Renting Out Your Property in Wyoming: A Guide for Landlords
Renting out property in Wyoming requires understanding specific state laws that govern landlord-tenant relationships, including security deposit limits, notice requirements, and maintenance obligations. Wyoming landlords benefit from relatively landlord-friendly regulations, but must still comply with fair housing laws and maintain habitable premises.
Wyoming landlords should be aware that while the state has fewer rental regulations than many others, failing to follow proper legal procedures for issues like evictions or security deposit handling can result in costly legal disputes and potential liability.
Key Considerations
Scenarios
Decisions
Scenarios
Decisions
Scenarios
Decisions
Relevant Documents
Landlord's Rules and Regulations
A supplementary document to the lease that outlines specific rules for the property, such as quiet hours, guest policies, and maintenance responsibilities.
Move-In/Move-Out Inspection Checklist
A document that records the condition of the rental property before the tenant moves in and after they move out, which helps determine if any damage occurred during the tenancy.
Notice of Entry Form
A document used by landlords to notify tenants of their intent to enter the rental property, typically required by state law with specific advance notice periods.
Rental Application Form
A form used to collect information about potential tenants, including employment history, income, references, and authorization for background and credit checks.
Residential Lease Agreement
A legally binding contract between a landlord and tenant that outlines the terms and conditions of the rental arrangement, including rent amount, security deposit, lease duration, and other important provisions.
Security Deposit Receipt
A document acknowledging the landlord's receipt of the security deposit, including the amount, date received, and where the deposit will be held.
Relevant Laws
Wyoming Residential Rental Property Act
This is Wyoming's primary law governing landlord-tenant relationships. It outlines the rights and responsibilities of both landlords and tenants, including security deposit limits (not to exceed two months' rent), required disclosures, and the process for terminating tenancies.
Security Deposit Requirements
Wyoming law limits security deposits to no more than two months' rent and does not require landlords to pay interest on deposits. Landlords must return deposits within 30 days after termination of the rental agreement or 15 days after receiving a forwarding address, whichever is later.
Notice Requirements for Termination
For month-to-month tenancies, landlords must provide at least 30 days' written notice before terminating the rental agreement. For fixed-term leases, no notice is required if termination occurs at the end of the lease term.
Landlord Entry Rights
Wyoming law requires landlords to give reasonable notice (typically 24 hours) before entering a rental property, except in cases of emergency. This protects tenants' right to privacy while allowing landlords to inspect, make repairs, or show the property to prospective tenants.
Landlord Disclosure Requirements
Wyoming landlords must disclose known environmental hazards, the name and address of the property manager, and information about where security deposits are held. Additionally, federal law requires disclosure of lead-based paint hazards for properties built before 1978.
Fair Housing Act
This federal law prohibits discrimination in housing based on race, color, national origin, religion, sex, familial status, or disability. Wyoming landlords must comply with these requirements when advertising rental properties, selecting tenants, and throughout the landlord-tenant relationship.
Regional Variances
Major Cities in Wyoming
As the capital city, Cheyenne has slightly more formal rental regulations than other parts of Wyoming. Landlords must register rental properties with the city and may be subject to additional inspections. The city also enforces stricter habitability standards and has a dedicated housing department that can mediate landlord-tenant disputes.
Casper has implemented a rental property licensing program that requires landlords to obtain a business license. The city also has specific ordinances regarding snow removal from rental properties, requiring landlords to clear walkways within 24 hours of snowfall, which differs from the state standard.
Due to the university presence, Laramie has specific regulations addressing student housing. Landlords must provide additional disclosures about utility costs and may face stricter enforcement of noise ordinances. The city also has a tenant advocacy program that provides free legal assistance to renters, which is not available statewide.
Tourist Areas
Jackson has significantly stricter short-term rental regulations than the rest of Wyoming. The town restricts vacation rentals to specific zones and requires special permits. Property owners must also collect a higher lodging tax (8% compared to 4% in most other areas). Additionally, Jackson has rent control provisions for workforce housing that don't exist elsewhere in the state.
As a gateway to Yellowstone, Cody has seasonal rental regulations that differ from year-round requirements. Landlords can legally create seasonal leases with different terms than standard residential leases, and the city has specific ordinances regarding tourist accommodations that may affect rental properties.
