Landlord Atlas

What must a Wyoming landlord disclose to a tenant, and what must the lease say?

Verified September 13, 2026 All Wyoming topics →

Wyoming asks a landlord for one sentence and nothing else: every rental agreement must say whether any part of a deposit is nonrefundable, and the same fact must be given to the renter in writing when the deposit is taken.

Cited to W.S. §§ 1-21-1201 through 1-21-1211 (Residential Rental Property Act) § 1-21-1201(a)(i), (a)(ii), (a)(iv) and 16 more cited sources · Verified September 13, 2026

There is no duty to give the tenant a copy of the lease, no move-in condition report, no owner or manager identity disclosure, no tenant-rights document, no flood disclosure and no hazard disclosure of any kind. The identity rule runs backwards from most states: a managing agent, leasing agent or resident manager counts as the owner for notices unless the agent says otherwise in writing in the rental agreement. Nothing in a Wyoming lease is void, and the Act says its own duties may be reassigned or changed by an explicit written agreement the parties sign — with one exception, the domestic-violence protections of the Safe Homes Act, which no lease may waive. A former drug laboratory may not be let until it has been cleaned up, but no one has to tell the tenant about it, and the section that creates Wyoming's one disclosure duty states no penalty for ignoring it.

Wyoming lease disclosures at a glance

Which law governs Wyoming's residential rules are unusually compact: article 12 of chapter 1-21 of the Code of Civil Procedure, the Residential Rental Property Act, eleven sections covering definitions, the landlord's duty to maintain, the renter's duties, remedies both ways, deposits and the owner's remedies. That article carries every duty on this page. The article immediately after it, the Wyoming Safe Homes Act, matters here for one sentence: its provisions may not be waived or modified in any lease. Outside chapter 1-21, three bodies of law supply answers: the statute of frauds in Title 1, the state's only property disclosure statement in Title 34, which reaches sellers of vacant land and not dwellings, and the Emergency Response Act in Title 35 with the State Emergency Response Commission's rules under it, which govern property contaminated by a clandestine drug laboratory. The real estate licensing chapter of Title 33 and the Real Estate Commission's rules bind agents and brokers, not landlords who manage their own property.
Who is covered Statewide, with a single carve-out written into a definition. The Act reaches a residential rental unit, meaning a renter's principal place of residence together with the appurtenances, grounds, common areas and facilities held out for the renter's occupancy and anything else the rental agreement provides, but excluding a mobile home lot and recreational property rented on an occasional basis — so a manufactured-home lot lease sits entirely outside it, and is on the manufactured-home page. There is no unit count, no owner-occupancy exemption and no local opt-in. The Act is also subject-limited rather than place-limited: it does not apply to breakage, malfunctions or other conditions that do not materially affect the physical health or safety of the ordinary renter.
Written lease, copy and signature rules

No statute requires a residential lease to be in writing beyond the statute of frauds, so an oral tenancy is lawful. No statute requires the landlord to give the tenant a copy of the lease.

No Wyoming statute requires a residential rental agreement to be in writing: the Act's own definition says a rental agreement may be written or oral. A lease for more than one year must be in writing to be valid. There is no duty anywhere in Wyoming law to give the tenant a copy of the signed lease — though one exists for agents, because a licensed broker or a licensee working under one who prepares a lease must deliver a hard or electronic copy at the same time as it is signed, and may not hold it back to collect other signatures. A landlord who manages their own property is outside that rule, and so is a resident manager who lives on the premises and leases as part of the job. Wyoming prescribes no translation duty, no plain-language act and no type-size, typeface or placement rule for leases.

Statute of frauds: Every agreement for the sale of real estate, or the lease of it, for more than one year is void unless the agreement, or some note or memorandum of it, is in writing and signed by the party to be charged (section 1-23-105, subsection a, paragraph v). The operative word is void, not unenforceable, which is worth knowing: a long oral lease is not merely hard to prove. A separate limb of the same section catches any agreement that by its terms is not to be performed within one year of its making.

