Wyoming Rules for Pass-Through Utility Charges in Mobile Home Parks

Understanding how utility charges are handled in Wyoming mobile home parks is important for renters. Many tenants ask whether park owners can add utility costs like water, electric, or gas as a separate 'pass-through' fee on top of rent. This article breaks down the current laws, your rights as a resident, and what to do if you have concerns about utility charges in your mobile or manufactured home park.

Pass-Through Utility Fees: What Does Wyoming Law Say?

In Wyoming, mobile home park owners may charge for utilities provided to renters, but they must follow state law and any terms in your rental agreement. Pass-through utility charges are fees collected from tenants to cover utility services (such as water, electricity, or gas) that the park pays to public utility companies. These charges are common, but must be clearly disclosed in your lease and calculated fairly.

Key Points About Utility Billing in Wyoming Mobile Home Parks

• Disclosure Requirement: All charges for utilities must be described in your written rental agreement, with details on how amounts are determined.
• No Unfair Markup: Park owners cannot profit from utility charges—they may only bill tenants for the actual cost of the utility, not at a higher rate.
• Access to Records: Tenants have the right to request documentation of actual utility costs from the park owner.
• No Double Billing: If you receive a utility bill directly from the service provider, the park cannot charge you for the same utility again.

These rules are based on the Wyoming Residential Rental Property Act (W.S. § 1-21-1201 to § 1-21-1211) and must be followed by all mobile home park operators.^[1]

Written Rental Agreements: Your Utility Fee Roadmap

Your lease or rental agreement is the primary document that governs utility charges. It should state:

• Which utilities (water, sewer, electricity, etc.) you are responsible for
• How these utilities will be billed (direct bill, park pass-through, flat fee)
• How the amount will be calculated (metered use, pro-rata share, or estimated)

If the lease is unclear or you do not have a written agreement, notify your landlord in writing and ask for clarification or a copy of official utility bills.

What To Do if Utility Charges Seem Unfair or Unclear

If you believe you are being overcharged or unfairly billed for utilities:

• Request a copy of the park’s utility bills for the relevant period
• Document your communications with the landlord
• Check your lease for the agreed utility billing method
• If the dispute is unresolved, consider filing a complaint with your local court or seeking mediation

Wyoming Official Forms for Landlord-Tenant Disputes

• Wyoming Complaint Form (Generic Civil Form): Used by tenants to start a legal action regarding disputes (including overcharges or lease violations) in the Circuit Court. Example: If your park owner refuses to provide utility records or refunds an overcharge, you may file using this form. Download Civil Complaint Form (Wyoming Judicial Branch)
• Request for Hearing: Can be filed if you want the court to review your concern more formally. For instructions, see the procedures at the Wyoming Circuit Courts website.

Tenants should keep copies of all paperwork and correspondence with landlords.

Who Handles Mobile Home Tenant Disputes in Wyoming?

Housing-related issues such as landlord-tenant disputes in mobile home parks are handled by the Wyoming Circuit Courts. These courts cover rent disputes, eviction, repair issues, and utility charge complaints.

There is no separate residential tenancy tribunal in Wyoming—cases are heard at the county-level by the local circuit court where your rental property is located.

Relevant Tenancy Laws — Know Your Rights

• Wyoming Residential Rental Property Act — The core law governing landlord and tenant rights, including utility fee rules.
• W.S. § 1-21-1201 et seq. — See Chapter 12, Landlord and Tenant sections.

This legislation also requires that park owners act in good faith and that all charges be reasonable and disclosed to residents.

FAQs: Utility Charges in Wyoming Mobile Home Parks

1. Can my park owner charge me for utilities if I have a direct account with the utility company?
   Generally no; you should not be charged for the same utility twice. If you have a direct account, the landlord should not bill you for that utility.
2. Does my landlord have to show me the actual utility costs?
   Yes. Upon request, your landlord must provide evidence of actual utility expenses being passed through to tenants.
3. Can park owners add an extra "service fee" or markup to utility bills?
   No. Under Wyoming law, park owners can only charge tenants the actual amount they pay for utilities — no markups are allowed.
4. What do I do if my lease doesn’t mention utility charges?
   Request clarification in writing. If the landlord tries to add new charges not in the original agreement, you may dispute them and seek legal advice.
5. How do I file a complaint if I think my utility charges are unfair?
   You may file a complaint in your county's Circuit Court using official forms. Collect documents and be ready to provide copies of bills and your lease.

Key Takeaways for Wyoming Mobile Home Park Tenants

• Park owners must disclose and justify all utility charges in the lease.
• No markups or double billing for utilities are allowed in Wyoming.
• If you have concerns, keep records and consider taking your complaint to the local Circuit Court or a renter support service.

Being informed helps you protect your rights and resolve issues quickly.

Need Help? Resources for Renters

• Wyoming Circuit Courts — File complaints, access forms, and learn about your local court's procedures.
• Wyoming State Bar – Find Legal Help — Connect with legal aid or attorney referrals for tenant protection.
• Wyoming Legal Services — Provides free or low-cost legal assistance for renters.
• Wyoming Residential Rental Property Act (Legislation)

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1. Wyoming Residential Rental Property Act (W.S. § 1-21-1201 to § 1-21-1211)
2. Wyoming Circuit Courts – Landlord Tenant Information

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