Rural Counties
Due to energy industry presence, Campbell County has specific requirements for rental properties related to mineral rights and subsurface access. Landlords must provide additional disclosures about mineral rights and potential industrial activities that may affect the property.
Contains parts of the Wind River Indian Reservation, where tribal law may supersede state landlord-tenant laws. Property owners renting on reservation land must comply with tribal housing regulations and may be subject to tribal court jurisdiction for disputes rather than state courts.
Rural areas of Albany County have more relaxed building code enforcement for rental properties than in Laramie city limits. However, they have stricter water rights regulations that affect landlords' abilities to modify properties or landscaping without permits.
Suggested Compliance Checklist
Research Wyoming Landlord-Tenant Laws
1 days after startingFamiliarize yourself with Wyoming's landlord-tenant laws, particularly the Wyoming Residential Rental Property Act (W.S. § 1-21-1201 through 1-21-1211). Unlike many states, Wyoming has relatively few statewide regulations governing landlord-tenant relationships, giving landlords more flexibility but also requiring diligence to ensure compliance with existing laws.
Obtain Necessary Business Licenses
7 days after startingCheck with your local municipality about business license requirements for rental properties. While Wyoming doesn't have a statewide rental license requirement, many cities and counties require local business licenses for rental property owners. Contact your city clerk's office to determine specific requirements for your location.
Draft Rental Property Business License Application
10 days after startingPrepare the application for your local business license if required by your municipality. Include all necessary information about your rental property, ownership details, and contact information. Be prepared to pay any associated fees, which vary by location.
Create a Comprehensive Rental Application Form
14 days after startingDevelop a rental application that collects necessary information from potential tenants while complying with fair housing laws. Include sections for personal information, rental history, employment information, income verification, references, and authorization for background and credit checks. Ensure your screening criteria are consistent and non-discriminatory.
Prepare a Residential Lease Agreement
21 days after startingDraft a comprehensive lease agreement that clearly outlines all terms and conditions of the tenancy. In Wyoming, there are few statutory requirements for lease content, but your lease should include: names of all parties, property description, rental amount and due date, security deposit amount and conditions, lease term, maintenance responsibilities, rules regarding entry, and any other important terms. Consider having an attorney review your lease to ensure it's legally sound and enforceable.
Create a Lead-Based Paint Disclosure Form
21 days after startingFederal law requires landlords of properties built before 1978 to disclose known information about lead-based paint and lead-based paint hazards before leases take effect. Prepare this disclosure form even if you're unaware of any lead-based paint in your property. Include the EPA-approved pamphlet 'Protect Your Family From Lead in Your Home' with this disclosure.
Develop a Move-In/Move-Out Inspection Checklist
28 days after startingCreate a detailed checklist documenting the condition of the property before the tenant moves in and after they move out. This will help determine if any damage occurred during the tenancy and whether security deposit deductions are warranted. Include spaces for both landlord and tenant signatures to acknowledge the condition at both times.
Establish Landlord's Rules and Regulations
28 days after startingDevelop a clear set of rules and regulations for your rental property. These might include policies on pets, smoking, noise, maintenance expectations, parking, trash disposal, and other important matters. Ensure these rules are reasonable and don't violate any fair housing laws or tenant rights.
Create a Security Deposit Receipt
30 days after startingWyoming law doesn't specify security deposit limits or detailed requirements, but it's best practice to provide tenants with a receipt for their security deposit. This document should include the amount received, date received, property address, and conditions for return of the deposit.
Prepare a Notice of Entry Form
30 days after startingWhile Wyoming doesn't have specific laws regarding notice before landlord entry, it's good practice to create a form to notify tenants before entering the property. This helps maintain good landlord-tenant relations and establishes a record of communication. Typically, 24-48 hours notice is considered reasonable.
Set Up Property Insurance
35 days after startingObtain appropriate landlord insurance coverage for your rental property. Standard homeowner's insurance typically doesn't cover rental activities. Landlord insurance generally covers property damage, liability protection, and lost rental income if the property becomes uninhabitable due to a covered event.
Establish a System for Rent Collection
40 days after startingDecide how you'll collect rent (check, electronic payment, etc.) and establish clear procedures for late payments. Wyoming doesn't have specific laws regarding grace periods or late fees, but your lease should clearly state these policies. Ensure your system complies with any electronic transaction laws if using online payments.