Electronic leases and signatures: Wyoming's electronic transactions act applies to electronic records and signatures relating to a transaction, and the only bodies of law it excludes are wills, codicils and testamentary trusts, most of the commercial code and the computer information transactions act. There is no landlord-tenant carve-out and no notice carve-out, so an electronic lease and an electronic signature are valid. The act reaches records created, generated, sent, communicated, received or stored on or after July 1, 2001, and it does not require anything to be done electronically. The rental article itself says nothing about email or electronic delivery.
Owner and agent identity

No disclosure is required; the statute instead deems the agent to be the owner for notice purposes unless the lease says otherwise.

Wyoming puts no duty at all on a landlord to tell the tenant who owns or manages the property. There is no name-and-address disclosure, no agent-for-service designation, no change-of-ownership notice and no landlord or rental-unit registration anywhere in Wyoming law, state or local. What the Act has instead runs the other way. Owner is defined to mean the owner, lessor or sublessor of a residential rental unit and, for the purposes of notice and other communication required or allowed under the article, to include a managing agent, leasing agent or resident manager unless that agent or manager says otherwise in writing in the rental agreement. So the burden of speaking falls on the agent who does not want to be treated as the owner, and it falls only in the rental agreement itself. If nothing is said, the agent is the owner for notice: a renter who serves the habitability notice on the on-site manager has served the owner. Nothing in the section states a penalty, and no threshold applies. A separate duty binds real estate licensees rather than landlords: before any discussion or arrangement incidental to a sale, purchase, exchange or lease of real estate, a licensee must make a written disclosure of the applicable agency, intermediary or customer relationships, with a signature line for acknowledgment and, since July 1, 2026, a statement that a customer need not sign an agency agreement to view or tour real estate and is afforded no confidentiality. That discloses the licensee's own position, not the owner's identity.
Required statements and lease text

No general statement or document is prescribed, but the statutes or rules fix some of what the lease must say, listed here.

Wyoming prescribes no tenant-rights document of any kind. No agency publishes a summary, handbook, pamphlet or model lease under any statutory command, nothing tells the tenant where the Act can be read, and no general lease wording is fixed. The whole of Wyoming's lease-content law is one sentence about nonrefundable deposits, and because it is deposit-specific it is set out with the fee and deposit rules below rather than treated as a general rights statement. Two further duties exist and neither binds a landlord as landlord: a licensee who prepares a lease must give the signer a copy at signing and must include stated minimum contents, among them the total rent or the periodic rate, the deposits and any understanding about returning them, and the conditions of payment; and a licensee must disclose in writing the agency or customer relationship before any discussion about a lease. The Safe Homes Act gives a tenant facing domestic abuse or sexual violence a defense and a non-waiver rule, but it requires no statement of those rights in the lease.

Lease contents the statutes or rules address, each in the circumstance it names:

• Whether any portion of a deposit is nonrefundable: every rental agreement must state it, and separate written notice of the same fact must be given to the renter when the deposit is taken (section 1-21-1207). This is the only sentence Wyoming law requires a residential lease to contain.
Move-in condition report

No.

Wyoming requires no move-in condition report, checklist, inventory or walk-through, and offers none: nothing in the rental article, the property title, the public health title or the administrative rules mentions one. The absence has a sharp edge at the other end of the tenancy. When the agreement ends, the owner may apply the deposit to accrued rent, to damage beyond reasonable wear and tear, to the cost of cleaning the unit to the condition it was in at the beginning of the rental agreement, and to other costs the contract provides — with no requirement that anyone ever recorded what that condition was. The renter's own duty is the mirror image: remove property and rubbish and clean the unit to the condition it was in at the beginning. A written record made at move-in is therefore worth more in Wyoming than in states that require one, because neither side is otherwise obliged to create the baseline both will argue about.

Deposit notice at signing: Every rental agreement must state whether any portion of a deposit is nonrefundable, and separate written notice of that fact must be given to the renter when the deposit is taken (section 1-21-1207). The deposit clocks — 30 days, or 15 days after the renter gives a new mailing address, whichever is later, with a further 30 days where there is damage, and a separate timetable for a utilities deposit — are on the security-deposits page.
Hazard disclosures

No in-force state hazard disclosure duty applies at signing beyond the federal lead-paint rule. Also on the books: methamphetamine — the state bars renting the affected property instead of requiring disclosure; no state duty exists for lead, mold, bed bugs, radon, asbestos, or any other hazard.

