1. Lead-Based Paint Disclosure
If this property was built before 1978, the following applies:
- Month2Month will disclose any known lead-based paint or lead-based paint hazards in the property prior to lease execution.
- Month2Month will provide all available records and reports pertaining to lead-based paint in the property.
- The tenant will receive a copy of the EPA-approved pamphlet "Protect Your Family from Lead in Your Home."
For more information: National Lead Information Center at 1-800-424-LEAD (5323) or www.epa.gov/lead.
2. Security Deposit
Deposit Limits
Wyoming is one of the few states that does not impose a statutory cap on security deposits. The amount of the security deposit is determined by the rental agreement between the landlord and tenant. Month2Month sets security deposit amounts at or below one month's rent as a standard practice.
Permitted Uses
Pursuant to WY Stat. §1-21-1207, your security deposit may be used for: unpaid rent; repair of damages to the premises caused by the tenant, the tenant's family, or guests beyond normal wear and tear; cleaning necessary to restore the unit to the condition at the start of tenancy (normal wear and tear excepted); and other amounts owed under the rental agreement.
Return of Deposit
Pursuant to WY Stat. §1-21-1208, Month2Month must return the security deposit or deliver a written, itemized statement of deductions within the following timeframes:
- 15 days if no deductions are made from the deposit (when the tenant provides a forwarding address in writing)
- 30 days if deductions are claimed, along with an itemized list of damages and the remaining balance
If the tenant does not provide a forwarding address, the landlord must mail the deposit or statement to the tenant's last known address within 30 days after the lease terminates.
Non-Refundable Deposits
Wyoming law allows landlords to designate a portion of the deposit as non-refundable, but only if this is clearly stated in writing in the rental agreement. Any non-refundable designation will be specified in your lease.
Disputes
If you dispute any deduction, contact Month2Month in writing within 7 days. If the dispute cannot be resolved, you may file a claim in small claims court (Circuit Court in Wyoming, for claims up to $6,000).
3. Landlord and Property Manager Information
Wyoming law requires landlords to identify themselves and any agents authorized to act on their behalf. The tenant is entitled to know the name and address of the property owner and the person authorized to manage the premises and to receive service of process.
Your lease agreement contains the specific owner information, property manager contact information, emergency maintenance contact, and the person authorized to receive service of process for your property. Month2Month serves as the property manager for all properties in our portfolio.
General Contact: [email protected]
4. Smoke Detectors
Wyoming law requires operable smoke detectors in every residential rental unit. Pursuant to WY Stat. §35-9-121, the landlord must install smoke detectors in compliance with applicable building codes. Smoke detectors must be installed on each level of the dwelling, including the basement, and near sleeping areas.
Tenant Responsibilities
- Do not disable, disconnect, cover, or tamper with any smoke detector. Tampering with smoke detectors may violate Wyoming law.
- Test all devices monthly by pressing the test button.
- Report immediately if any device is chirping, not functioning, or missing.
- Do not remove batteries.
Month2Month is responsible for ensuring all devices are operable at the beginning of each tenancy. The tenant is responsible for maintaining smoke detectors during the tenancy, including replacing batteries as needed.
5. Mold Disclosure
While Wyoming does not have a specific mold disclosure statute, landlords have a general obligation to maintain rental properties in habitable condition. Mold can cause health problems, especially for people with allergies, asthma, or weakened immune systems.
Month2Month is not aware of any mold in the rental property that poses a health threat at the time of your lease. If mold is discovered during your tenancy, Month2Month will take appropriate remediation action.
Tenant Responsibilities to Prevent Mold
- Ventilate your home: Open windows regularly, use exhaust fans in bathrooms and kitchens, and ensure air circulation.
- Control moisture: Wipe up spills and leaks immediately, do not let water accumulate, and report any leaks or water damage to Month2Month immediately.
- Use heating and air conditioning: Maintain reasonable temperatures and use climate control systems to reduce humidity.
