RESIDENTIAL LEASE AGREEMENT

(State of Wyoming)

[// GUIDANCE: This template is drafted for use with residential real property located in Wyoming. It is designed to comply with Wyoming’s Residential Rental Property Act, Wyo. Stat. Ann. §§ 1-21-1201 et seq., and related eviction provisions under Wyo. Stat. Ann. §§ 1-21-1001 et seq. Counsel should review and revise all bracketed items before execution.]

TABLE OF CONTENTS

1. Document Header
2. Definitions
3. Lease Grant & Premises
4. Lease Term & Possession
5. Rent & Other Charges
6. Security Deposit
7. Utilities & Services
8. Use, Occupancy & Conduct
9. Maintenance, Repairs & Habitability
10. Alterations & Improvements
11. Insurance & Risk of Loss
12. Indemnification & Liability Allocation
13. Default & Remedies
14. Surrender; Holding Over
15. Casualty; Condemnation; Force Majeure
16. Governing Law; Forum Selection & Jury Trial
17. Notices
18. Miscellaneous Provisions
19. Signatures & Acknowledgments

1. DOCUMENT HEADER

This Residential Lease Agreement (“Agreement”) is made and entered into effective as of [EFFECTIVE DATE] (the “Effective Date”), by and between:

• [LANDLORD LEGAL NAME], a [ENTITY TYPE] organized under the laws of [STATE] with its principal address at [ADDRESS] (“Landlord”); and
• [TENANT LEGAL NAME], an individual residing at [CURRENT ADDRESS] (“Tenant,” and together with Landlord, the “Parties,” and each, a “Party”).

Recitals

A. Landlord is the fee-simple owner of the residential real property commonly known as [STREET ADDRESS, CITY, COUNTY, WYOMING, ZIP] and more particularly described in Exhibit A (the “Premises”).
B. Landlord desires to lease the Premises to Tenant, and Tenant desires to lease the Premises from Landlord, upon the terms and subject to the conditions set forth herein.

NOW, THEREFORE, in consideration of the mutual covenants contained herein and other good and valuable consideration, the receipt and sufficiency of which are acknowledged, the Parties agree as follows:

2. DEFINITIONS

For purposes of this Agreement, the following capitalized terms have the meanings set forth below. Terms defined in the singular include the plural and vice versa. Section references are to this Agreement unless otherwise indicated.

“Abandonment” – As defined under Wyo. Stat. Ann. § 1-21-1210 or any successor statute.
“Applicable Law” – All federal, state, county, municipal, and local statutes, ordinances, regulations, and judicial or administrative orders applicable to the Premises, this Agreement, or the Parties’ performance, including without limitation the Wyoming Residential Rental Property Act, Wyo. Stat. Ann. §§ 1-21-1201 et seq.
“Commencement Date” – The date Tenant is entitled to possession as set forth in Section 4.1.
“Lease Term” – The period beginning on the Commencement Date and ending on the Expiration Date, as set forth in Section 4.
“Rent” – Base Rent plus any Additional Rent due under Section 5.
“Security Deposit” – The sum described in Section 6, tendered by Tenant as security for performance of Tenant’s obligations.

[// GUIDANCE: Add or delete defined terms to suit the specific transaction.]

3. LEASE GRANT & PREMISES

3.1 Grant. Subject to Tenant’s timely performance of all obligations herein, Landlord hereby leases the Premises to Tenant for residential purposes only.

3.2 Quiet Enjoyment. So long as Tenant is not in Default, Landlord shall provide Tenant with quiet enjoyment of the Premises, subject to the terms of this Agreement and Applicable Law.

3.3 Parking & Common Areas. [DESCRIBE PARKING RIGHTS OR “None.”] Tenant shall have non-exclusive rights to any common areas appurtenant to the Premises, subject to Landlord’s rules.

4. LEASE TERM & POSSESSION

4.1 Commencement Date; Expiration Date. The Lease Term shall commence on [COMMENCEMENT DATE] (“Commencement Date”) and expire at 11:59 p.m. Mountain Time on [EXPIRATION DATE] (“Expiration Date”), unless sooner terminated as provided herein.

4.2 Delivery of Possession. Landlord shall deliver possession on the Commencement Date in substantial compliance with the habitability requirements of Wyo. Stat. Ann. § 1-21-1203.