Every state duty and every stated absence, hazard by hazard:

Lead (state add-on to the federal rule) — no state duty. Wyoming adds nothing to the federal lead-paint rule for landlords: no state disclosure, no state form, no registration, no certification, no inspection certificate and no re-disclosure on renewal. The term appears nowhere in the seven titles that could carry such a duty. In the administrative rules it appears in four chapters, none of them about a tenancy: solid waste disposal, child-care licensing, the certification of substitute care providers, and the clandestine laboratory chapter, where it governs how dust is sampled after an incident.

Mold — no state duty. Wyoming has no indoor-mold standard, no mold remediation regime and no mold disclosure. The only statutory occurrences of the word are a Medicaid hearing-aid benefit covering ear molds and, in the professions title, dental casts and earmolds; in the administrative rules it turns up only in food safety, child-care licensing and public health laboratory chapters. Mold in a rented home is a repair question under the landlord's duty to maintain, which is on the habitability page.

Bed bugs — no state duty. Wyoming has no bed-bug law at all: no disclosure before renting, no notice during the tenancy, no inspection duty and no rule about who pays for treatment. The words appear nowhere in any of the seven titles read for this page, and the state's current administrative rules return nothing on them anywhere.

Radon — no state duty. Wyoming has no radon statute and no radon rule reaching a home: no lease disclosure, no testing duty, no tenant notice, and not even a licensing regime for radon measurement or mitigation contractors. The word appears nowhere in the seven titles read for this page, and its five occurrences in the administrative rules are all industrial — air quality, source material, uranium recovery, water quality and the mining inspector's rules.

Methamphetamine — the state bars renting the affected property instead of requiring disclosure (a statute and an administrative rule). Wyoming deals with a former drug laboratory by stopping the letting, not by requiring a disclosure. An incident commander may order that a building, structure or land is uninhabitable or contaminated, secure it and take steps to limit exposure; the order is filed with the clerk of the district court, served on the owner and any occupants, and posted conspicuously on the building, with 20 days to answer and a hearing within 11 days. Until the site is safe, a notice must be posted on every exterior door and entrance saying that the property has been determined to be a potential clandestine drug laboratory and that no one may enter except authorized personnel. The bar on letting is in the rules: where an area is found or assumed to hold residues above the allowable level, it must be remediated below that level before further use, entry, lease, renting or occupancy. Written disclosure is required only on a sale — it runs to the prospective purchaser, is attached to the earnest money receipt and accompanies the sale documents, and is not recorded. A tenant is on none of the notice lists: what protects the tenant is the ban on renting the space at all until it has been cleaned up. Threshold: A structure, or part of one, found or assumed to contain target compound residues above the allowable level set by the rule; the rule's definition of a structure expressly includes residences as well as commercial buildings, motels and hotels. Where a unit in a multi-unit building is affected, the assessment extends to directly adjacent units that share a migration pathway or forced-air ventilation, and the owner or tenant of those units is asked for permission to sample. The sale disclosure states no penalty; its only stated consequence is that receiving the full written disclosure releases the seller from liability and moves it to the buyer unless they agree otherwise in writing. Where there is no immediate and substantial threat, the local law enforcement agency gives the owner written notice of the discovery and the owner then has 90 days to remediate, which can be extended on a good-faith showing and a practical schedule.

Asbestos — no state duty. No Wyoming statute or rule requires an asbestos disclosure to a tenant, and the state has no abatement-notification duty running to an occupant. The word does not appear in the cities, local powers, professions, property, public health or trade titles; its occurrences in the civil procedure title are the rules for successor liability in asbestos claims. In the administrative rules it appears in eight chapters, all industrial or occupational — air quality, solid waste, water quality, the loan and investment board, the mining inspector, public swimming pools, water well construction and the certification of substitute care providers.

