Wyoming Tenant Screening
Last Updated: February 12, 2015
Wyoming is the 10th most extensive, but the least populous and the second least densely populated of the 50 United States. The western two thirds of the state is covered mostly with the mountain ranges and rangelands in the foothills of the eastern Rocky Mountains, while the eastern third of the state is high elevation prairie known as the High Plains.
How to Screen a Tenant in Wyoming
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Step 1: Know Your Rights & Responsibilities
Landlords and property managers are subject to the Fair Credit Reporting Act [PDF] (FCRA) during the tenant screening process. Additionally, Wyoming has laws that affect the tenant screening process. You can find the current Wyoming Housing Codes on the Wyoming State Legislature website. If you are finding the formalities of the state code daunting, you might want to check out these friendlier sites:
- Overview of Landlord-Tenant Laws in Wyoming
- Wyoming Private Landlord Tenant Laws – Frequently Asked Questions
Recent Law Changes/News
Omaha City Council to give housing code changes close look: The city’s housing codes apply to private homeowners’ residences as well as to apartments and rental houses. The inspection and enforcement changes in the new ordinance would primarily affect landlords, but also would apply to private homeowners against whose properties complaints are filed. A public hearing will follow, with a vote expected in January of 2015.
Step 2: Required Forms & Disclosures
Tip: before you rent for the first time, consider hiring a lawyer to review all of the documents you will use during the application and rental process to ensure that you are protected to the fullest extent of the law.
- Rental Application [PDF] (this must be completed in full by the applicant prior to screening)
- Summary of Your Rights Under the Fair Credit Reporting Act [PDF]
- Consumer Report Disclosure [PDF]
If you are ACCEPTING an applicant:
- Move-In Checklist [PDF]
- Lease Agreement (written), containing or attaching the following information:
- Owner/Agent Identity – this should include name and address, and if the owner/agent is out-of-state it must include contact information for a resident of the COUNTY in which the rental is located that can act as an agent for the purposes of serving notices and process.
- Security Deposit – this must include the amount of the deposit and the conditions under which some or all of the deposit may be withheld. It must also include the name and banking institution holding the deposit.
- Non-Refundable Fees – explicitly describe any non-refundable fees, and state clearly that they are non-refundable.
- Fire Protection & Safety Information: You must disclose the available fire protection and safety information specific to the unit you are renting, including smoking policy, evacuation plans, and who to notify in case of emergency.
- Non-Refundable Fees: In Wyoming, if any portion of the deposit is not refundable, the rental agreement must include this information and tenant must be told before paying a deposit. (Wyo. Stat. 1-21-1207)
- Security Deposit: Wyoming lease or rental agreements must state whether any portion of a deposit is nonrefundable, and landlord must give tenant written notice of this fact when collecting the deposit. (Wyo. Stat. 1-21-1207, 1-21-1208)
If you are DECLINING an applicant:
- Adverse Action Notice [PDF]
Step 3: Order a Tenant Screening Report
What You’ll Need
- A completed rental application signed by the applicant.
- Some details about your applicant:
- Email address
- Date of birth
- Social Security number
- Previous address
- Bank account number (optional)
- Bank routing number (optional)
What Will Be Covered
- Package Options
- Background Report Coverage for Wyoming:
- Criminal, OFAC/Patriot Act & Sex Offender Records – A nationwide search is always performed. These jurisdictions specifically are available in Wyoming: WY Sex Offender Registry.
- Eviction Records – records are available from the following counties: Albany, Big Horn, Campbell, Carbon, Converse, Crook, Fremont, Goshen, Hot Springs, Johnson, Laramie, Lincoln, Natrona, Niobrara, Park, Platte, Sheridan, Sublette, Sweetwater, Teton, Washakie, Weston.
- Bankruptcies, Liens & Judgments – records are available from the following counties: Albany, Big Horn, Campbell, Carbon, Converse, Crook, Fremont, Goshen, Hot Springs, Johnson, Laramie, Lincoln, Natrona, Niobrara, Park, Platte, Sheridan, Sublette, Sweetwater, Teton, Uinta, Washakie, Weston.
- Social Security Number validation, Death Index, credit checks, previous addresses, alias names, and the Rent Check Advisor include all information available regardless of location.
Resources for Wyoming Landlords
- Wyoming State Bar Association Lawyer Referral
- Wyoming Courts Directory
- Law Enforcement Agencies in Wyoming (Wikipedia)