Waukesha County is Wisconsin’s second-most populous county at approximately 410,000 residents and the heart of the Milwaukee metropolitan area’s western suburban and exurban communities. It is Wisconsin’s wealthiest county by median household income and among the most economically productive suburban counties in the upper Midwest, with a vast corporate and industrial employment base that rivals Milwaukee County in total employment while far exceeding it in household wealth. The county seat of Waukesha city, with approximately 72,000 residents, is an independent mid-sized city with its own manufacturing history and downtown economy. Brookfield (~40,000) and New Berlin (~40,000) are major suburban cities with significant commercial and office park employment. Menomonee Falls (~37,000), Pewaukee (~27,000), Oconomowoc (~17,000), and Mukwonago (~8,000) round out the county’s significant communities. The county contains the headquarters and major employment centers for dozens of significant Wisconsin companies including Generac Power Systems, Rite-Hite Corporation, Johnson Controls (major Waukesha area operations), Quad/Graphics, and numerous financial, healthcare, and professional services firms. Carroll University in Waukesha city adds educational employment and student housing demand.
All residential landlord-tenant matters in Waukesha County are governed by Wis. Stat. Ch. 704 and ATCP 134. Eviction actions are filed at the Waukesha County Circuit Court in Waukesha. Wisconsin has no statewide rent control, and Wis. Stat. §66.1015 prohibits municipalities from enacting rent stabilization. No Waukesha County municipality has a just-cause eviction ordinance. Milwaukee’s just-cause ordinance (MCO §200-51.5) does NOT apply in Waukesha County.
Waukesha (~72K), Brookfield (~40K), New Berlin (~40K), Menomonee Falls (~37K)
Median Rent
~$1,100–$1,500 (varies by community)
Major Economy
Generac, Rite-Hite, Quad/Graphics, Johnson Controls, Carroll University, healthcare, finance
Rent Control
None (banned statewide §66.1015)
Landlord Rating
9/10 — WI’s wealthiest county, strongest suburban demand, no just-cause, major corporate anchor
⚖️ Eviction At-a-Glance
Nonpayment Notice
5-Day Pay or Vacate
Lease Violation
5-Day Cure or Vacate
No-Cause (Month-to-Month)
28-Day Written Notice
Court
Waukesha County Circuit Court, Waukesha
Milwaukee Just-Cause?
NO — MCO §200-51.5 does not apply here
Post-Judgment Move-Out
As ordered by court; writ issued after judgment
Avg Timeline
4–8 weeks (high-volume suburban docket)
Waukesha County Local Ordinances
County and municipal rules that apply alongside Wisconsin state law
Category
Details
Rental Registration
No statewide rental registration in Wisconsin. Waukesha County and its municipalities have not enacted mandatory landlord licensing at the county level. Individual municipalities may have their own code enforcement programs. Waukesha city has an active code enforcement operation. Pre-1978 properties in older neighborhoods of Waukesha city and other communities require lead paint disclosure under ATCP 134.04.
Rent Control
Banned statewide under Wis. Stat. §66.1015. No Waukesha County municipality may enact rent stabilization. No local rent ordinance exists. Waukesha County rents are among Wisconsin’s highest outside of Dane County, reflecting the county’s high household incomes, strong professional employment, and persistent demand from the Milwaukee metro workforce.
Security Deposit
No statutory cap in Wisconsin. ATCP 134.06 requires return within 21 days of tenancy end with itemized written deduction statement. Wrongful withholding: double damages plus attorney’s fees. Written check-in sheet at move-in required; tenant has 7 days to note disagreements. Waukesha County’s professional tenant base is financially sophisticated and legally aware — strict ATCP 134 compliance with thorough documentation is essential.
Landlord Entry
Minimum 12 hours’ advance notice for non-emergency entry under Wis. Stat. §704.05(2). Emergency entry permitted without notice. Entry at reasonable times only.