Pesticide, ordnance, pest-control and detector notices — no state duty. Wyoming requires no pesticide-application notice, no military-ordnance or noise-zone notice, no pest-control-contract disclosure, no contaminated-site inventory notice and no written acknowledgment of a smoke alarm or carbon-monoxide detector. The last of those follows from something larger: the rental article imposes no detector duty at all, its habitability minimum being operational electrical, heating and plumbing systems with hot and cold running water.
Flood disclosure

No.

Wyoming requires no flood disclosure to a renter, and none to a buyer either. The word does not appear anywhere in the residential rental article. The state's only property disclosure statement reaches every seller of vacant land, and vacant land is defined as land with no habitable dwelling, outside the boundaries of a platted subdivision or a city or town, and under 140 acres — so it never touches a rented home. Even for that land the statement covers seven subjects, none of them flooding: the unified estate, a severed mineral estate, public utilities, road maintenance, water and sewer, fire protection and known or recorded easements; a buyer may waive it; and a failure to give it does not invalidate the transfer, though a willful or negligent violator is liable for the buyer's actual damages. The flood references in the public health title are mining, reclamation, wetland and force-majeure provisions, the property title has none, and no rule in the administrative code puts a flood disclosure on a landlord.
Disclosures about the property's situation No statutory disclosure of this kind
What need not be disclosed None — no statute says a fact about the property need not or may not be disclosed in a rental, or bars a claim over its non-disclosure.
Utility, fee and payment disclosures Wyoming has one lease-content rule and it is about deposits: any rental agreement must state whether any portion of a deposit is nonrefundable, and written notice of that fact must also be provided to the renter at the time the deposit is taken by the owner or the owner's designated agent. That single sentence is a doubled duty with two different moments — the statement belongs in the agreement, and a separate writing belongs with the money — and because the Act treats an oral agreement as a rental agreement, a landlord letting on a handshake still owes the statement with nothing to write it in. The statute fixes the subject and not the words, no agency publishes a form, and the section states no penalty for a failure. The duty follows the property: whoever holds the owner's interest when the agreement ends is bound by it and by the deposit-accounting rules. Nothing else in this family exists in Wyoming. There is no shared-meter, submetering or ratio-billing disclosure, no rule that fees be stated in the lease, no rent receipt duty, no payment-method or payment-location rule, no rent-concession disclosure, no renters' insurance requirement, no smoking-policy disclosure and no rent-reporting disclosure. Wyoming has no late-fee statute and no application or screening-fee statute at all, so those pages record the absence rather than a rule. The deposit timetables, including the separate clock for a utilities deposit, are on the security-deposits page.
Lease clauses that are void or prohibited

None is voided — the act's duties are expressly re-allocable by agreement.

Wyoming voids nothing in a residential lease and lists no prohibited provisions. There is no confession-of-judgment ban, no exculpation ban and no unconscionability provision anywhere in the rental article; instead the article says its duties may be reallocated or modified by explicit written agreement signed by the parties. Two other provisions narrow the article rather than protecting the tenant: it does not apply to breakage, malfunctions or other conditions that do not materially affect the physical health or safety of the ordinary renter, and the owner is not liable under it for claims of mental suffering or anguish. One rule cuts the other way, and it is the only non-waivable tenant right in Wyoming law: the provisions of the Wyoming Safe Homes Act may not be waived or modified in any lease or separate agreement between a landlord and tenant (section 1-21-1304). A lease clause giving up the Act's domestic-abuse and sexual-violence protections — its affirmative defense, its seven-day written notice mechanics and its bar on a possession action for rent accruing after a compliant notice — has no effect, whatever the parties signed. The section states no damages, no multiplier, no fee award and no cure period; it simply denies the clause effect.

Expressly permitted: The Act says in terms that any duty or obligation in the article may be assigned to a different party or modified by explicit written agreement signed by the parties (section 1-21-1202, subsection d). That is the opposite of the anti-waiver rule most states run: in Wyoming the landlord's maintenance duty and the rest of the article's obligations may be moved or changed by a signed, explicit written agreement.
Attorney-fee clauses

No statute addresses attorney-fee clauses in residential leases as such.