- Clean regularly: Regular cleaning prevents mold from establishing itself.
- Report problems immediately: If you see mold, smell musty odors, or notice water damage, report it to Month2Month right away.
6. Bed Bug Disclosure
Wyoming landlords have a general obligation to maintain rental premises in habitable condition, which encompasses pest-free conditions. Month2Month provides the following information to help tenants identify and prevent bed bug issues.
Identification
Bed bugs have six legs and flat bodies about 1/4 inch long, ranging from red-brown to copper colored. They do not fly but move quickly over surfaces. They hide in mattress seams, box springs, bed frames, headboards, furniture crevices, baseboards, and wall cracks. They feed on human blood at night.
Signs of Infestation
Look for small blood stains on sheets, dark spots (excrement) on mattresses or walls, shed skins, and a sweet musty odor. Bites may appear as red, itchy welts in a line or cluster, though some people do not react.
Prevention
- Inspect your mattress, box spring, and bed frame regularly.
- When traveling, inspect hotel rooms and luggage before returning home.
- Do not bring used mattresses or upholstered furniture into the home without thorough inspection.
- Reduce clutter to eliminate hiding places.
Month2Month has no knowledge of any bed bug infestation in your specific rental unit. If Month2Month becomes aware of bed bug infestation during your tenancy, you will be notified immediately.
7. Domestic Violence Protections
Federal Violence Against Women Act (VAWA) Protections
Under the federal Violence Against Women Act, a tenant who is a victim of domestic violence, dating violence, sexual assault, or stalking cannot be evicted or denied housing solely because of criminal activity related to domestic violence. These protections apply regardless of whether the state has additional specific statutes.
Protection Orders
Wyoming courts may issue orders of protection under WY Stat. §35-21-104 that may include provisions granting the petitioner exclusive possession of the shared residence, requiring the respondent to stay away from the residence, and other protective measures. Month2Month will comply with all valid court orders.
Right to Request Lock Changes
A victim tenant may request that the landlord change the locks to the dwelling unit. Month2Month will change the locks promptly upon receiving a written request accompanied by qualifying documentation such as a protection order or police report.
Confidentiality
Month2Month will maintain the confidentiality of any information provided by a tenant who is a victim. Documentation provided will be kept in a secure file and will not be disclosed to third parties except as required by law.
Resources
- National Domestic Violence Hotline: 1-800-799-7233 (TTY: 1-800-787-3224)
- National Sexual Assault Hotline: 1-800-656-4673
- Wyoming Coalition Against Domestic Violence and Sexual Assault: www.wyomingdvsa.org · 1-800-990-3877
- Wyoming Division of Victim Services: das.wyo.gov
8. Furnished Property Disclosure
All Month2Month rental properties are provided fully furnished. All furniture, appliances, fixtures, and household items in the property are the property of Month2Month or the property owner and are provided for your use during the term of your lease.
Your Responsibilities
- Maintain all furnished items in the same condition as received, allowing for ordinary wear and tear.
- Use all items for their intended purpose only.
- Do not remove any furnished items from the property.
- Report any damage to furnished items within 48 hours of discovery.
- Do not repair or replace items yourself without prior written approval.
Damage vs. Normal Wear and Tear
| Normal Wear and Tear (Not Chargeable) | Damage (Chargeable to Tenant) |
|---|---|
| Minor scuffs on furniture | Broken furniture legs, arms, or frames |
| Slight fading of upholstery | Stains, tears, or burns on upholstery |
| Minor mattress indentation from normal use | Mattress stains, tears, or structural damage |
| Light scratches on hard floors | Deep gouges, water damage, or burns on flooring |
| Normal appliance wear (cosmetic marks) | Appliance malfunction due to misuse or neglect |
| Gradual thinning of towels and linens | Bleach stains, tears, or missing linens |
| Normal dulling of kitchen knives | Missing, broken, or chipped dishes/cookware |
| Loose doorknobs from use | Holes in walls, broken blinds, damaged doors |
Replacement Responsibility
- Tenant-caused damage: Tenant is responsible for the cost of repair or replacement (at depreciated value) of items damaged beyond normal wear and tear. Costs may be deducted from the security deposit.
