Wyoming Residential Lease Agreement

Required Landlord Disclosures (2)

Per state and federal law, landlords in all 50 states must disclose certain information about the rental property to tenants. Below are two disclosures required for signing a Wyoming residential lease agreement:

1. Lead paint: Under federal law, landlords must alert tenants to the presence of any lead-based paint or lead-based paint hazards on properties built before 1978 (42 U.S.C. § 4852d).
2. Security deposit: When a tenant pays a deposit in Wyoming, the rental agreement must state whether any portion of the deposit is nonrefundable. The landlord must also provide written notice of that fact when they collect the deposit, if applicable (Wyo. Stat. Ann. § 1-21-1207).

Security Deposit Regulations

Maximum security deposit amount: Wyoming law does not set a maximum security deposit amount.

Receipt of deposit: Landlords are not required to provide tenants with a standard security deposit receipt in Wyoming. However, if any portion of the deposit is nonrefundable, the rental agreement must state that, and the landlord must provide written notice when collecting the deposit (Wyo. Stat. Ann. § 1-21-1207).

Deduction tracking: Wyoming landlords must keep track of expenses and receipts and provide the tenant with an itemized list of deductions within 30 days of the lease end date (Wyo. Stat. Ann. § 1-21-1208(a)).

Returning a tenant’s security deposit: Landlords have 30 days after the rental agreement ends or 15 days after receiving the tenant’s new mailing address, whichever comes later, to return the deposit minus any deductions. If the unit is damaged, the landlord receives an additional 30 days (Wyo. Stat. Ann. § 1-21-1208(a)).

Landlord’s Access to Property

Advance notice: Wyoming law does not require landlords to give tenants advance notice before entering a rental unit. Conversely, tenants cannot unreasonably deny access when the landlord, agent, or manager needs to make repairs, inspect the unit, or show the unit for rent or sale (Wyo. Stat. Ann. § 1-21-1205(a)(iii)).

Immediate access: Wyoming does not have a specific emergency entry notice rule for landlords. Still, landlords may need to enter without advance notice in an emergency that threatens a person, the property, or the rental unit.

Landlord harassment: While Wyoming law does not specify a notice requirement, landlords should respect tenants’ time and privacy. Repeated entry at odd hours or without a valid reason could constitute landlord harassment, especially if the conduct interferes with the tenant’s use of the property.

Rent Payment Laws

Grace period: Tenants must pay rent by the due date outlined in the rental agreement. Wyoming law does not require a mandatory grace period.

Late rent fees: Wyoming law does not set a maximum late rent fee. Landlords should outline any late fees in the lease agreement before charging them.

Tenant’s right to withhold rent: In Wyoming, tenants cannot withhold rent to enforce repair rights. Tenants must remain current on rent before providing written notice of repair issues under Wyoming law (Wyo. Stat. Ann. § 1-21-1203).

Breach of Rental Agreement

Missed rent payment: A landlord in Wyoming may initiate eviction proceedings if a tenant fails to pay rent 3 days after it is due. Before filing, the landlord must serve the tenant with a 3-Day Notice to Quit (Wyo. Stat. Ann. § 1-21-1002(a), § 1-21-1003).

Lease violation: When a tenant violates their duties under Wyoming law, the landlord may serve a 3-Day Notice to Quit before filing a forcible entry and detainer action (Wyo. Stat. Ann. § 1-21-1204).

Self-help evictions: Landlords should never attempt self-help evictions by removing the tenant without following the legal eviction process. After a court issues a proper order, the sheriff may remove the tenant’s possessions and prevent the tenant from reentering the property (Wyo. Stat. Ann. § 1-21-1016).

Lease abandonment: A tenant’s financial obligations for breaking a lease early may include accrued rent, cleaning costs to return the unit to its original condition, damages beyond reasonable wear and tear, and other costs permitted by the rental agreement (Wyo. Stat. Ann. § 1-21-1208(a)).

Ending a Lease

Month-to-month: Wyoming law does not require advance notice to end a month-to-month rental arrangement.

Fixed-term: Wyoming tenants may have a defense against liability for future rent if they end a lease early due to a credible imminent threat of domestic abuse or sexual violence, or after domestic abuse or sexual violence occurs on the premises (Wyo. Stat. Ann. § 1-21-1303)

Property abandonment: Wyoming landlords may immediately dispose of trash or property they reasonably believe to be hazardous, perishable, or valueless and abandoned. For valuable abandoned property, landlords must give written notice stating that they may dispose of the property after 7 days if the tenant does not claim it (Wyo. Stat. Ann. § 1-21-1210(a)(i)).

Renewing a Lease

Required renewals: Wyoming landlords are not required to allow tenants to renew a rental lease unless the lease states otherwise.

Required notice: Wyoming law does not set a statewide notice period when a landlord does not plan to renew a fixed-term lease. However, landlords should check the lease terms and local rules before ending the tenancy. For example, the Town of Jackson requires at least 30 days’ notice of nonrenewal in some residential rental situations (Jackson Municipal Code § 5.80.030).