Waukesha County is home to the headquarters or major Wisconsin operations of a remarkable concentration of significant companies: Generac Power Systems (generators and energy technology), Rite-Hite Corporation (loading dock equipment), Quad/Graphics (printing), Johnson Controls (building technology and security), Northwestern Mutual Financial Network (large Waukesha-area campus presence), ProHealth Care (hospital system headquartered in Waukesha), Aurora Health, and dozens of manufacturers and professional services firms. This corporate density gives the county an employment base that is arguably more diverse and financially resilient than any other Wisconsin suburban county. Waukesha County’s critical advantage for landlords is its combination of strong professional demand with Wisconsin’s landlord-favorable legal framework — no just-cause eviction requirement, no rent control, and the full suite of ATCP 134 tools without the additional restrictions that Milwaukee city landlords face.
Just-Cause Eviction
No just-cause requirement in Waukesha County. Month-to-month tenancies may be terminated with 28-day written notice. Milwaukee’s just-cause ordinance (MCO §200-51.5) applies ONLY within the City of Milwaukee and has NO application anywhere in Waukesha County.
Wis. Stat. Ch. 704 and ATCP 134 govern Waukesha County tenancies. Milwaukee’s just-cause ordinance does NOT apply.
⚡ Quick Overview
5 (first offense with cure); 14 (repeat within 1 year - no cure)
Days Notice (Nonpayment)
5 (first curable violation); 14 (repeat within 1 year - no cure); 5 (criminal/drug-gang activity - no cure)
Days Notice (Violation)
21-45
Avg Total Days
$$94.50-$114.50
Filing Fee (Approx)
💰 Nonpayment of Rent
Notice Type5-Day Notice to Pay or Vacate (first offense) / 14-Day Notice to Vacate (repeat within 1 year)
Notice Period5 (first offense with cure); 14 (repeat within 1 year - no cure) days
Tenant Can Cure?Yes for first 5-day notice - tenant can pay all rent to stop eviction; No for 14-day notice (repeat nonpayment within 1 year)
Days to Hearing5-25 (hearing 5-25 days after filing; tenant has 5 days to answer after service) days
Days to WritWrit of Restitution issued after judgment; sheriff executes days
Total Estimated Timeline21-45 days
Total Estimated Cost$200-500
⚠️ Watch Out
5-day pay or vacate for first nonpayment. CRITICAL: If landlord has given 5-day notice within past year, can instead give 14-day notice to vacate with NO cure right (§ 704.17(2)(a)). Acceptance of rent during nonpayment action does NOT waive right to proceed (§ 799.40(1m)). Eviction records appear on CCAP (public court records website) for 2-10 years - significant consequence for tenants. Small Claims Court handles all evictions. Declaration of Non-Military Service required (GF-175 form). If tenant wrongfully overstays, landlord can recover 2x daily rent for each day (§ 799.44(3)). 12-hour advance notice required for landlord entry (unless emergency or shorter notice agreed in lease). Some leases with terms >1 year can override statutory notice provisions (§ 704.17(5)).
Serve the required notice based on the eviction reason (nonpayment or lease violation).
Wait for the notice period to expire. If tenant cures the issue (where allowed), the process stops.
File an eviction case with the Small Claims Court (Circuit Court) - Eviction Action (Wis. Stat. Ch. 799, §§ 799.40-799.45). Pay the filing fee (~$$94.50-$114.50).
Tenant is served with a summons and has the opportunity to respond.
Attend the court hearing and present your case.
If you prevail, obtain a writ of possession from the court.
Law enforcement executes the writ and removes the tenant if necessary.
⚠️ Disclaimer: This page provides general information about Wisconsin eviction laws and does not constitute legal advice.
Eviction procedures can vary by county and may change over time. Local jurisdictions may have additional requirements or tenant protections.
For specific legal guidance, consult a qualified Wisconsin attorney or local legal aid organization.
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📋 Notice Period Calculator
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⚠️ Disclaimer: These calculations are estimates based on state statutes and typical court timelines. Actual results vary by county, court backlog, and case specifics. Always verify current requirements with your local courthouse. This is not legal advice.
Wisconsin’s wealthiest county (#2 by population). Generac, Rite-Hite, Quad/Graphics, ProHealth Care, Carroll University. No just-cause eviction (Milwaukee MCO does not apply). No rent control. Highest rents outside Dane County. 5-day pay/vacate.
Waukesha County
Screen Before You Sign
Generac/Rite-Hite/Quad engineers and professionals, ProHealth/Aurora healthcare workers, Milwaukee metro commuters, Carroll University faculty and staff, Johnson Controls/Waukesha area corporate employees, and financial services professionals are your strongest profiles. Verify income at 3x rent, run Wisconsin circuit court records.
