Free Wyoming Lease & Rental Agreement

Last updated September 27, 2026

Written by LawLease Editorial

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Wyoming Residential Lease Agreement

A Wyoming residential lease (also called a Wyoming rental agreement) sets the rent, term and house rules for a home rental. A Wyoming residential lease agreement is governed by the Residential Rental Property Act (Wyo. Stat. §§1-21-1201 to 1-21-1211), the forcible entry and detainer statutes (§1-21-1001 et seq.), and the Wyoming Safe Homes Act. Wyoming is one of the least regulated states for landlords — no deposit cap, no late-fee cap, no entry-notice rule, and no statutory month-to-month notice period — which makes what your lease says unusually important.

Wyoming landlord–tenant law at a glance

Wyoming residential lease law summary
Security deposit limit	No statutory cap; the lease must state whether any part is nonrefundableWyo. Stat. §1-21-1207
Deposit return	Later of 30 days after termination or 15 days after receiving the renter’s new address; +30 days if there is damageWyo. Stat. §1-21-1208(a)
Late fees	No statute — set by the lease
Rent-increase notice	No statute — set by the lease
Landlord entry	No statutory notice period; the renter may not unreasonably refuse accessWyo. Stat. §1-21-1205(a)(iii)
Month-to-month termination	No statutory notice period — the lease controls
Nonpayment eviction notice	Rent 3 days late, then a 3-day written notice to quit before filingWyo. Stat. §§1-21-1002, 1-21-1003
Holding over	Creates only a tenancy at sufferance unless renewed by an express written contractWyo. Stat. §§34-2-128, 34-2-129

Security deposits in Wyoming

Wyoming places no limit on the size of a security deposit and does not require a separate account or interest. The Residential Rental Property Act focuses on disclosure and on the return process.

Nonrefundable portions — The rental agreement must state whether any portion of the deposit is nonrefundable, and the landlord must also give written notice of that fact when the deposit is taken (§1-21-1207).
Permitted deductions — Accrued rent, damage beyond reasonable wear and tear, the cost of cleaning the unit back to its move-in condition, and other costs provided for by contract (§1-21-1208(a)).
Return deadline — The balance, any prepaid rent, and a written itemization with reasons must be delivered or mailed within 30 days after termination or 15 days after the landlord receives the renter’s new mailing address, whichever is later. If the unit is damaged, the period extends by another 30 days (§1-21-1208(a)).
Renter’s address — The renter must tell the landlord, within 30 days of termination, where the refund and notice should be sent (§1-21-1208(a)).
Utility deposits — A separately identified utilities deposit must be refunded within 10 days after the renter shows all utility charges are paid; otherwise it is applied to the outstanding utility debt on a statutory timeline (§1-21-1208(b)).
Penalty — If a landlord unreasonably fails to comply, the renter may recover the full deposit plus court costs (§1-21-1208(c)).

Rent, late fees & rent increases

Wyoming has no statute governing the amount of rent, late fees, grace periods, or rent-increase notice, and no Wyoming city regulates rent. These terms are set entirely by the lease, so they need to be stated clearly.

Late fees — No statutory cap or grace period. A late fee should be written into the lease and bear a reasonable relation to the landlord’s actual costs to hold up as liquidated damages rather than an unenforceable penalty.
Rent increases — During a fixed term, rent changes only if the lease allows it. For a month-to-month arrangement, give at least the notice the lease requires to end the tenancy.
Damages & interest — A renter remains liable for damage beyond what the deposit covers, plus interest at 10% per year on unpaid amounts (§1-21-1211(b)).

Landlord entry & access

Wyoming sets no statutory notice period for landlord entry. The Act instead makes it a prohibited act for a renter to unreasonably deny access, refuse entry, or withhold consent for the landlord to make repairs, inspect, or show the unit for rent or sale (§1-21-1205(a)(iii)). Because the statute is silent on timing, the notice period stated in the lease governs.

Ending a Wyoming tenancy

Wyoming has no statute fixing a notice period to end a month-to-month tenancy, so the notice period in your lease controls. Wyoming also rejects implied renewals: when a lease expires and the renter stays on, even if the landlord accepts rent, the result is only a tenancy at sufferance — not a new month-to-month tenancy — unless a new tenancy is created by an express written contract (§§34-2-128, 34-2-129). A lease clause that expressly provides for month-to-month continuation is how you create one.

