Renting out their unit for an entire year doesn’t always work. If landlords want the flexibility to operate on a short-term basis, a Wyoming month-to-month lease agreement is a great option. After landlords secure their “tenant at will,” their residential lease renews automatically each month. However, both parties may terminate as needed.
Even though month-to-month leases are more adaptable, Wyoming’s rental guidelines still govern their agreement. Here’s a full recap of the state’s mandatory disclosures and rental laws:
Disclosures (2)
First off, make sure their Wyoming month-to-month lease agreement contains the following mandatory disclosures:
- Lead-based paint: Tell tenants about any lead-based paint or lead-based paint hazards in rental properties older than 1978 (42 U.S.C. § 4852d).
- Security deposit requirements: If landlords collect a security deposit and any portion of it is non-refundable, landlords must inform tenants in writing (Wyo. Stat. § 1-21-1207).
As a best practice, use our free downloadable template to create a complete, legally compliant month-to-month lease in Wyoming.
Optional Disclosures and Addenda
Even if state law doesn’t require other disclosures, we recommend including additional addenda to their Wyoming month-to-month lease agreement. Consider including the following to clarify the terms of their tenancy:
Asbestos: If landlords are aware of asbestos contamination on the property, inform tenants and share safety information.
Mold: Detail the property’s history of mold (including current conditions, if any), and encourage tenants to report new issues immediately.
Bed bugs: Share information about any bed bug infestations in or around the property.
Landlord entry: Explain landlord or property manager entry requirements, including advance entry notice, causes (such as maintenance or repairs), and timeframes.
Utilities: Outline the landlord’s and tenant’s responsibilities for utilities. If the property shares a meter with other units, explain how landlords split the bill.
Smoking: Clearly state whether smoking is allowed on the property, and identify any designated smoking areas.
Pet addendum: List any pet-related rules, responsibilities, fees, or deposits, including monthly pet rent.
Parking policy: Explain the property’s parking policies, including designated spaces or fees.
Sublease addendum: Tell tenants whether they can sublet the property, and explain the process for doing so. If landlords prohibit subleasing, state it clearly.
Additional Wyoming Month-to-Month Lease Laws
Beyond creating the Wyoming month-to-month lease agreement, state law governs the following:
- Notice to terminate
- Rent increases
- Lease violations and evictions
- Security deposit laws
- Pet deposits and rent caps
- Late fees
- Landlord access
Here’s a rundown of the legal guardrails every landlord in the Cowboy State needs to know:
Notice to Terminate a Month-to-Month Agreement
State law doesn’t require a specific notice period for month-to-month leases, but landlords and tenants should still inform the other party in advance. Here’s what landlords need to know:
Required notice for tenants: We recommend giving landlords at least 30 days’ notice if they plan to terminate the agreement.
Required notice for the landlord: As a best practice, rental owners should also give their tenants 30 days’ notice to terminate.
Laws Governing Rent Increases
If landlords plan on raising their rent, always tell tenants in advance, even though state law doesn’t require it. Here’s what landlords need to know:
State law doesn’t cap rent increases or mandate advance notice. However, we recommend giving their tenants at least 30 days’ written notice before applying the change. Additionally, landlords should update their Wyoming month-to-month lease agreement accordingly.
Lease Violations and Eviction
Wyoming law sets the ground rules for handling breaches of rental contracts and evictions. Keep these regulations in mind:
Missed rent payment: If the tenant doesn’t pay their rent, landlords must send them a 3-Day Notice to Pay or Quit before initiating eviction (Wyo. Stat. § 1-21-1002(a), § 1-21-1003).
Lease violation: Landlords must also send a 3-Day Notice to Quit before moving forward with the eviction process (Wyo. Stat. § 1-21-1002).
Lease abandonment: When tenants abandon the unit, landlords can typically hold them liable for rent until they re-rent the unit (Wyo. Stat. § 1-21-1208).
Self-help evictions: Wyoming law prohibits all methods of self-help eviction, including lock-outs or forcing tenants out of the property. Landlords must follow the state’s specific legal process to stay compliant.
Rent Payment Laws
Compared to other states, Wyoming doesn’t set strict laws for rent collection. Here’s a quick recap of the local policy:
Rent control/stabilization: Wyoming doesn’t enforce rent control or stabilization laws.
Late rent fees: State law doesn’t cap them. Landlords can charge them if they clearly outline them in their month-to-month rental agreement.
Grace period: Landlords in Wyoming don’t have to offer a grace period, either.
Tenant’s right to withhold rent: Tenants can’t withhold rent for repairs or health and safety issues (Wyo. Stat. § 1-21-1203).
Pet rent laws: If landlords plan to charge pet rent, they must include it in their lease. However, landlords can’t charge fees for service or Emotional Support Animals (ESAs) (42 U.S.C. § 3601 et seq.).
Security Deposits
Follow Wyoming’s specific rules when handling security deposits:
Maximum amount: Wyoming doesn’t cap security deposits.
Deposit receipt: Landlords don’t have to provide receipts when tenants pay their deposit.
Interest payments: Landlords don’t have to pay tenants the accrued interest on the deposit (if any) when they return the remaining funds.
Security deposit return: If a landlord withholds funds from the security deposit, the landlord must return the remaining balance within 30 days. If landlords didn’t use any funds for damage or unpaid rent, landlords have 60 days to return it (Wyo. Stat. § 1-21-1208).
Deductions: Provide an itemized list of deductions within 30 days of move-out (Wyo. Stat. § 1-21-1208).
Property Access Laws
landlords can’t disturb a tenant’s quiet enjoyment of their property or abuse their right of entry. Here’s what landlords need to know:
Advance notice: State law doesn’t set a specific notice period. However, it’s a best practice to give tenants at least 24 hours’ advance notice.
Immediate access: Landlords can enter the property without notice only in extreme emergencies, such as fires or floods.
Harassment: Landlords can’t harass tenants by repeatedly showing up unannounced or attempting to enter at inappropriate times. Whether it’s a tenancy-at-will agreement or a fixed-term lease, landlords must respect a tenant’s privacy.
Use this guide to prevent misunderstandings, protect their investment, and understand the laws governing their month-to-month leases in Wyoming.
