Wyoming Mobile Home Park Lease Law: What Operators Need to Include

What must a mobile home lot lease include in Wyoming?

Honest answer first: Wyoming has no mobile-home-park tenancy act. There is no statewide statute that dictates what a lot lease must contain, no required rent-increase notice for lots, no park-closure or relocation rules, and no mobile-home-park preemption clause. If you have seen a reference to a Wyoming Mobile Home Park Act with those protections, treat it with caution. It does not exist in the Wyoming statutes; only a 2004 working-draft bill was ever floated and it was never enacted.

The only landlord-tenant statute is the Residential Rental Property Act, Wyo. Stat. sections 1-21-1201 through 1-21-1211. It imposes just a few baseline duties and, importantly, its definition of a residential rental unit in section 1-21-1201(a)(iv) expressly excludes a mobile home lot. That means a classic lot lease, where the resident owns the home and rents only the pad, sits largely outside the statute.

Practically, this puts the burden on your written lease. Wyoming does not require a written lease and does not prescribe a list of mandatory lease contents, so the contract is what controls the relationship. A thorough, well-drafted lot lease is your primary protection, not the statute.

Landlord duties under the Residential Rental Property Act

Where the Act applies, section 1-21-1202 requires the owner to maintain the unit in a safe and sanitary condition fit for human habitation, with operational electrical, heating and plumbing and hot and cold running water, unless the parties agree otherwise in writing. Section 1-21-1203 gives the owner a duty to correct material defects after the renter gives written notice, with limited exceptions.

Note the coverage limit. Because section 1-21-1201(a)(iv) excludes a mobile home lot from the definition of a residential rental unit, these habitability duties clearly apply when the park also rents out the dwelling itself, but they do not cleanly reach a lot-only lease. For the lot, your obligations flow from the lease and from general Wyoming law, plus any local ordinance.

The Act also allows duties to be assigned or modified by explicit written agreement signed by both parties, which reinforces that the written lease is where these obligations should be spelled out.

Security deposit handling

Section 1-21-1208 lets an owner apply a deposit to accrued rent, damage beyond reasonable wear and tear, the cost to clean the unit back to its original condition, and other costs provided by contract. The balance plus a written itemization of any deductions must be delivered or mailed to the renter within 30 days after the lease ends, or within 15 days after the renter provides a new mailing address, whichever is later. That period is extended by 30 days if there is damage.

Section 1-21-1207 adds a disclosure rule: the rental agreement must state whether any portion of a deposit is nonrefundable, and written notice of that must be given at the time the deposit is taken. Wyoming caps nothing on the deposit amount and does not require a separate escrow account.

As with habitability, these deposit rules attach to a residential rental unit and so do not clearly bind a lot-only lease. The safe move is to build the same itemization, timeline, and nonrefundable-portion disclosure into your lot lease so you follow a clear, defensible standard regardless.

How Wyoming regulates the home versus the lease

Wyoming regulates the manufactured home itself mainly through titling, not tenancy. Under Title 31, an owner of a mobile home in the state must obtain a Wyoming certificate of title, generally applying within 45 days. That governs ownership and transfer of the structure, not the terms of the pad lease.

At the health and safety level, Wyoming has actually pulled back from park regulation. Section 35-4-224 is titled Standards for mobile home parks eliminated and removes the Department of Health authority over the design and construction of sewerage and water facilities within a park, while preserving limited authority over resident health and post-construction inspection.

Because the state layer is thin, local rules matter. Several Wyoming cities and counties regulate parks through zoning and health ordinances, so always check the code for the specific municipality and county where your park sits.

Lease requirements at a glance in Wyoming

• No MHP tenancy act
  Wyoming has no mobile-home-park-specific statute; the general Residential Rental Property Act (sections 1-21-1201 to 1-21-1211) is the only landlord-tenant law.
• Mobile home lot is excluded
  Section 1-21-1201(a)(iv) excludes a mobile home lot from the definition of residential rental unit, so a lot-only lease largely falls outside the statute.
• No written lease mandated
  Wyoming does not require a written lease and prescribes no statutory list of required lease contents; the contract controls.
• Habitability duty when covered
  Section 1-21-1202 requires a safe, sanitary, habitable unit with working electrical, heating, plumbing, and hot and cold water, unless modified in writing.
• Deposit return timeline
  Section 1-21-1208 requires the balance plus written itemization within 30 days of termination, or 15 days after a new address is given, whichever is later, extended 30 days if there is damage.
• Nonrefundable deposit disclosure
  Section 1-21-1207 requires the lease to state any nonrefundable portion of a deposit, with written notice when the deposit is taken.
• No deposit cap
  Wyoming sets no maximum deposit amount and requires no separate escrow account.
• Home titling is separate
  Title 31 governs the certificate of title for the home (apply within about 45 days); it does not govern the lot lease.
• Beware fabricated claims
  There is no Wyoming Mobile Home Park Act and no preemption clause; online summaries claiming lot rent caps, 90-day closure notice, or relocation aid are not in Wyoming statute.

Operator best practices in Wyoming

• Build a relationship with a Wyoming MHP attorney
  Because the statute is thin and the mobile-home-lot exclusion is legally ambiguous, have Wyoming counsel draft and review your lot lease and confirm what actually applies.
• Put everything in the written lease
  With no statutory lease-contents list, the contract is your protection; spell out rent, fees, utilities, park rules, maintenance responsibility, and termination clearly.
• Adopt the deposit rules by contract
  Mirror sections 1-21-1207 and 1-21-1208 in your lease (itemization, 30 or 15 day return, nonrefundable-portion disclosure) so you follow a defensible standard even for a lot-only lease.
• State habitability and maintenance roles explicitly
  Because the statutory habitability duty may not reach the lot, define in writing who maintains pads, utilities, roads, and common areas.
• Check local ordinances
  City and county codes (zoning, health, park licensing) can impose requirements the state does not; verify the rules for your specific jurisdiction.
• Do not rely on unverified online summaries
  Confirm any claimed requirement against the actual Wyoming statute text before acting; discard references to a nonexistent Wyoming Mobile Home Park Act.
• Give clear written notices
  Wyoming does not set lot-specific notice periods by statute, so define rent-change, rule-change, and termination notice periods in the lease and deliver them in writing.
• Keep the home title paperwork straight
  Track certificate-of-title status under Title 31 for homes in your park, especially on move-ins, sales, and abandonments.