4.3 Early Occupancy. [IF APPLICABLE].

4.4 Renewal. [OPTION/RIGHT TO RENEW OR “None.” If renewal is offered, specify notice deadlines, rent adjustments, etc.]

5. RENT & OTHER CHARGES

5.1 Base Rent. Tenant shall pay to Landlord base monthly rent of $[AMOUNT] (“Base Rent”) in advance on or before the first (1st) day of each month during the Lease Term.

5.2 Additional Rent. All amounts (other than Base Rent) payable by Tenant under this Agreement constitute “Additional Rent” and shall be due as specified herein.

5.3 Manner of Payment. Rent shall be paid in lawful U.S. funds by [payment method] to [PAYEE & ADDRESS] or as otherwise directed in writing by Landlord.

5.4 Late Charge; Interest. If any Rent is not received within [GRACE PERIOD] days after it becomes due, Tenant shall pay (i) a late charge of $[AMOUNT OR PERCENT], and (ii) interest on the overdue amount at [RATE]% per annum (not to exceed the maximum rate permitted by law) from the due date until paid in full.

5.5 Returned Payments. Tenant shall pay a service fee of $[AMOUNT] for each check or electronic payment rejected for insufficient funds or similar reason.

5.6 Rent Abatement. Except as expressly provided herein or required by Applicable Law, Tenant has no right to withhold, offset, or abate Rent.

6. SECURITY DEPOSIT

6.1 Amount & Delivery. Upon execution, Tenant shall deposit with Landlord the sum of $[AMOUNT] as the Security Deposit.

6.2 Permitted Uses. Landlord may apply the Security Deposit to (i) unpaid Rent, (ii) repair of damage beyond ordinary wear and tear, and (iii) any other amounts due under this Agreement.

6.3 Return of Deposit. Within thirty (30) days after Tenant surrenders possession, or fifteen (15) days after Landlord receives Tenant’s forwarding address (whichever is later), Landlord shall return the unapplied portion of the Security Deposit together with an itemized written statement of any deductions, in conformity with Wyo. Stat. Ann. § 1-21-1208. If the Premises have been damaged, Landlord may retain the deposit for up to sixty (60) days to determine the cost of repair.

6.4 Interest. [STATE WHETHER INTEREST IS PAID—Wyoming law does not require it.]

6.5 Non-Waiver. The Security Deposit is not a limitation on Tenant’s liability; however, subject to Section 12.3, Tenant’s total liability for property damage shall not exceed the Security Deposit amount, excluding damages caused by Tenant’s gross negligence or willful misconduct, unpaid Rent, or Tenant’s indemnification obligations.

[// GUIDANCE: Section 6.5 implements the requested “liability cap” concept but preserves Landlord’s broader rights where Wyoming law prohibits exculpation.]

7. UTILITIES & SERVICES

7.1 Tenant Responsibility. Tenant shall arrange and pay for all utilities and services serving the Premises, except those expressly listed as Landlord’s responsibility: [LIST OR “None.”].

7.2 Interruption. Temporary interruption of utilities shall not constitute constructive eviction or entitle Tenant to Rent abatement unless caused by Landlord’s willful failure to comply with Section 9.

8. USE, OCCUPANCY & CONDUCT

8.1 Residential Use. The Premises shall be used solely as a private residence for Tenant and the Occupants named below and for no other purpose.

8.2 Occupants. Only the following individuals may reside at the Premises: [NAMES]. Any change requires Landlord’s prior written consent.

8.3 Pets. [PROHIBITED / ALLOWED under separate Pet Addendum.] Service or assistance animals are permitted as required by law.

8.4 Prohibited Conduct. Tenant shall not:
(a) Violate any Applicable Law or association rule;
(b) Commit waste, nuisance, or unlawful activity;
(c) Store hazardous materials except customary household products in reasonable quantities;
(d) Disturb neighbors’ quiet enjoyment.

9. MAINTENANCE, REPAIRS & HABITABILITY

9.1 Landlord Obligations. Landlord shall:
(a) Keep the Premises in a safe and sanitary condition and in compliance with Wyo. Stat. Ann. § 1-21-1203;
(b) Maintain and repair structural components, plumbing, heating, and electrical systems;
(c) Provide operable smoke detectors and, where required, carbon-monoxide detectors.

