Under Wyoming law, if a written or oral rental agreement exists, or if payment is accepted as rent, landlords and tenants have automatic rights and responsibilities under the Residential Rental Property laws, such as the right to timely rent payments and a livable dwelling.
Tenant Responsibilities
Evictions
Security Deposits
Lease Termination
Rent Increases
Discrimination
Landlord Entry
Note: Unlike most states, any default legal obligation between a landlord and a tenant can be changed or waived by written agreement.
Landlord Responsibilities in Wyoming
In Wyoming, landlords legally can’t rent property out unless it meets basic health and safety requirements. Here is a list of amenities and how they relate to Wyoming’s habitability requirements:
| Item | Has to Provide? | Has to Fix/Replace? |
|---|---|---|
| Heating/AC | Only Heating | Only Heating |
| Hot Water | Yes | Yes |
| Kitchen Appliances | No | Only If Provided |
| Garbage Containers/Removal | No | No |
| Smoke and Carbon Monoxide (CO) Detectors | Smoke Only | No |
| Mold | N/A | Yes |
| Pest Control | N/A | Yes |
If a property doesn’t provide the legally required amenities for habitable housing, a tenant can usually report the landlord to government authorities for unsafe living conditions, although Wyoming’s lack of anti-retaliation laws makes this a riskier undertaking than in many other states.
Renter’s Rights for Repairs in Wyoming
Landlords must perform necessary repairs in a timely manner. In Wyoming, landlords must make repairs within a reasonable time after getting written notice from tenants.
If repairs aren’t made in a timely manner, Wyoming tenants can sue for costs, or a court order to force the landlord to make repairs. They can also cancel the rental agreement, but they usually can’t withhold rent or make repairs and deduct from the rent.
Tenant Responsibilities in Wyoming
Aside from paying rent on time, Wyoming tenants must:
- Keep the unit in a safe and habitable condition.
- Remove garbage and keep fixtures clean.
- Keep all common areas clean.
- Use all facilities, utilities and fixtures in a reasonable manner.
- Avoid exceeding the maximum number of people allowed in the rental unit (in accordance with the lease agreement).
- Perform small repairs and maintenance.
- Not disturb other tenants or neighbors.
- Not damage or destroy any part of the property.
- Allow the landlord to access the property for necessary reasons during reasonable hours (unless it’s an emergency).
Evictions in Wyoming
Landlords in Wyoming are permitted to evict tenants for the following reason:
- Lease Violation: If a lease violation occurs then the landlord may issue a 3-Day Notice to Quit. Wyoming landlords are not required to allow tenants to fix the violation, although it is customary to do so. If a Wyoming tenant fails to meet the terms of the notice the landlord may begin formal eviction proceedings. The notice covers a variety of noncompliance issues including: nonpayment of rent, failing to move out when the lease term has expired, health or safety issues, too many people residing in the rental unit, violating the terms of the lease, damaging the rental property, disturbing the peaceful enjoyment other tenants, refusing to allow the landlord to access the property to make repairs.
It is illegal for a landlord to evict a tenant for discriminatory reasons.
Landlord Retaliation in Wyoming
Unlike most states, in Wyoming there’s no statute or case law prohibiting a landlord from retaliating against tenants. Tenants do not have any general protection if they do things like report housing code violations. Landlords might be able to evict, raise the rent, or take other retaliatory actions in response.
Security Deposits in Wyoming
Collections & Holdings: The following laws apply to the collection and holding of security deposits:
- Maximum: None.
- Inventory Requirement: Landlords are not required to document the condition of the rental unit at the start of the lease term in order to collect security deposits.
- Interest Requirement: None.
Returns & Deductions: The following laws apply to the return of security deposits:
- Allowable Deductions: Unpaid rent, damage excluding normal wear and tear, charges outlined in the lease agreement, and cleaning costs.
- Time Limit for Return: Landlords must return security deposits within 15 to 60 days depending on whether there is damage to the rental unit and when the tenant provides a forwarding address.
- Max. Penalty for Late Return: Tenants can sue for the full security deposit plus court costs.
Lease Termination in Wyoming
Notice Requirements: Wyoming is one of the few states in the US that does not specify how much notice a tenant must give a landlord before terminating a lease. Generally, these provisions will be included in the lease agreement.