Wyoming has no reciprocity statute, no prevailing-party fee statute and nothing that converts a one-way clause, so a lease clause making the tenant pay the landlord's attorney fees stands, subject only to the article's requirement that a modification of the parties' obligations be in an explicit signed writing. The state's real distinctive is what the article awards instead: court costs only, to either side, and never attorney fees. A renter whose owner unreasonably fails to account for a deposit may recover the full deposit and court costs; an owner who prevails may be awarded court costs only if the court finds the renter acted unreasonably in bringing the action; and the habitability action awards costs, damages and affirmative relief. No section of the article grants a fee to anyone.
When, how, and what happens on a failure Wyoming has one landlord disclosure duty and it fires at two moments. The statement that part of a deposit is nonrefundable belongs in the rental agreement, which is a signing-time duty even where the agreement is oral; and a separate written notice of the same fact is owed at the time the deposit is taken, which re-fires whenever a further deposit is taken. No acknowledgment is required for either, nothing recurs annually or at renewal, and there is no notice to the tenant when the property is sold — instead whoever holds the owner's interest at the end of the tenancy is bound by the deposit rules. The Act prescribes a delivery method exactly once, and not for a disclosure: the renter's notice about an uninhabitable condition and the owner's reply must go by certified mail or in the manner the service statute specifies. That rule does not reach the deposit statement. The remedy rule is the plainest in the country: the section that creates the disclosure states no consequence for breaking it, and the article's only money remedy is tied by its own words to the deposit-accounting and utilities-deposit subsections, so it does not reach the disclosure. The habitability remedies run on conditions and on the renter's own notice, not on disclosure. The owner's remedies section allows removal after a court order and the application of the deposit to damage, with continuing liability plus interest at ten percent a year on unpaid amounts. Nothing in the article penalizes a landlord who never mentions that a deposit is nonrefundable.
Can cities add their own rules Wyoming has said nothing either way about local lease-disclosure or lease-content rules. The rental article carries no preemption, supersession, exclusivity or local-authority clause. The cities and towns title contains no rent-control preemption and does not mention landlords at all; its tenancy words appear in electrical-facility and low-income-housing-authority provisions. The title governing city, county, state and local powers is the same: no rent control, no landlords, with its only tenancy provisions sitting in the relocation-assistance article for people displaced by a public acquisition and in emergency management. Wyoming municipalities act under the constitution's home-rule provision and their police powers, and the legislature has simply not spoken to this subject, which is why the answer is silence rather than preemption or authorization. No Wyoming city carries a lease-packet rule on this page.
How state law refers to the federal rules State law adds nothing to, and refers to nothing in, the federal rules, which are listed further down this page
Changes already signed into law No signed act is waiting beyond any not-yet-in-force duty already stated on this page
Leading court decisions Merrill v. Jansma, 2004 WY 26, 86 P.3d 270 (Supreme Court of Wyoming; residential setting; bears on void or prohibited lease clauses): The court held that the Residential Rental Property Act imposes a duty on landlords to maintain leased premises in a fit and habitable condition, and that this duty sets the standard of care for personal injuries occurring on leased premises. In the course of that holding it set out the Act's provision that any duty or obligation in the article may be assigned to a different party or modified by explicit written agreement signed by the parties, and described the later sections of the article as dealing with matters arising after a rental agreement ends, such as the disposition of a deposit. It does not construe the deposit-statement duty on this page.

Cite this page: "Landlord Atlas, Wyoming Lease Disclosure Laws & Required Lease Terms (verified September 13, 2026), landlordatlas.com/laws/lease-disclosures/wyoming/" — free to cite and quote with a link (how these records are verified). Everything above is cited in the citations section below.

Wyoming hazard disclosures at a glance

No row below is an in-force state duty to disclose, hand over, attach or post a hazard notice; the federal lead-paint rule still applies to housing built before 1978. Each row's full text, trigger, threshold and remedy are in the table above.

