Landlord Guide to Renting in Wyoming

Wyoming permits both oral and written rental agreements. However, a lease for a term exceeding one year must be in writing under the Statute of Frauds (Wyo. Stat. § 1-23-105). Written leases should clearly define the rent amount, due date, term, and responsibilities of each party.

• Oral and written leases are both enforceable; leases over one year must be in writing (§ 1-23-105)
• Month-to-month tenancies are created when no fixed term is specified or after a lease expires without renewal
• There are no specific statutory requirements for lease provisions beyond general contract law
• A written lease is always recommended to avoid disputes

Wyoming does not impose a statutory cap on security deposit amounts. Deposits are governed by Wyo. Stat. § 1-21-1207 through § 1-21-1208 and common practice. Landlords are not required to hold deposits in a separate account or pay interest.

• No statutory maximum on security deposit amount
• No requirement to hold the deposit in a separate or escrow account
• No interest payment required
• The deposit must be returned within the statutory timeframe after the tenancy ends

Wyoming has minimal statutory disclosure requirements. Federal law and general landlord best practices still require certain disclosures.

• Lead-based paint disclosure for properties built before 1978 (federal, 42 U.S.C. § 4852d)
• Contact information for the landlord or authorized agent for receiving notices
• Disclosure of known material defects that could affect health or safety
• A move-in condition checklist is recommended to document the state of the property

Rent is due on the date specified in the lease. Wyoming does not require a grace period for rent payments and does not regulate late fees by statute. Lease agreements may include late fee provisions, and the fees must be reasonable.

• Rent is due on the date stated in the lease
• No statutory grace period for rent payments
• Late fees are permitted if specified in the lease and are reasonable
• Landlords should clearly state accepted payment methods in the lease

Wyoming does not have a specific habitability statute but recognizes an implied warranty of habitability through case law. Landlords are expected to maintain the premises in a fit and habitable condition, comply with applicable building codes, and keep essential systems operational.

• Implied warranty of habitability applies under Wyoming case law
• Landlords must comply with applicable building and housing codes
• Essential systems (plumbing, heating, electrical) must be maintained in working order
• Tenants should provide written notice of needed repairs before pursuing remedies

Wyoming does not have a specific statute governing landlord notice requirements before entry. Common law principles and the tenant's right to quiet enjoyment require reasonable notice. A 24-hour notice period is the generally accepted standard for non-emergency entry.

• No specific statute on notice before entry
• Reasonable notice (typically 24 hours) is recommended under common law
• Entry should be at reasonable times and for legitimate purposes
• No notice is needed for genuine emergencies

Wyoming has no rent control laws and does not restrict the amount or frequency of rent increases. For month-to-month tenancies, the landlord should provide reasonable advance notice — typically equivalent to one rental period. Fixed-term leases cannot have rent increased during the term unless the lease specifically allows it.

• No state rent control — landlords may set rent at market rates
• Reasonable notice required for rent increases on month-to-month tenancies
• Rent increases may not be retaliatory or discriminatory
• Fixed-term leases: rent may only be increased if the lease expressly permits it

Notice requirements in Wyoming depend on the tenancy type. Fixed-term leases expire at the end of the term without notice unless the lease states otherwise.

• Month-to-month tenancy: at least one month's notice before the end of the rental period (Wyo. Stat. § 34-2-128)
• Year-to-year tenancy: at least one month's notice before the end of the lease year
• Fixed-term lease: terminates automatically at expiration
• Nonpayment of rent: 3-day notice to pay or vacate (§ 1-21-1002 & § 1-21-1003)

Evictions in Wyoming are handled through a forcible entry and detainer (FED) action under Wyo. Stat. § 1-21-1001 et seq. The landlord must serve the appropriate notice and, if the tenant does not comply, file an FED complaint in circuit court.

• Serve the required notice (3 days for nonpayment; as required by lease for violations)
• File a forcible entry and detainer action in circuit court after notice expires (§ 1-21-1003)
• The tenant is served with a summons and may contest the action
• If the court rules for the landlord, a writ of restitution is issued

Under Wyo. Stat. § 1-21-1208, the landlord must return the security deposit within 30 days after the tenancy terminates or within 15 days after receiving the tenant's forwarding address, whichever is later (but not to exceed 30 days after termination). An itemized list of deductions must accompany any withheld amount.

• Return deadline: 30 days after termination, or 15 days after receiving a forwarding address, whichever is later (§ 1-21-1208)
• Itemized statement of deductions required for any amount withheld
• Permissible deductions: unpaid rent, damages beyond normal wear and tear, costs of cleaning if necessary
• If the landlord fails to return the deposit or provide a statement, the tenant may recover the deposit in full plus court costs