Early Termination: Wyoming tenants who wish to legally break a lease early may do so for the following reasons:
- Early termination clause.
- Active military duty.
- Uninhabitable unit.
- Landlord harassment.
- Domestic violence.
Cost of Breaking a Lease in Wyoming
If a Wyoming tenant breaks their lease early, they are still liable for the rent for the remaining lease period. Landlords are not legally required to make a reasonable effort to re-rent the unit.
Landlords cannot keep the full security deposit because a tenant broke their lease. The landlord can make deductions for damages or unpaid rent, but the rest must be returned to the tenant.
Rent Increases in Wyoming
Wyoming does not have rent control and state law does not prohibit cities and towns from creating their own rent control laws.
Because Wyoming does not have rent control, landlords can raise the rent by any amount, as often as they choose, but they cannot increase the rent during the lease term unless the lease agreement allows for it. Additionally, landlords cannot increase the rent out of discrimination of federally-protected classes.
Wyoming state law does not specify how much notice landlords must give before raising the rent. Landlords and tenants can agree on a minimum notice period for a rent increase in the lease agreement.
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Housing Discrimination in Wyoming
Protected Groups: The Federal Fair Housing Act prohibits discrimination in housing based on race, color, national origin, religion, familial status, sex, or disability. These rules do not apply to some owner-occupied homes or homes operated by religious organizations.
Discriminatory Acts & Penalties: Housing discrimination cases are handled by Equal Justice Wyoming which functions as part of the state government. The following business practices and behaviors have been highlighted as potentially discriminatory when directed at a member of a protected class:
- Refusing to rent or sell on a bona fide offer.
- Falsely claiming a unit is unavailable.
- Offering different terms, conditions, or privileges.
- Refusing to provide certain financial services.
- Failing to provide reasonable accommodations.
Equal Justice Wyoming does not field the cases themselves but directs tenants to the Department of Housing and Urban Development. You can file a complaint here.
Additional Landlord Tenant Regulations in Wyoming
In addition to having laws that address general issues like repairs and security deposits, most states, including Wyoming, grant rights and responsibilities about things like lock changes and a landlord’s right to entry. See the topics below for more information.
Landlord Right to Entry in Wyoming
Wyoming landlords have the right to enter rental property for repairs, inspections, and property showings. The renter’s right to quiet enjoyment of the rental property means that the landlord must provide advance notice of an entry outside of emergency situations, although the law isn’t specific on how much. Landlords aren’t allowed to enter in an unreasonable time, place, or manner.
Rent Collection & Related Fees in Wyoming
The following laws apply to the collection of rent and related fees:
- Grace Period: Landlords are not required to provide a grace period for the payment of rent before charging a late fee.
- Maximum Late Fee: No limit, but it must be reasonable.
- Rent Payment Methods: There is no state law governing which payment methods landlords may or may not accept for the payment of rent.
- Rent Receipt: Not required.
Small Claims Court in Wyoming
Most disputes between landlords and tenants are handled in Small Claims Court, which is an informal process designed to be quicker and simpler than higher courts. For example, disputes regarding the return of security deposits are typically handled in Small Claims Court.
Landlords and tenants can file cases in Small Claims Court to settle minor disputes without hiring an attorney if the amount claimed is less than $6,000. Wyoming Small Claims Court is a division of Circuit Court. The process takes approximately one to two months.
Mandatory Disclosures in Wyoming
Wyoming landlords are required to make the following mandatory disclosures:
- Lead-Based Paint: Landlords that own homes built before 1978 must provide info about lead paint concentrations.
- Nonrefundable Fees: Landlords who impose a nonrefundable fee must state that it is nonrefundable in the lease agreement.
Changing the Locks in Wyoming
Wyoming law does not regulate a tenant changing locks, so it’s allowed unless the terms of the rental agreement say otherwise. Landlords can’t unilaterally change locks on their tenants, as this is considered a form of illegal “self help” eviction.
Wyoming Landlord-Tenant Resources
Some cities in Wyoming have their own landlord-tenant laws in addition to the state requirements. Check your local county and municipality for additional regulations, and see the resources below for more general information.
