for private residential property. This preemption applies statewide and cannot be overridden by local vote or ordinance.
In practical terms, this means your landlord in Beaver Dam can raise your rent by any dollar amount at the end of a lease term or, for month-to-month tenancies, with proper advance notice. There is no cap on how large an increase can be, no requirement to justify the increase, and no registration or reporting requirement for landlords. The only constraint is that a rent increase cannot be used as unlawful retaliation against a tenant who has exercised a legal right (see the retaliation protections discussed below).
Renters who are concerned about affordability or sudden rent increases should review their lease carefully before signing and document any communications about rent changes in writing. While Wisconsin law cannot limit the size of an increase, it does require landlords to provide adequate written notice before a new rent amount takes effect.
Wisconsin's landlord-tenant statutes provide a comprehensive set of tenant protections that apply in full to Beaver Dam renters. Key protections include the following:
Security Deposit Rules (Wis. Stat. § 704.28): Wisconsin imposes no statutory cap on the amount a landlord may charge as a security deposit. However, landlords must return the deposit — along with an itemized written statement of any deductions — within 21 days after the tenant vacates and returns the keys. Permissible deductions are limited to unpaid rent, damage beyond normal wear and tear, and other specific lease obligations. Wrongful withholding entitles the tenant to recover twice the amount improperly withheld, plus reasonable attorney's fees.
Habitability and Repairs (Wis. Stat. § 704.07): Wisconsin landlords must keep rental premises in a reasonable state of repair, comply with applicable housing codes, and maintain essential services such as heat, plumbing, and electrical systems. After a tenant provides written notice of a defect, the landlord has a reasonable time to make repairs. If a landlord fails to act, tenants may have the right to withhold rent, repair and deduct costs, or terminate the lease — depending on the severity of the condition and whether proper procedures are followed.
Notice to Terminate Month-to-Month Tenancy (Wis. Stat. § 704.19): A landlord must give a month-to-month tenant at least 28 days' written notice before terminating the tenancy. The tenant must also provide at least 28 days' written notice to vacate. Notices must generally expire on the last day of a rental period. Fixed-term leases end at the lease expiration date unless renewed.
Anti-Retaliation Protection (Wis. Stat. § 704.45): A landlord may not retaliate against a tenant for reporting code violations to a government agency, requesting repairs, or otherwise exercising a legal right. Wisconsin law creates a rebuttable presumption of retaliation if the landlord takes an adverse action — such as raising rent, reducing services, or initiating eviction — within six months of a protected act. A tenant who prevails on a retaliation claim may recover actual damages and attorney's fees.
Lockout and Utility Shutoff Prohibition (Wis. Stat. § 704.11): Self-help eviction is illegal in Wisconsin. A landlord may not remove a tenant's personal property, change the locks, shut off utilities, or otherwise interfere with the tenant's possession of the unit outside of a court-ordered eviction. Violations entitle the tenant to punitive damages of up to two months' rent, plus actual damages.
Under Wis. Stat. § 704.28, Wisconsin landlords may collect a security deposit in any amount — state law sets no statutory cap. Beaver Dam has not enacted any local cap, so the deposit amount is whatever is negotiated in the lease.
Return Deadline: After the tenant vacates and surrenders possession of the unit (including returning all keys), the landlord has 21 days to either return the full deposit or mail an itemized written statement of deductions along with any remaining balance. The 21-day clock begins when the tenant vacates and the keys are returned, whichever is later.
Permissible Deductions: A landlord may deduct for unpaid rent, physical damage to the unit beyond normal wear and tear, and other specific monetary obligations listed in the lease (such as unpaid utilities if the lease requires the tenant to pay them). Deductions for ordinary wear and tear — fading paint, minor scuffs, worn carpet from normal use — are not permitted.
Penalty for Wrongful Withholding: If a landlord fails to return the deposit or provide a proper itemized statement within 21 days, or if the landlord wrongfully withholds any portion, the tenant is entitled to recover twice the amount improperly withheld plus reasonable attorney's fees under Wis. Stat. § 704.28(4). Tenants should document move-out conditions with timestamped photographs and obtain written confirmation of the key return date.
Pre-Tenancy Checklist: Wisconsin law and the Wisconsin Administrative Code (ATCP 134) require landlords to give new tenants a written inventory of the property's condition before move-in. Tenants have the right to note disagreements on the checklist. Completing this step protects tenants against deposit deductions for pre-existing damage.
Wisconsin's eviction (small claims summary judgment) process is governed by Wis. Stat. Chapter 799 and the substantive notice requirements of Wis. Stat. Chapter 704. A landlord cannot remove a tenant without going through the court process — self-help eviction is illegal (Wis. Stat. § 704.11).
Step 1 — Notice: Before filing for eviction, a landlord must serve written notice on the tenant. The required notice period depends on the reason:
Step 2 — Filing: If the tenant does not comply with the notice, the landlord may file an eviction action in Dodge County Circuit Court (Small Claims Division). The filing fee is paid by the landlord.
Step 3 — Hearing: The court schedules a hearing, typically within a few weeks of filing. The tenant has the right to appear, present defenses, and challenge the eviction. Tenants should bring all documentation — lease, payment receipts, communications with the landlord, and photographs — to the hearing.
Step 4 — Judgment and Writ of Restitution: If the court enters a judgment for the landlord, a Writ of Restitution is issued. The tenant then has a short period (typically 10 days from judgment) before the sheriff may enforce the writ and physically remove the tenant.
No Just-Cause Requirement: Wisconsin does not require landlords to have a specific reason (just cause) to end a month-to-month tenancy. With 28 days' proper notice, a landlord may decline to renew without explanation — as long as the decision is not retaliatory or discriminatory under state or federal fair housing law.
Self-Help Eviction is Illegal: A landlord who locks out a tenant, removes belongings, shuts off utilities, or removes doors or windows to force a tenant out — without a court order — violates Wis. Stat. § 704.11 and may owe the tenant punitive damages of up to two months' rent plus actual damages. Call local law enforcement or seek emergency legal assistance immediately if this happens.
The information on this page is provided for general educational purposes only and does not constitute legal advice. Tenant rights laws and local ordinances can change, and the specific facts of your situation may affect which protections apply to you. RentCheckMe is not a law firm and does not provide legal representation. If you are facing an eviction, security deposit dispute, or other housing legal matter, please consult a licensed attorney or contact one of the legal aid organizations listed above. Always verify current statutes and any local rules directly with official government sources or qualified legal counsel.
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