Wyoming is about as hands-off as it gets. The Residential Rental Property Act (W.S. Title 1, Chapter 21, Article 12) sets a few clear rules — deposit return deadlines, the 3-day notice to quit, and utility deposit timing — and leaves almost everything else to the lease. There is no rent control, no cap on security deposits, and no state habitability registry; courts supply an implied warranty of habitability, and disputes land in circuit court.
Because Wyoming regulates so little, the written agreement does most of the work: rent, late fees, pet charges, and nonrefundable fees are all negotiable terms. One quirk stands out: Wyoming law allows nonrefundable fees — including pet fees — as long as the landlord states in writing that the fee is nonrefundable before collecting it; without that disclosure, the money may be treated as a refundable deposit.
This guide covers deposits, pet charges, rent increases, disclosures, repairs, and evictions in Wyoming. It is general information, not legal advice — for a specific situation, contact Legal Aid of Wyoming or a licensed Wyoming attorney.
| Governing law | W.S. Title 1, Chapter 21, Article 12 (Residential Rental Property Act) |
|---|---|
| Security deposit cap | None set by statute |
| Deposit return deadline | 30 days after termination or possession; 15 days after receiving your new address, whichever is later |
| Nonpayment notice to quit | 3 days (W.S. §§ 1-21-1002, 1-21-1003) |
| Nonrefundable fees | Allowed if disclosed in writing before collection |
| Small claims limit | $6,000 in circuit court |
Wyoming Rental Law at a Glance
The Residential Rental Property Act (W.S. § 1-21-1201 et seq.) covers security deposits, utility deposits, and the landlord’s duty to return what is owed; the forcible entry and detainer statutes in Article 10 of Chapter 21 govern evictions. Federal requirements — chiefly the lead-based paint disclosure for pre-1978 housing — apply on top.
Wyoming courts recognize an implied warranty of habitability, but there is no comprehensive state landlord-tenant statute like in neighboring states. That makes the lease the primary contract: a Wyoming lease should be explicit about every charge, deadline, and obligation because there is less statutory backstop if the parties disagree.
Security Deposits in Wyoming
Wyoming does not cap the amount of a security deposit, does not require it to be held in a separate account, and does not require interest to be paid to the tenant. The return rules are strict: the landlord must return the deposit, or provide a written itemized list of deductions, within 30 days after the tenancy ends or the landlord regains possession — or within 15 days after receiving the tenant’s new mailing address, whichever is later (W.S. § 1-21-1208).
A few Wyoming details are easy to miss:
- ✓If the unit is damaged beyond reasonable wear and tear, the return period is extended by an additional 30 days.
- ✓An itemized statement is required only when the landlord keeps part of the deposit; a full refund needs no itemization.
- ✓A utility deposit held separately must be refunded within 10 days of proof that utility bills are paid; if no proof arrives within 45 days, the landlord applies the deposit to the outstanding debt within 15 days.
- ✓Nonrefundable fees (pet, cleaning, move-in) are allowed only if the landlord states in writing, before collecting the money, that the fee is nonrefundable.
- ✓Practical tip for tenants: provide a written forwarding address and photograph the unit — the return clock depends on that address, and documentation is your only evidence at move-out.
Pet Deposits and Pet Fees in Wyoming
Wyoming places no limit on pet deposits or pet rent. Because nonrefundable fees are permitted with advance written disclosure, Wyoming landlords often charge a nonrefundable pet fee instead of a deposit — but only if the lease or a separate notice says the fee is nonrefundable before you pay it. Service and assistance animals are not pets, so pet fees and pet deposits should not be charged for them.
Rent Increases in Wyoming
Wyoming has no statute limiting the amount or frequency of rent increases, and no local rent control exists. A fixed-term lease locks the rent for the term; at renewal the landlord may propose any new amount. For a month-to-month tenancy, Wyoming’s statutes are silent on the exact notice for a rent change, and standard practice — and most lease language — calls for at least 30 days’ written notice, equal to one full rental period; confirm the lease text before relying on a specific number.
Landlords should send increases in writing with at least the lease-required notice and keep proof of delivery. Tenants should compare the new rate with comparable listings and respond in writing — in a state this deregulated, the notice terms in your lease are the terms that will be enforced.
Habitability and Required Disclosures
Wyoming’s disclosure list is short: the federal lead-based paint disclosure for pre-1978 housing, and the lease must include the name and address of the owner or the person authorized to receive notices (W.S. § 1-21-1204(a)). Wyoming does not require landlords to disclose past flooding, mold, or similar conditions — ask about them yourself and get any promises in writing.
On safety, Wyoming building and fire codes require landlords to install and maintain working smoke detectors in rental units, and carbon monoxide detectors are required in units with fuel-burning appliances or attached garages, typically for homes built or remodeled after 2010 — confirm the current code with the local fire marshal. Wyoming courts enforce an implied warranty of habitability, but the state provides no statutory repair-and-deduct, so tenants should report serious defects to local code enforcement and document everything in writing.
Evictions in Wyoming
To evict for cause — including nonpayment — a Wyoming landlord serves a written 3-day notice to quit (W.S. §§ 1-21-1002, 1-21-1003). If the tenant does not vacate, the landlord files a forcible entry and detainer complaint in circuit court, and the tenant must be served not less than 3 or more than 12 days before the trial date (W.S. § 1-21-1004).
A tenant served with a complaint should appear in court and present defenses — failing to appear risks a default judgment. For a no-cause termination of a month-to-month tenancy, Wyoming’s statutes are silent on timing; standard practice is at least 30 days’ notice, equal to one rental period, so check the lease and the current statute text. Landlords cannot use self-help: only the circuit court can order a tenant removed.
Resolving Disputes in Wyoming
Small claims in Wyoming circuit court handle money claims up to $6,000, with a $10 filing fee and a hearing before a judge — no jury and no lawyer required. Deposit disputes fit the limit easily, and the statute’s return deadlines give tenants a clear cause of action.
Start with a written demand letter citing W.S. § 1-21-1208 and setting a deadline, then file in the circuit court for the county where the property sits. Legal Aid of Wyoming (lawyoming.org) provides free civil legal help, and the Wyoming State Bar’s lawyer referral service can connect you with a private attorney. Bring the lease, the written fee disclosures, photos, and payment records — in a deregulated state, documents are everything.
Guide reviewed 2026-08-19. Rental laws change frequently; verify the current statute text before relying on any rule on this page. This information is not legal advice.