Wyoming Rental Property Law 2026 — A Working Reference

Wyoming's Residential Rental Property Act under Wyo. Stat. § 1-21-1201 et seq. provides a statutory landlord-tenant framework that's lighter than URLTA but more structured than Mississippi or West Virginia. The 3-day pay-or-quit, 30-day deposit return, and codified habitability standard are the operating rules for 2026.

The 3-day pay-or-quit

Wyo. Stat. § 1-21-1203 requires 3 days written notice to pay or quit for non-payment of rent.

Material breach

Notice and cure for non-rent breaches follow the lease and statute. Verify current text before serving.

No-cause month-to-month termination

30 days written notice under general termination rules.

Court process

After notice expires, file a forcible entry & detainer action in circuit court. Expedited timeline. Self-help is prohibited.

Deposit rules (Wyo. Stat. §§ 1-21-1207, 1-21-1208)

• No statutory cap on the deposit amount.
• Return deadline: 30 days after termination; up to 60 days if damages require additional inspection or repair.
• Itemized statement required with the return.

The flexible 30-or-60-day window is unusual. Operators relying on the 60-day window should document the damage-assessment basis — a "we needed extra time" defense without documentation rarely lands.

Habitability (Wyo. Stat. § 1-21-1202)

Codifies a habitability standard. Tenant remedies are case-driven; verify scope before relying on tenant self-help.

Entry notice — lease controls

Wyoming statute does not impose a specific entry-notice hour count. Lease terms control. 24-hour notice is industry standard.

Rent increase

No statewide cap. No Wyoming city operates rent control. Notice mirrors the 30-day termination rule.

Discrimination

Federal Fair Housing Act applies. No statewide source-of-income protection.

Required disclosures

• Federal lead-paint disclosure for pre-1978 properties.
• Owner/agent identification — recommended in the lease.

Compliance checklist

1. Federal lead-paint disclosure for pre-1978 properties.
2. Move-in inspection with photos.
3. 3-day pay-or-quit for non-payment evictions.
4. 30-day no-cause termination notice for month-to-month tenancies.
5. 30-day deposit return (or 60 if damage assessment requires); itemized statement always.
6. 24-hour entry notice clause in the lease.

How Proprietio handles Wyoming leases

Proprietio's Wyoming-tier lease template applies the § 1-21 framework, the 24-hour entry default, and the 30-or-60-day deposit return logic with prompts for documenting the damage-assessment basis when using the extended window. Move-in inspection is required.

Wyoming's framework is statutorily light but procedurally clean. The state rewards operators who document the basis for any deviation from default timing.