Wyoming is a “Buyer Beware” state, meaning sellers have no statutory duty to provide a general property disclosure form. The burden of discovering property defects rests almost entirely with buyers, who generally do so via independent investigations and inspections.

Exceptions:

• Active Concealment: Sellers cannot actively hide a defect or take steps to prevent a buyer from discovering it (Alexander v. Meduna (2002)).
• Broker Duties: Licensed real estate agents must disclose adverse material facts actually known to them (§ 33-28-303(c)).
• Fraudulent Misrepresentation: Sellers cannot lie if directly asked about a specific property condition (Lawson v. Schuchardt (1961)).
• Latent Defects: Sellers must disclose hidden defects that create an unreasonable risk of harm if they know the buyer cannot reasonably discover them (Alexander v. Meduna (2002)).

1.) Adverse Material Facts Report (Broker): If a licensed real estate agent represents the seller, they are legally required to disclose any known adverse material facts about the property to prospective buyers (§ 33-28-303(c)). Brokers provide their own proprietary forms for this purpose. (This report is not mandatory if no licensed broker is involved in the real estate transaction.)

2.) Latent Defect Disclosure: Sellers must disclose hidden, dangerous defects that cannot be reasonably discovered during a standard property inspection (Alexander v. Meduna (2002)). Failure to disclose such issues exposes the seller to liability for fraudulent nondisclosure.

3.) Lead-Based Paint Disclosure: Federal law requires sellers of homes built prior to 1978 to disclose any known lead-based paint or related hazards on the premises (42 U.S. Code § 4852d).

1.) Seller’s Property Condition Disclosure Statement: This voluntary document creates a clear record of the property’s condition, which can help protect the seller against potential future litigation. Buyers often insist on a detailed property report before closing.