Nonpayment — Forcible entry and detainer is available once rent is three days past due (§1-21-1002(a)(i)). Before filing, the landlord must serve a written notice to quit at least three days in advance, by delivering it to the renter or leaving it at their home or business (§1-21-1003).
Lease violations — An eviction action is also available against a renter who breaches the duties in §1-21-1204 or commits a prohibited act under §1-21-1205, again after the 3-day notice to quit (§§1-21-1002(a)(vi), 1-21-1003).
The 3-day notice isn’t a termination period — The notice to quit is a pre-suit requirement. It doesn’t by itself shorten any notice the lease requires to end the tenancy.
After judgment — If the renter doesn’t leave as ordered, the sheriff may remove their possessions (§1-21-1211(a)). Property left behind after termination is presumed abandoned; valuable property requires a written 7-day notice before disposal (§1-21-1210).
Domestic abuse — Under the Wyoming Safe Homes Act, a renter who vacates because of a credible imminent threat of domestic abuse or sexual violence, or after such an incident on the premises, and gives 7 days’ written notice has a defense to rent owed after moving out (§1-21-1303).

Required disclosures in Wyoming

Wyoming has no state-mandated mold, radon, bedbug, flood, or landlord-identity disclosure for residential leases.

Nonrefundable deposit — The lease must state whether any part of the deposit is nonrefundable, with separate written notice at the time the deposit is paid (§1-21-1207).
Lead-based paint — Federal warning and known-hazard disclosure for housing built before 1978 (42 U.S.C. §4852d).

Habitability & repairs

A Wyoming landlord may not rent a unit unless it is reasonably safe, sanitary, and fit for human occupancy, and must maintain common areas, electrical systems, plumbing, heating, hot and cold water, and any other appliances the lease promises (§§1-21-1202, 1-21-1203(a)). The Act covers only conditions that materially affect the physical health or safety of an ordinary renter (§1-21-1202(c)).

The repair process is formal. A renter who is current on rent gives written notice (by certified mail or as allowed by §1-21-1003); the landlord must begin repairs or dispute the claim within a reasonable time. If nothing happens, the renter serves a “notice to repair or correct condition” and may then sue in circuit court (§1-21-1206). The landlord isn’t responsible for conditions the renter or their guests caused, and may instead end the lease — with 10 to 20 days for the renter to find housing and a prorated refund — if repair costs would be unreasonable relative to the rent (§1-21-1203(c)–(d)).

Tenant protections you can’t waive

Wyoming is unusual in how few protections are non-waivable: the Act lets any duty or obligation in it be assigned or modified by an explicit written agreement signed by both parties (§1-21-1202(d)). Even so, a few rules hold regardless of the lease.

Safe Homes Act — The domestic-abuse and sexual-violence protections can’t be waived or modified in any lease or side agreement, and a landlord may not end a tenancy based solely on a renter’s status as a victim (§§1-21-1303(c), 1-21-1304).
Deposit return — The §1-21-1208 return deadline and itemization rules bind whoever holds the owner’s interest when the tenancy ends, including a buyer of the property (§1-21-1209).
Court process — The Act contemplates recovering possession through a forcible entry and detainer judgment, with removal by the sheriff (§1-21-1211(a)). No Wyoming statute authorizes lockouts or utility shutoffs to force a renter out.

Wyoming lease agreement FAQs

How much can a landlord charge for a security deposit in Wyoming?

Wyoming sets no maximum. The lease must say whether any portion is nonrefundable, and the landlord must give written notice of that when the deposit is paid (Wyo. Stat. §1-21-1207).

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

30 days after the lease ends or 15 days after receiving the renter’s new mailing address, whichever is later — extended by another 30 days if there is damage to the unit. The refund must include a written itemization of deductions. If the landlord unreasonably fails to comply, the renter may recover the full deposit plus court costs (§1-21-1208(c)).

Is there a limit on late fees in Wyoming?

No. Wyoming has no late-fee statute or mandatory grace period. The fee must be written into the lease and should be reasonable to be enforceable.

How much notice does a Wyoming landlord need to enter?

Wyoming law sets no notice period. The lease governs, and the renter may not unreasonably refuse entry for repairs, inspections, or showings (§1-21-1205(a)(iii)).

How much notice is required to end a month-to-month lease in Wyoming?

No statute sets one — the period stated in the lease controls. Note that Wyoming does not create an implied month-to-month tenancy when a renter holds over; without an express written agreement, holding over is only a tenancy at sufferance (§§34-2-128, 34-2-129).

What is the eviction notice for unpaid rent in Wyoming?

Forcible entry and detainer is available once rent has gone unpaid for three days after it is due, and the landlord must serve a written notice to quit at least three days before filing the action in circuit court (§§1-21-1002(a)(i), 1-21-1003).

Does a Wyoming lease need to be notarized?

No. A lease is enforceable once signed. A lease for more than one year must be in writing and signed by the party to be charged, or it is void under the statute of frauds (§1-23-105(a)(v)).

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