Free Wyoming Lease Agreement Form

The Wyoming lease agreement form should comply with state-specific laws to protect both parties’ rights. Anyone entering a rental agreement in Wyoming should carefully review this document to understand all obligations and rights.

Wyoming Laws and Lease Requirements

Wyoming's lease agreement rules come from the Wyoming Statutes, Sections 1-21-1203 through 1-21-1211. These sections cover the notice a landlord must give to end a tenancy and what the lease must disclose about the security deposit. They also cover how and when the deposit must be returned, and what happens to property a tenant leaves behind. The sections below walk through each of these requirements in plain language.^[1]

Obligatory Disclosures

Wyoming does not require landlords to make many mandatory disclosures in lease agreements. Nevertheless, landlords should include information about which party is responsible for utilities, as clarity helps avoid future disputes. There is, however, one specific disclosure related to nonrefundable deposits that must be addressed:

• Under Section 1-21-1207 of the Wyo. Stat. Ann., the lease agreement must state whether any part of the security deposit is non-refundable, and the landlord must also give the tenant written notice of that fact when the deposit is collected. This tells tenants up front that they will not get that part of the deposit back at the end of the lease.^[1.3]

Federal law adds one more. For properties built before 1978, 42 U.S.C. § 4852d requires landlords to disclose any known lead-based paint or lead-based paint hazards and to give the tenant an EPA-approved lead hazard pamphlet before the tenant is bound.^[2.1]

The lease must include a lead warning statement and the landlord's disclosure, signed by both parties, either attached to or within the lease, and the tenant must receive the EPA-approved lead pamphlet (40 CFR 745.107, 745.113).^[3.1]

Requirements for Security Deposit

Many landlords write the exact deposit amount into the lease itself, along with when it is due, so both sides have a clear record from day one.

Under Section 1-21-1208 of the Wyo. Stat. Ann., the security deposit must be returned within thirty days after the lease ends, or within fifteen days after the landlord receives the tenant’s new mailing address. Whichever date is later controls.^[1.4]

"The balance of any deposit and prepaid rent and a written itemization of any deductions from the deposit together with reasons therefor, shall be delivered or mailed without interest to the renter within thirty (30) days after termination of the rental agreement or within fifteen (15) days after receipt of the renter’s new mailing address, whichever is later."

That means the landlord cannot just send a check. A written list of any deductions, and the reasons for them, must go to the tenant along with the refund.^[1.4]

Section 1-21-1208 also covers a few special situations:

• If the unit has damage, the normal deadline above is simply extended by another thirty days.
• If the lease also included a separate utilities deposit, the landlord must refund it within ten days of a satisfactory showing that the tenant has paid all utility charges.
• When damage costs more than the deposit covers, the tenant stays responsible for the difference, plus interest at ten percent a year on whatever remains unpaid.^[1.6]
• If a court orders the rental agreement terminated, the tenant is entitled to the balance of the rent and the deposit back within thirty days of that order.^[1.2]

Landlord’s Right of Entry

Wyoming statutes do not set a specific rule for landlord entry. Even so, it is considered best practice to give tenants twenty-four to forty-eight hours of written notice before entering the home.

Typically, entry should only be during reasonable hours and for legitimate purposes such as repairs, inspections, or showing the property to prospective renters. The lease agreement should explicitly state these conditions to prevent misunderstandings and ensure both parties understand and agree to the terms.

Many landlords also write an emergency exception into the lease. It allows entry without advance notice when there is a real risk to health or safety, such as a fire, a gas leak, or a burst pipe.

Ending a Wyoming Lease

Wyoming law sets a notice rule for one specific case: when a landlord refuses to fix a problem with the rental and decides to end the lease over it.

In that situation, the landlord must put the notice in writing. The tenant must get enough time to find another place to live, no less than ten days and no more than twenty days from the date of the notice.^[1.1] Use our deadline calculator to count that notice period from the date on the letter.

Abandoned Property Left Behind

If a tenant leaves personal property behind after moving out, Wyoming law tells the landlord how to handle it. The landlord must send the tenant written notice describing the property.

That notice must state that the property will be disposed of seven days after it is served. Within that seven-day window, the tenant or the tenant’s agent can avoid that by claiming the property, or by telling the landlord in writing of plans to claim it.^[1.5]

Wyoming Rental Lease Agreement Form Details

The table below summarizes the key facts about this Wyoming lease agreement document.

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Frequently Asked Questions

Wyoming’s lease agreement statutes do not address every situation a landlord or tenant might run into, but they do answer two of the most common questions people ask about renting in the state. The list below names them, and the sections underneath give the full answer with a citation to the Wyoming Statutes.

• How long does a landlord have to return a security deposit?
• What does Wyoming law require before a landlord can end a lease over an unresolved problem?

The answers below name the Wyoming Statutes section so you can read the full text yourself.

How long does a landlord have to return a security deposit in Wyoming?

A Wyoming landlord must return the security deposit within thirty days after the lease ends, or within fifteen days after receiving the tenant’s new mailing address, whichever is later. That deadline is extended by thirty more days if the unit needs repairs the tenant is responsible for.^[1.4]

What are the termination laws in Wyoming?

Wyoming’s statute addresses one specific termination scenario: when the landlord refuses to fix a problem with the rental and chooses to end the lease because of it. The landlord must give written notice, with a notice period of no less than ten and no more than twenty days.^[1.1] Outside that situation, the lease itself usually sets the notice period for ending a tenancy.

Other Wyoming Forms
The following are other Wyoming documents completed by FormsPal users. Try out our simple builder to customize these forms to your requirements.

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General information, not legal or tax advice.

Sources

The legal statements on this page are drawn from the Wyoming Statutes and, for one federal disclosure requirement, from federal law. The source below links to the official Wyoming Legislature text so you can read each requirement in full.

1. Wyo. Stat. Ann. §§ 1-21-1203 to 1-21-1211.
   • 1.1 § 1-21-1203
   • 1.2 § 1-21-1206
   • 1.3 § 1-21-1207
   • 1.4 § 1-21-1208
   • 1.5 § 1-21-1210
   • 1.6 § 1-21-1211
2. 42 U.S.C. § 4852d
   • 2.1 § 4852d(a)(1)
3. 40 C.F.R. § 745.113
   • 3.1 § 745.113(b)

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