- Missing items: Tenant is responsible for full replacement cost.
- Normal wear items: Month2Month replaces items that reach end-of-life through normal use.
- Appliance malfunction: If an appliance fails due to normal use or age, Month2Month is responsible for repair or replacement.
Cleaning Standards
The property must be returned in the same level of cleanliness as at move-in. Maintain the kitchen, bathrooms, floors, furniture, and linens in clean condition throughout your tenancy. If professional cleaning is required beyond what is attributable to normal wear and tear, cleaning costs may be deducted from the security deposit.
Inventory
A detailed furniture and household inventory checklist will be provided at move-in. Month2Month will document the condition of all items through photography. You will receive a copy of the move-in condition report.
9. Tenant Rights and Responsibilities
Your Rights
- Habitable Housing: While Wyoming does not have a comprehensive residential landlord-tenant act like many states, landlords are generally obligated to deliver and maintain rental properties in a habitable condition, complying with applicable building and housing codes. (WY Stat. §1-21-1201 et seq.)
- Privacy: Wyoming does not specify a statutory notice period for landlord entry by statute. However, Month2Month provides at least 24 hours' notice before entering your unit (except in emergencies) as a matter of policy and best practice.
- Return of Security Deposit: Your deposit must be returned within 15 days (if no deductions) or 30 days (with itemized deductions) after move-out. (WY Stat. §1-21-1208)
- Freedom from Discrimination: You cannot be discriminated against based on race, color, religion, sex, national origin, disability, or familial status. (Wyoming Fair Housing Act, WY Stat. §40-26-101 et seq. · Federal Fair Housing Act)
- Freedom from Retaliation: Your landlord cannot retaliate against you for exercising your legal rights.
- Repairs and Maintenance: You have the right to request repairs for conditions that affect habitability. Wyoming law provides tenants with remedies if the landlord fails to maintain the premises, though the specific remedies are more limited than in states with comprehensive landlord-tenant acts.
- Protection from Unlawful Eviction: Your landlord must follow proper legal procedures for eviction through the court system and cannot use "self-help" eviction methods such as changing locks, shutting off utilities, or removing your belongings. Wyoming requires a three-day notice for nonpayment of rent before filing an eviction action. (WY Stat. §1-21-1003)
- Domestic Violence Protections: Federal VAWA protections apply to prevent eviction based solely on domestic violence victimization.
Your Responsibilities
- Pay rent in full and on time.
- Keep the unit clean and sanitary.
- Avoid damaging the property beyond normal wear and tear.
- Promptly report maintenance issues, leaks, mold, pests, or safety hazards.
- Allow reasonable access for repairs and inspections with proper notice.
- Comply with all lease terms including occupancy limits, pet policies, and use restrictions.
- Avoid creating nuisances or disturbing other residents.
- Provide proper notice before moving out and return the property in clean condition.
Important Note About Wyoming Landlord-Tenant Law
Wyoming has not adopted the Uniform Residential Landlord and Tenant Act and has relatively limited statutory protections compared to many other states. Many landlord-tenant rights and obligations in Wyoming are governed by the terms of the lease agreement itself. Month2Month's lease agreements are designed to provide tenants with protections that meet or exceed the standards of more comprehensive state laws, including habitability standards, notice requirements for entry, and dispute resolution procedures.
Resources
- Wyoming Attorney General — Consumer Protection: ag.wyo.gov
- Wyoming Legal Services: www.wyolegalservices.com · 1-800-442-6170
- Wyoming Coalition Against Domestic Violence and Sexual Assault: 1-800-990-3877
- Domestic Violence Hotline: 1-800-799-7233
- Fair Housing (HUD): 1-800-669-9777