Hazard Status When Form Prescribed document
Lead (state add-on to the federal rule) None — — —
Mold None — — —
Bed bugs None — — —
Radon None — — —
Methamphetamine Bar on renting, not a disclosure — — —
Asbestos None — — —
Pesticide, ordnance, pest-control and detector notices None — — —

Federal rules that apply in every state

The federal layer for the lease-disclosures topic, carried once for the whole site. Every row names who it binds: most federal lease attachments bind only a landlord who takes a voucher or holds HUD-assisted or HUD-insured property, and the one rule that binds every landlord (the lead-paint disclosure rule) is a floor that state law may add to. No state record restates these rows; a state record says only where its own law references or extends them. Each row below says who it binds before it says what it requires. The full text of each row, with its citations, is on the 50-state page.

Notes and caveats

Common questions: Wyoming lease disclosures

Each answer is the verified value from the table above, restated as a direct answer. Free to quote with a link to this page.

Does Wyoming require a landlord to give the tenant a written statement of tenant rights?
No general statement or document is prescribed, but the statutes or rules fix some of what the lease must say, listed here. Wyoming prescribes no tenant-rights document of any kind.
Does a Wyoming landlord have to disclose the owner's name and address?
No disclosure is required; the statute instead deems the agent to be the owner for notice purposes unless the lease says otherwise. Wyoming puts no duty at all on a landlord to tell the tenant who owns or manages the property.
Is a move-in inspection checklist required in Wyoming?
No. Wyoming requires no move-in condition report, checklist, inventory or walk-through, and offers none: nothing in the rental article, the property title, the public health title or the administrative rules mentions one. The absence has a sharp edge at the other end of the tenancy.
What hazards must a Wyoming landlord disclose to a tenant?
No in-force state hazard disclosure duty applies at signing beyond the federal lead-paint rule. Also on the books: methamphetamine — the state bars renting the affected property instead of requiring disclosure; no state duty exists for lead, mold, bed bugs, radon, asbestos, or any other hazard.
Does Wyoming require flood disclosure to renters?
No. Wyoming requires no flood disclosure to a renter, and none to a buyer either. The word does not appear anywhere in the residential rental article.
Does Wyoming void or prohibit specific lease clauses?
None is voided — the act's duties are expressly re-allocable by agreement. Wyoming voids nothing in a residential lease and lists no prohibited provisions.

Citations

How this record was verified: Direct reading of the Wyoming Statutes in the Legislature's own whole-title files: Title 1 (Code of Civil Procedure), Title 15 (Cities and Towns), Title 16 (City, County, State and Local Powers), Title 33 (Professions and Occupations), Title 34 (Property, Conveyances and Security Transactions), Title 35 (Public Health and Safety) and Title 40 (Trade and Commerce), each pulled whole and converted to text. All eleven sections of the residential rental article, sections 1-21-1201 through 1-21-1211, were read in full, together with the Wyoming Safe Homes Act at sections 1-21-1301 through 1-21-1304, the statute of frauds at section 1-23-105, the property disclosure statement at section 34-1-151, the electronic transactions act at sections 40-21-101 through 40-21-119, the Wyoming Emergency Response Act at sections 35-9-151 through 35-9-159, and the real estate licensing provisions of Title 33. The compiled titles carry no edition statement, no publication date, no session cut-off and no credit lines, so currency was established three ways: the host's own file stamp of May 8, 2026 on every title, which is after the budget session adjourned on March 11, 2026; a positive content test, in which the served professions title already carried the amendments made by 2026 Wyoming Session Laws ch. 50 (in force since July 1, 2026); and an enumerated measure roll from the Legislative Service Office covering 2024 (366 measures, 118 enacted), 2025 (556 and 171) and 2026 (335 and 107), every enacted title searched for this topic's terms and the two in-scope acts read in their enrolled texts. The administrative code was read on the Secretary of State's rules system through its own full-text service over current rules only, statewide, with the hits for every hazard and tenancy term enumerated by agency and program and three chapters read in full: the State Emergency Response Commission's clandestine laboratory testing and remediation chapter, and the Real Estate Commission's forms and trust-account chapters. One decision was read in full, Merrill v. Jansma. Verified September 13, 2026.

What was read to state each absence on this page: