Collect a Security Deposit Judgment in Wisconsin

You Won — Now the Landlord Won't Pay

Wisconsin's ATCP 134 requires landlords to return the security deposit, less amounts properly withheld, within 21 days after the rental agreement ends. If a tenant leaves early and the unit is re-rented before the agreement ends, the 21-day period runs from the re-rental. If the landlord makes deductions, they must provide a written statement itemizing the amounts withheld. When they don't, tenants routinely win in small claims court. But the judgment itself doesn't move money — you have to enforce it.

The frustrating reality is that many landlords treat a small claims judgment as a nuisance rather than a debt. They already have the money, and they're betting you won't follow through on collection. The enforcement tools below change that calculation.

Start With Financial Disclosure

When the court enters your judgment, the landlord receives an Order for Financial Disclosure (Form SC-506A) requiring them to complete Form SC-506B within 15 days. This form lists their bank accounts, income sources, real estate, and vehicles.

Landlords who own rental property are rarely judgment-proof. Real estate shows up on the disclosure statement. If it doesn't, confirm who owns the property you rented before relying on a real estate lien. If they ignore the disclosure entirely, file a contempt petition (Form SC-508) to compel compliance.

Bank Account Garnishment Often Works Best

For security deposit cases, non-earnings garnishment — a bank account levy — is frequently the most direct path. Landlords typically receive rent payments through a bank account, and the financial disclosure will identify it.

File a non-earnings garnishment action using Form SC-301 under Chapter 812, Subchapter I. The bank freezes the account upon service and files a Garnishee Answer (Form CV-302) disclosing what funds it holds. Serve the debtor with the required papers within 10 days of bank service under Wis. Stat. § 812.07. Security deposit judgments in the $500–$5,000 range can often be satisfied in a single bank garnishment.

Docket for a Real Estate Lien

If the landlord owns property in the county where your judgment was entered, docket the judgment with the Clerk of Circuit Court for $5. Docketing creates a 10-year lien on all non-exempt real estate the landlord owns in that county under Wis. Stat. § 806.15.

For a landlord, this is serious — the lien attaches to all non-exempt real estate they own in that county, not just the one you rented. It can affect a sale or refinancing, but the lien alone does not force a sale. If they own property in multiple counties, get a Transcript of Judgment ($14) and docket it in each county.

Wage Garnishment as a Backup

If the landlord is also employed (many landlords have day jobs), wage garnishment captures up to 20% of disposable earnings over a 13-week cycle. File Form CV-421 with the clerk ($121 filing fee) and serve it on the employer.

This approach works well when the landlord's rental income flows through an entity you can't easily garnish but their personal wages are accessible.

When the Tenant Owes You Money

The same tools work in reverse. If you're a landlord with a judgment against a former tenant for unpaid rent or property damage, enforcement follows the identical process — financial disclosure, then garnishment or execution based on what assets exist.

Tenants who've moved on are harder to locate, but the financial disclosure obligation still applies. If they've started a new job, wage garnishment is often the most reliable enforcement tool. The judgment also accrues post-judgment interest at the prime rate plus 1% under Wis. Stat. § 815.05(8), so time works in your favor even if immediate collection isn't possible.

Get the Full Collection Roadmap

Security deposit and landlord-tenant judgments follow the same enforcement framework as any Wisconsin small claims judgment. The Wisconsin judgment collection guide covers every step — from financial disclosure deadlines to satisfaction of judgment — with the specific forms, fees, and timelines for each enforcement tool.

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