Wyoming Residential Lease Agreement

Important Information for Wyoming Landlords

Wyoming Rental Law Highlights

Security Deposits (Wyo. Stat. § 1-21-1207, 1-21-1208)

• Maximum Amount: No statutory limit (market determines)
• Return Timeline: 30 days after tenant vacates (or within 15 days after terms agreed upon) (Wyo. Stat. § 1-21-1208)
• Itemized Statement: Required if any deductions are made with receipts
• Interest Required: No statutory requirement to pay interest
• Move-In Inspection: Strongly recommended to document condition
• Normal Wear and Tear: Cannot deduct for ordinary deterioration
• Penalties: May be liable for deposit plus damages if wrongfully withheld

Rent and Rent Increases

• Grace Period: No statutory grace period required
• Late Fees: Must be reasonable; typically stated in lease
• Rent Increase Notice: No specific statutory requirement; customary practice is 30 days for month-to-month
• Fixed Term: Cannot increase rent during lease term unless specified
• No Rent Control: Wyoming does not have rent control laws

Required Disclosures

• Lead paint disclosure (pre-1978 properties) – Federal requirement
• Landlord’s name and address for notice purposes
• Move-in condition documentation (recommended)
• Smoke detector information (recommended)
• Any known defects or issues with the property
• Methamphetamine contamination disclosure (Wyo. Stat. § 1-40-102 – if applicable)

Eviction and Termination (Wyo. Stat. § 1-21-1002, 1-21-1003)

• 3-Day Notice: For nonpayment of rent (Wyo. Stat. § 1-21-1003(a)(ii))
• 3-Day Notice: For lease violations (Wyo. Stat. § 1-21-1003(a)(i))
• No Notice Required: For holdover tenants after lease expiration
• Month-to-Month: Reasonable notice to terminate (30 days customary)
• Court Process Required: Must file eviction action in circuit court
• No Self-Help: Lockouts and utility shutoffs are illegal (Wyo. Stat. § 1-21-1206)

Landlord Obligations (Common Law and Wyo. Stat. § 1-21-1201)

• Habitability: Implied warranty of habitability (common law)
• Essential Services: Heat, water, hot water, electricity should be functional
• Compliance: Should comply with applicable building and housing codes
• Structural Integrity: Maintain in reasonably safe condition
• Smoke Detectors: Required in residential properties
• Common Areas: Keep reasonably clean and in good repair
• Repairs: Should make necessary repairs within reasonable time

Entry Requirements

• Notice Required: No specific statutory requirement; reasonable notice customary (24 hours)
• Reasonable Times: Entry during reasonable hours customary
• Emergency Exception: May enter without notice in emergency
• Permitted Purposes: Inspection, repairs, showing to buyers/tenants

Tenant Rights and Protections

• Quiet Enjoyment: Right to peaceful possession (common law)
• Privacy Rights: Reasonable notice before entry (customary)
• Security Deposit Protection: 30-day return with itemization
• No Retaliation: Landlord cannot retaliate (Wyo. Stat. § 1-21-1205)
• Military Service: SCRA protections for active duty members

Wyoming-Specific Considerations

Minimal State Statutory Law

• Wyoming has among the least landlord-tenant statutory law in the nation
• Relies heavily on common law principles and lease agreements
• Few statutory protections or requirements
• Comprehensive written leases are extremely important
• Lease terms govern most aspects of landlord-tenant relationship

Security Deposit Return (Wyo. Stat. § 1-21-1208)

• 30 days standard return period (or within 15 days if agreed)
• No statutory maximum on deposit amount
• Must provide itemized list of deductions with receipts
• Tenant must provide forwarding address
• Landlord may be liable for deposit plus damages if wrongfully withheld

3-Day Eviction Notices (Wyo. Stat. § 1-21-1003)

• 3 days notice for both nonpayment and violations
• One of the shortest notice periods in the nation
• No right to cure after notice given
• Very landlord-friendly eviction process
• Must follow proper notice requirements

No Statutory Warranty of Habitability

• No explicit statutory warranty of habitability
• Common law implied warranty applies
• Lease terms heavily influence obligations
• Limited statutory tenant remedies
• No statutory repair and deduct
• No statutory rent withholding provisions

Methamphetamine Contamination (Wyo. Stat. § 1-40-102)

• Must disclose if property was used for meth production
• Property must be remediated before occupancy
• Specific disclosure requirements for contaminated properties
• Important in rural areas where meth production more common

No Self-Help Eviction (Wyo. Stat. § 1-21-1206)

• Lockouts and utility shutoffs are illegal
• Must follow proper court eviction procedures
• Tenant has remedies for illegal eviction
• One of the few tenant protections in Wyoming law

Fair Housing Requirements

Best Practices for Wyoming Landlords

• Use comprehensive written leases for all tenancies – critical in Wyoming
• Clearly specify all terms, as lease governs most issues
• Conduct thorough move-in and move-out inspections with photos
• Document property condition extensively at move-in and move-out
• Return deposits within 30 days with itemized deductions and receipts
• Include clear maintenance and repair responsibilities in lease
• Specify entry notice requirements in lease (24 hours recommended)
• Include rent increase notice requirements for month-to-month leases
• Keep detailed records of all transactions and communications
• Respond promptly to repair requests
• Maintain property to reasonable standards
• Install and maintain working smoke detectors
• Never use self-help eviction methods
• Follow proper court procedures for evictions
• Consider landlord insurance with loss of rent coverage

Wyoming Climate Considerations

• High Altitude: Thin air affects heating and cooking appliances
• Harsh Winters: Extremely cold temperatures; heating system critical
• High Winds: Constant strong winds; property maintenance important
• Low Humidity: Dry climate; moisture and static issues
• Temperature Extremes: Below zero to 90°F+ range
• Short Growing Season: Limited landscaping considerations
• Snow and Ice: Heavy snow in many areas; removal critical

Cheyenne and Urban Area Considerations

• Local Ordinances: Cities may have additional requirements
• Certificate of Occupancy: May be required in some jurisdictions
• Rental Registration: Some cities may require registration
• Lead Paint: Present in older housing; proper disclosure critical
• Rental Inspections: Some municipalities may require inspections

Rural and Ranch Property Considerations

• Well Water: Landlord typically maintains well system; water rights issues
• Septic Systems: Clarify maintenance responsibilities clearly
• Propane/Heating Oil: Specify who pays and maintains; critical for heat
• Agricultural Land: Include specific provisions if applicable
• Livestock: Specify if allowed and conditions
• Water Rights: May be complex; consult attorney for ranch properties
• Private Roads: Specify maintenance and snow removal responsibilities
• Distance to Services: Remote locations; specify emergency procedures
• Wildlife: Property damage from wildlife; specify responsibilities

Resources

• Wyo. Stat. – Title 1, Chapter 21 (Limited landlord-tenant provisions)
• Wyoming State Bar
• Wyoming Legal Services
• Circuit courts (for eviction proceedings)
• Local housing authorities (in larger cities)
• Wyoming Apartment Association (if available)