Sell in Casper with Meydomo

No Statutory Seller Disclosure (Common Law Only)

Wyoming does not have a state law requiring sellers to fill out a property condition disclosure form. It is a caveat emptor state by default. Sellers should not actively conceal defects and must truthfully answer direct questions, but they aren't obligated to volunteer information about the property's condition. In practice, many sellers (through their agents) do complete a generic disclosure form (often one from the Wyoming Association of REALTORS®) as a courtesy and to reduce risk of post-sale disputes. But that’s voluntary. The Wyoming Real Estate Commission does require sellers to disclose knowledge of any known lead-based paint (per federal law) and known asbestos, and a seller's agent must disclose any material facts they know that could adversely affect the property's value or desirability. There's also a rule that if a property is known to have been a methamphetamine lab, that must likely be disclosed under general duty (though no specific WY statute). But broadly, Wyoming leaves it to buyers to do inspections and due diligence. Thus, if a buyer later finds a latent defect the seller knew about and hid, the buyer might claim fraud in extreme cases, but there's no statutory form to point to. Some builders of new homes in WY provide a separate warranty, but that's contractual. Essentially, aside from the federally required lead disclosure, Wyoming sellers are not mandated to preemptively list problems. Nonetheless, the standard Wyoming residential purchase contract often includes an optional contingency for the buyer to receive a seller's disclosure within X days or to rely on an inspection. Many Wyoming agents encourage providing one to avoid legal issues. As a result, it's often done even though not legally compelled, which is why some outside sources might mistakenly think Wyoming 'requires' it (because everyone does it). Officially though, no statute enforces it.

• Barker v. Home Depot, 2001 WY 77 (WY Supreme Ct, on fraudulent concealment):contentReference[oaicite:263]{index=263}

MLS Conventions

MLS listings in Wyoming (many are on regional MLS that also cover parts of Montana or Colorado) usually will mention 'Seller has/has not provided a property disclosure'. If an agent has one (voluntarily completed by seller), they often attach it to the MLS or note 'see documents for seller property disclosure'. But the MLS doesn't fine someone for not attaching one since it's not required by law. They do enforce standard things like one front photo, timely status changes, and fair housing compliance in remarks. If an agent were to put in remarks 'property sold as-is, seller makes no representations', that is allowed and often used to indicate caveat emptor stance. It's then on the buyer to inspect. The MLS might have fields like 'foundation: unknown' or 'water source: well' etc., gleaning some property info but those come from the listing info which might be all buyer gets pre-inspection. Realistically, due to risk of lawsuits, many Wyoming brokers will have a seller fill out a disclosure form (like the WAOR Seller Property Condition Statement) and share it via MLS to avoid allegations of hiding something. But it's not enforced by rule. So the MLS is neutral – it doesn't require a disclosure form, but it provides a platform if seller/agent chooses to disseminate one. If no form is provided, buyer agents know to be thorough in inspections. Summarily, the MLS's role in Wyoming is mainly to encourage good practice rather than enforce a nonexistent legal requirement.

• WAOR Guidelines
• MLS Rules (universal, not specific about disclosures)

Lead-Based Paint Hazard Disclosure

Federal law (Residential Lead-Based Paint Hazard Reduction Act) requires sellers of homes built before 1978 to disclose any known lead-based paint hazards and provide the EPA lead hazard information pamphlet, with a 10-day window for buyers to conduct a lead assessment if desired.

• 42 U.S.C. 4852d
• 24 CFR 35

Fair Housing Act (No Discriminatory Advertising)

Under federal and Wyoming law, housing advertisements must not state preferences based on protected categories. Wyoming echoes federal protections. Thus, real estate ads cannot say things like 'adults only' or 'perfect for Christian family'.

• 42 U.S.C. §3604(c)
• Wyo. Stat. §40-26-105