9.2 Tenant Obligations. Tenant shall:
(a) Keep the Premises clean and free of trash;
(b) Promptly notify Landlord in writing of defective conditions;
(c) Be responsible for repairs necessitated by Tenant’s negligence, misuse, or that of Tenant’s Occupants, guests, or invitees.

9.3 Right of Entry. Upon at least twenty-four (24) hours’ notice (except in emergencies), Landlord or its agents may enter the Premises to inspect, make repairs, show to prospective purchasers or tenants, or for other lawful purposes.

10. ALTERATIONS & IMPROVEMENTS

10.1 Consent Required. Tenant shall not make any alterations, additions, or improvements without Landlord’s prior written consent. All approved improvements shall become Landlord’s property upon installation unless otherwise agreed in writing.

10.2 Restoration. Upon termination, Tenant shall, at Landlord’s option, remove unauthorized alterations and restore the Premises to original condition at Tenant’s expense.

11. INSURANCE & RISK OF LOSS

11.1 Tenant Insurance. Tenant shall maintain, at its sole cost, renters’ insurance with (i) property coverage sufficient to cover Tenant’s personal property, and (ii) personal-liability coverage of not less than $[LIMIT] per occurrence.

11.2 Waiver of Subrogation. To the extent permitted by law and without affecting insurance coverage, each Party waives subrogation against the other for covered losses, except to the extent caused by the other Party’s gross negligence or willful misconduct.

12. INDEMNIFICATION & LIABILITY ALLOCATION

12.1 Tenant Indemnity. To the fullest extent permitted under Applicable Law, Tenant shall indemnify, defend, and hold harmless Landlord and its agents from and against any and all claims, damages, liabilities, costs, and expenses (including reasonable attorneys’ fees) arising out of (i) Tenant’s use or occupancy of the Premises, or (ii) breach of this Agreement, except to the extent caused by Landlord’s gross negligence or willful misconduct (“Tenant Use Indemnity”).

12.2 Landlord Liability. Except for personal injury or property damage resulting from Landlord’s gross negligence or willful misconduct, Landlord’s liability to Tenant shall not exceed the amount of the Security Deposit actually held by Landlord at the time of the event giving rise to liability.

12.3 Savings Clause. Nothing in this Section shall be construed to limit either Party’s liability where such limitation is prohibited by Applicable Law, including but not limited to claims for bodily injury or violations of federal or state housing discrimination laws.

13. DEFAULT & REMEDIES

13.1 Tenant Default. The following constitute “Events of Default”:
(a) Failure to pay Rent when due and continuation of such failure for three (3) days after Landlord delivers written notice demanding payment, as required by Wyo. Stat. Ann. § 1-21-1003;
(b) Material breach of any non-monetary obligation, not cured within seven (7) days after written notice;
(c) Abandonment of the Premises;
(d) Bankruptcy or insolvency filing by Tenant.

13.2 Landlord Remedies. Upon an Event of Default, Landlord may, subject to Applicable Law:
(a) Terminate this Agreement on written notice;
(b) Recover possession through an eviction action in a Wyoming court of competent jurisdiction;
(c) Accelerate all Rent due through the Expiration Date;
(d) Apply the Security Deposit toward amounts due;
(e) Recover actual damages, consequential damages permitted by law, and reasonable attorneys’ fees and costs.

13.3 Landlord Default & Tenant Remedies. If Landlord materially breaches this Agreement and fails to cure within a reasonable time after notice (not to exceed thirty (30) days unless reasonably necessary), Tenant may pursue remedies available under Applicable Law, including rent deposit or termination rights in accordance with Wyo. Stat. Ann. § 1-21-1203(f).

13.4 Mitigation. Landlord shall take reasonable steps to mitigate damages following Tenant’s abandonment or breach, as required by Wyoming law.

14. SURRENDER; HOLDING OVER

14.1 Surrender. Tenant shall surrender the Premises on or before the Expiration Date or earlier termination date, broom-clean, free of Tenant’s personal property, and in the condition required herein.

14.2 Holding Over. If Tenant holds over without Landlord’s written consent, Tenant shall be a tenant at sufferance and shall pay Rent at 150% of the last monthly Rent, plus consequential damages. Acceptance of Rent does not constitute Landlord’s consent to hold over.

