Wyoming Landlord Required Disclosures: Pet Fees and Lead Paint
Review the required landlord disclosures in Wyoming, including the critical rule regarding non-refundable fees and federal lead-based paint requirements.
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Unlike states with complex regulatory frameworks, Wyoming mandates very few statutory disclosures for residential landlords. However, the disclosures that are required must be handled precisely, particularly concerning non-refundable fees.
Non-Refundable Fees Disclosure
This is the most critical state-specific disclosure in Wyoming. While landlords are legally permitted to charge non-refundable fees (such as pet fees, cleaning fees, or move-in administration fees), they must explicitly disclose that the fee is non-refundable.
Under Wyoming Statutes § 34-21-120:
- Written Notice Required: The landlord must state in writing that a fee is non-refundable.
- Timing: This disclosure must be made at the time the deposit or fee is collected.
Best Practice: The clearest way to comply with this statute is to explicitly label the fee as non-refundable within the body of the signed lease agreement (e.g., "Tenant agrees to pay a non-refundable pet fee of $300..."). If the fee is not clearly designated as non-refundable in writing, a court will likely presume it is a refundable security deposit.
Shared Utilities Disclosure
If the rental unit shares a utility meter with another unit or common area, the landlord should disclose this to the tenant. The lease agreement should clearly detail how the utility costs will be calculated, divided, and billed to the tenant. While not a strict statutory mandate, failing to disclose shared utility arrangements is a frequent source of tenant disputes and litigation.
Federal Requirements
Lead-Based Paint Disclosure
Like all U.S. states, Wyoming landlords must comply with federal lead-based paint regulations. For any residential property built before 1978, the landlord must:
- Disclose the presence of any known lead-based paint or lead-based paint hazards in the unit.
- Provide the tenant with a copy of the EPA-approved informational pamphlet, "Protect Your Family from Lead in Your Home."
- Include a standard Lead Warning Statement as an attachment to the lease.
- Retain a signed acknowledgment from the tenant for at least three years.
Best Practices for Lease Agreements
Because Wyoming law provides so few statutory tenant protections, the lease agreement is the primary document governing the relationship. Landlords should use the lease to proactively disclose policies regarding:
- Late fees and when they are applied.
- Repair request procedures.
- Rules regarding terminating the tenancy.
- Landlord entry expectations (Wyoming has no statutory notice period before a landlord can enter, so standardizing a 24-hour notice policy in the lease prevents conflict).
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