Create a Maintenance Request System
45 days after startingEstablish a clear process for tenants to request repairs or maintenance. This could be through email, an online portal, or written form. Wyoming law requires landlords to maintain rental properties in a safe and habitable condition, so having an efficient system to address maintenance issues is important for compliance.
Register with Tax Authorities
50 days after startingIf required in your municipality, register with local tax authorities. Some Wyoming localities impose lodging or sales taxes on certain types of rental properties. Check with your county assessor's office and the Wyoming Department of Revenue to determine if your rental property is subject to any specific tax requirements.
Understand Fair Housing Requirements
55 days after startingFamiliarize yourself with federal Fair Housing Act requirements, which prohibit discrimination based on race, color, national origin, religion, sex, familial status, and disability. Wyoming's state law doesn't add additional protected classes beyond federal law, but it's essential to ensure your rental practices don't discriminate against any protected groups.
| Task | Description | Document | Days after starting |
|---|---|---|---|
| Research Wyoming Landlord-Tenant Laws | Familiarize yourself with Wyoming's landlord-tenant laws, particularly the Wyoming Residential Rental Property Act (W.S. § 1-21-1201 through 1-21-1211). Unlike many states, Wyoming has relatively few statewide regulations governing landlord-tenant relationships, giving landlords more flexibility but also requiring diligence to ensure compliance with existing laws. | - | 1 |
| Obtain Necessary Business Licenses | Check with your local municipality about business license requirements for rental properties. While Wyoming doesn't have a statewide rental license requirement, many cities and counties require local business licenses for rental property owners. Contact your city clerk's office to determine specific requirements for your location. | - | 7 |
| Draft Rental Property Business License Application | Prepare the application for your local business license if required by your municipality. Include all necessary information about your rental property, ownership details, and contact information. Be prepared to pay any associated fees, which vary by location. | Rental Property Business License | 10 |
| Create a Comprehensive Rental Application Form | Develop a rental application that collects necessary information from potential tenants while complying with fair housing laws. Include sections for personal information, rental history, employment information, income verification, references, and authorization for background and credit checks. Ensure your screening criteria are consistent and non-discriminatory. | Rental Application Form | 14 |
| Prepare a Residential Lease Agreement | Draft a comprehensive lease agreement that clearly outlines all terms and conditions of the tenancy. In Wyoming, there are few statutory requirements for lease content, but your lease should include: names of all parties, property description, rental amount and due date, security deposit amount and conditions, lease term, maintenance responsibilities, rules regarding entry, and any other important terms. Consider having an attorney review your lease to ensure it's legally sound and enforceable. | Residential Lease Agreement | 21 |
| Create a Lead-Based Paint Disclosure Form | Federal law requires landlords of properties built before 1978 to disclose known information about lead-based paint and lead-based paint hazards before leases take effect. Prepare this disclosure form even if you're unaware of any lead-based paint in your property. Include the EPA-approved pamphlet 'Protect Your Family From Lead in Your Home' with this disclosure. | Lead-Based Paint Disclosure Form | 21 |
| Develop a Move-In/Move-Out Inspection Checklist | Create a detailed checklist documenting the condition of the property before the tenant moves in and after they move out. This will help determine if any damage occurred during the tenancy and whether security deposit deductions are warranted. Include spaces for both landlord and tenant signatures to acknowledge the condition at both times. | Move-In/Move-Out Inspection Checklist | 28 |
| Establish Landlord's Rules and Regulations | Develop a clear set of rules and regulations for your rental property. These might include policies on pets, smoking, noise, maintenance expectations, parking, trash disposal, and other important matters. Ensure these rules are reasonable and don't violate any fair housing laws or tenant rights. | Landlord's Rules and Regulations | 28 |
| Create a Security Deposit Receipt | Wyoming law doesn't specify security deposit limits or detailed requirements, but it's best practice to provide tenants with a receipt for their security deposit. This document should include the amount received, date received, property address, and conditions for return of the deposit. | Security Deposit Receipt | 30 |
| Prepare a Notice of Entry Form | While Wyoming doesn't have specific laws regarding notice before landlord entry, it's good practice to create a form to notify tenants before entering the property. This helps maintain good landlord-tenant relations and establishes a record of communication. Typically, 24-48 hours notice is considered reasonable. | Notice of Entry Form | 30 |