15. CASUALTY; CONDEMNATION; FORCE MAJEURE

15.1 Casualty. If the Premises are materially damaged by fire or other casualty not caused by Tenant, Landlord may elect to (i) repair, with Rent abated proportionally during restoration, or (ii) terminate this Agreement by written notice within thirty (30) days after the casualty.

15.2 Condemnation. In the event of a taking of all or a substantial part of the Premises, this Agreement shall terminate as of the date of possession by the condemning authority.

15.3 Force Majeure. Except for monetary obligations, performance shall be excused during, and extended for, any period in which performance is prevented by causes beyond the performing Party’s reasonable control, such as acts of God, war, pandemics, or governmental orders.

16. GOVERNING LAW; FORUM SELECTION & JURY TRIAL

16.1 Governing Law. This Agreement shall be governed by and construed in accordance with the laws of the State of Wyoming, including its landlord-tenant statutes.

16.2 Forum Selection. The Parties consent to exclusive jurisdiction and venue in the state court of competent jurisdiction located in [COUNTY], Wyoming (“Housing Court” for purposes of this Agreement).

16.3 Jury Trial. EACH PARTY ACKNOWLEDGES THE CONSTITUTIONAL RIGHT TO A TRIAL BY JURY IN ANY CIVIL ACTION AND DOES NOT WAIVE THAT RIGHT.

16.4 Injunctive Relief. Nothing herein limits Landlord’s right to seek injunctive relief, including but not limited to eviction or an order for possession.

17. NOTICES

17.1 Form. All notices required or permitted shall be in writing and delivered (i) in person, (ii) by certified U.S. Mail, return-receipt requested, or (iii) by nationally recognized overnight courier, to the addresses below or such other address as a Party designates in writing.

17.2 Addresses.
Landlord: [ADDRESS]
Tenant: Premises address (with copy to alternate address below, if provided) or such other address as Tenant provides in writing.

17.3 Effectiveness. Notices are deemed delivered (a) when actually received, or (b) on the earlier of the date delivery is refused or three (3) days after deposit in the U.S. Mail.

18. MISCELLANEOUS PROVISIONS

18.1 Amendments; Waivers. No amendment or waiver shall be effective unless in a writing signed by both Parties. Waiver of one breach is not waiver of any other breach.

18.2 Assignment; Subletting. Tenant shall not assign this Agreement or sublet the Premises without Landlord’s prior written consent, which may be withheld in Landlord’s sole discretion. Any unauthorized assignment or sublease is void.

18.3 Successors & Assigns. This Agreement binds and benefits the Parties and their respective heirs, legal representatives, successors, and permitted assigns.

18.4 Severability. If any provision is held invalid, the remaining provisions shall remain in full force, and the invalid provision shall be construed to achieve its intent to the maximum extent permitted by law.

18.5 Entire Agreement; Merger. This Agreement (including all exhibits and addenda) constitutes the entire agreement of the Parties and supersedes all prior or contemporaneous oral or written agreements concerning the Premises.

18.6 Counterparts; Electronic Signatures. This Agreement may be executed in counterparts, each of which is deemed an original, and all of which together constitute one instrument. Signatures exchanged by electronic means (e.g., PDF, DocuSign) are binding.

18.7 Attorney Fees. In any action to enforce this Agreement, the prevailing Party is entitled to reasonable attorneys’ fees and costs.

18.8 Time of the Essence. Time is of the essence of every obligation herein.

18.9 Headings. Captions are for convenience only and do not affect interpretation.

19. SIGNATURES & ACKNOWLEDGMENTS

IN WITNESS WHEREOF, the Parties have executed this Residential Lease Agreement as of the Effective Date.

[// GUIDANCE: Wyoming does not generally require notarization of residential leases under one (1) year. If the Lease Term exceeds one (1) year, consider notarization or recording to protect interests. Remove the following notary block if unnecessary.]

EXHIBIT A – LEGAL DESCRIPTION OF PREMISES

[INSERT FULL LEGAL DESCRIPTION OR “See assessor’s parcel [NUMBER].”]

[// GUIDANCE: Additional exhibits (Rules & Regulations, Pet Addendum, Lead-Based Paint Disclosure for pre-1978 housing, Move-In/Move-Out Checklist, etc.) should be attached as needed.]