A Landlord’s Guide to Renting in Waukesha County, Wisconsin
Waukesha County is Wisconsin’s premier landlord market — the state’s wealthiest county, second largest by population, and home to the densest concentration of major corporate employers outside of Milwaukee County, all governed by Wisconsin’s landlord-favorable state law without the additional restrictions that Milwaukee city landlords must navigate. For residential landlords, the county combines the most financially capable tenant pool in the state with the full legal toolkit of Wisconsin landlord-tenant law, making it the strongest market for investment property in the Milwaukee metropolitan area.
The Corporate Employment Engine
Waukesha County’s corporate employment base is extraordinary for a suburban county. Generac Power Systems — headquartered in Waukesha County and a manufacturer of home backup generators, portable power equipment, and energy storage systems — has grown dramatically as backup power has become a mainstream consumer priority, and its Waukesha County campus employs engineers, manufacturing professionals, sales staff, and corporate managers who represent the professional tier of the county’s rental market. Rite-Hite Corporation, the world’s largest manufacturer of loading dock equipment and industrial safety products, is headquartered in Milwaukee but has major Waukesha County operations. Quad/Graphics, one of North America’s largest commercial printing companies, has significant Waukesha County employment. ProHealth Care’s hospital and clinic network employs healthcare professionals throughout the county.
The Milwaukee Metro Advantage
Waukesha County’s proximity to Milwaukee — Brookfield and New Berlin are effectively Milwaukee suburbs — gives it access to the full Milwaukee metropolitan employment base while maintaining a legal framework that is significantly more landlord-favorable than Milwaukee city. Workers employed at major Milwaukee employers including Northwestern Mutual Financial Network, Fiserv, ManpowerGroup, Kohl’s (corporate headquarters in Menomonee Falls, technically Waukesha County), and the Milwaukee healthcare systems can live in Waukesha County and commute easily. This dual-market access drives consistent rental demand.
No Just-Cause Eviction: The Legal Advantage
The most important legal distinction between Waukesha County landlords and Milwaukee city landlords is the absence of any just-cause eviction requirement. Milwaukee’s just-cause ordinance (MCO §200-51.5) requires landlords within Milwaukee city limits to provide documented just cause before terminating most tenancies. Waukesha County landlords face no such requirement — month-to-month tenancies may be terminated with 28-day written notice without any stated reason, and fixed-term leases that expire may be non-renewed without just cause documentation. This freedom — combined with no rent control, no mandatory registration, and Wisconsin’s efficient eviction timeline — gives Waukesha County landlords a legal environment among the most favorable for residential investment in Wisconsin.
Wisconsin Legal Framework in Waukesha County
All residential tenancies in Waukesha County follow the standard Wisconsin Ch. 704 and ATCP 134 framework. The 5-Day Notice to Pay or Vacate for nonpayment, 5-Day Notice to Cure or Vacate for lease violations, and 28-Day Written Notice for no-cause month-to-month termination are the operative notice timelines. Eviction actions are filed at the Waukesha County Circuit Court in Waukesha. ATCP 134 security deposit compliance is mandatory. No rent control (Wis. Stat. §66.1015). No just-cause eviction requirement. Milwaukee’s MCO §200-51.5 does not apply.
Waukesha County landlord-tenant matters are governed by Wis. Stat. Ch. 704 and ATCP 134. Nonpayment notice: 5-day pay or vacate. Lease violation: 5-day cure or vacate. No-cause termination: 28-day written notice. Security deposit return: 21 days; double damages for wrongful retention. Landlord entry: 12 hours’ advance notice required. No rent control (Wis. Stat. §66.1015). No just-cause eviction requirement. Milwaukee just-cause ordinance (MCO §200-51.5) does NOT apply in Waukesha County. Eviction actions filed at Waukesha County Circuit Court, Waukesha. Last updated: April 2026.
Disclaimer: This page provides general information about landlord-tenant law in Waukesha County, Wisconsin and is not legal advice. Milwaukee’s just-cause eviction ordinance (MCO §200-51.5) applies only within the City of Milwaukee and does not apply in Waukesha County. Laws change frequently. Always verify current requirements with a licensed Wisconsin attorney before taking legal action. Last updated: April 2026.