| Set Up Property Insurance | Obtain appropriate landlord insurance coverage for your rental property. Standard homeowner's insurance typically doesn't cover rental activities. Landlord insurance generally covers property damage, liability protection, and lost rental income if the property becomes uninhabitable due to a covered event. | - | 35 |
| Establish a System for Rent Collection | Decide how you'll collect rent (check, electronic payment, etc.) and establish clear procedures for late payments. Wyoming doesn't have specific laws regarding grace periods or late fees, but your lease should clearly state these policies. Ensure your system complies with any electronic transaction laws if using online payments. | - | 40 |
| Create a Maintenance Request System | Establish a clear process for tenants to request repairs or maintenance. This could be through email, an online portal, or written form. Wyoming law requires landlords to maintain rental properties in a safe and habitable condition, so having an efficient system to address maintenance issues is important for compliance. | - | 45 |
| Register with Tax Authorities | If required in your municipality, register with local tax authorities. Some Wyoming localities impose lodging or sales taxes on certain types of rental properties. Check with your county assessor's office and the Wyoming Department of Revenue to determine if your rental property is subject to any specific tax requirements. | - | 50 |
| Understand Fair Housing Requirements | Familiarize yourself with federal Fair Housing Act requirements, which prohibit discrimination based on race, color, national origin, religion, sex, familial status, and disability. Wyoming's state law doesn't add additional protected classes beyond federal law, but it's essential to ensure your rental practices don't discriminate against any protected groups. | - | 55 |
Frequently Asked Questions
In Wyoming, a valid lease agreement should include the names of all parties, property address, lease term, rent amount, security deposit details, maintenance responsibilities, and rules regarding entry and notice. While oral leases can be valid for terms less than one year, written leases are strongly recommended for all rental arrangements to avoid disputes.
Wyoming law does not set a maximum limit on security deposits, giving landlords flexibility in determining appropriate amounts. However, the deposit should be reasonable relative to the rent. You must return the security deposit within 30 days after the tenant vacates the property, along with an itemized list of any deductions for damages beyond normal wear and tear.
Wyoming law does not specifically mandate a notice period for landlord entry. However, best practice is to provide at least 24 hours' notice before entering the property for non-emergency reasons. Your lease should clearly outline entry procedures to establish expectations and avoid disputes with tenants.
To evict a tenant in Wyoming, you must first provide proper written notice (typically 3 days for non-payment of rent). If the tenant doesn't comply, you must file a Forcible Entry and Detainer action in court. Self-help evictions (changing locks, removing belongings, shutting off utilities) are illegal. You must obtain a court order and have law enforcement execute the eviction if the tenant refuses to leave.
Wyoming does not have a statewide landlord registration requirement. However, some local municipalities may have their own registration or licensing requirements. Check with your local city or county government to determine if you need to register your rental property or obtain a business license.
Wyoming landlords must maintain rental properties in a habitable condition, including functioning plumbing, heating, electrical systems, and structural components. You must make all necessary repairs to keep the property in compliance with applicable health and safety codes. The lease should clearly outline maintenance responsibilities for both landlord and tenant.
No. While Wyoming does not have its own fair housing law, federal Fair Housing Act prohibitions apply. You cannot discriminate based on race, color, national origin, religion, sex, familial status, or disability. Doing so can result in significant legal penalties. Use objective, consistent screening criteria for all applicants.
Wyoming law does not specify required notice periods for rent increases. For month-to-month tenancies, best practice is to provide at least 30 days' written notice before implementing a rent increase. For fixed-term leases, rent generally cannot be increased until the lease term ends, unless the lease specifically allows for increases during the term.
Wyoming landlords must provide federally required lead-based paint disclosures for properties built before 1978. While Wyoming doesn't mandate many state-specific disclosures, it's advisable to disclose known property defects, the presence of mold or environmental hazards, and any other conditions that might affect habitability or tenant health and safety.
For month-to-month tenancies in Wyoming, either party must provide at least 30 days' written notice to terminate. For fixed-term leases, notice is typically not required if you don't wish to renew at the end of the term, but providing courtesy notice is recommended. Early termination by the landlord without cause may not be permitted unless specified in the lease agreement.