🏛️ Courthouse Information and Locations for Minnesota
Minnesota Eviction Laws: Notice Requirements, Process, and Timelines
Minnesota handles evictions through District Court using an Unlawful Detainer (UD) process. Minnesota has become increasingly tenant-friendly in recent years, with varying notice requirements depending on the reason for eviction. Nonpayment cases require a 14-day notice, while lease violations may require notice periods ranging from 14 to 30 days. Minneapolis and St. Paul have additional local tenant protections. Court timelines can vary significantly depending on whether the case is contested. Below you’ll find the key details every Minnesota landlord needs to know.
Minnesota Eviction Laws
Comprehensive guide to Minnesota's eviction process, including notice requirements, timelines, court procedures, costs, tenant protections, and landlord rights. Cases are typically filed in District Court or Housing Court (Hennepin/Ramsey Counties).
⚡ Quick Overview
💰 Nonpayment of Rent
CRITICAL (2024): 14-day notice must include specific accounting of total due (rent; late fees; other charges); landlord contact info; statement that tenant has right to seek legal help and emergency rental assistance; information about financial/legal resources. Court MUST dismiss and expunge case if notice is deficient. Tenant can 'redeem tenancy' by paying all rent owed plus court costs before sheriff executes writ. Eviction records sealed from public until final judgment entered. For leases over 20 years: 30-day notice required. 2025 change: landlord must also send court papers electronically if regularly communicates with tenant electronically.
📋 Lease Violation
Complaint must specify the lease clause violated; nature of conduct; dates of violation; clause granting right to evict. Illegal activity cases (drugs/weapons/prostitution) get expedited 5-7 day hearing. BUT tenant cannot be evicted for most crimes committed OFF property (§ 504B.171). If landlord accepted rent AFTER knowing about violation may have waived right to evict. Domestic violence victims have protections against eviction based on DV incidents. Eviction records not public until final judgment.
📬 Service of Process
2025 rule: must also send electronically (email/text) if landlord regularly communicates with tenant that way. Affidavit of service must be filed at least 3 days before hearing.
🏛️ Court & Legal Information
Deficient notice dismissals; tenant redemption; Housing Court backlogs in Hennepin/Ramsey; continuance requests; appeal stays
⚖️ Appeals & Post-Judgment
Sheriff posts writ of recovery; tenant has 24 hours to vacate; sheriff returns to enforce if needed
📦 Tenant Property & Abandonment
Landlord must store for 28 days; must give 14 days written notice before selling; if tenant claims property within notice period sale must stop
🏦 Security Deposits
21-day return with itemized deductions and receipts. Interest: landlord must pay 1% simple interest per year on deposits held 6+ months (Minn. Stat. § 504B.178). 2x penalty for bad faith withholding plus $500 punitive. Deposit must be returned to last known address. 5% deduction for normal wear and tear not allowed.
💵 Late Fees
No state-mandated grace period unless lease includes one. Late fees must be specified in lease. 14-day notice must itemize late fees separately from rent.
🛡️ Tenant Protections
No statewide rent control. St. Paul passed rent stabilization (3% cap) in 2021 but exemptions for new construction 20 years. Minneapolis considered but has not passed.
🏙️ Local Overrides & City-Specific Rules
St. Paul: 3% annual rent cap with exemptions (new construction 20 years; affordable housing). Hennepin and Ramsey Counties have Housing Courts with specialized procedures. Some local governments require longer than 14-day notice periods.
Underground Landlord📝 Minnesota Eviction Process (Overview)
- Serve the required notice based on the eviction reason (nonpayment or lease violation).
- Wait for the notice period to expire. If tenant cures the issue (where allowed), the process stops.
- File an eviction case with the District Court or Housing Court (Hennepin/Ramsey Counties). Pay the filing fee (~$$285-320).
- Tenant is served with a summons and has the opportunity to respond.
- Attend the court hearing and present your case.
- If you prevail, obtain a writ of possession from the court.
- Law enforcement executes the writ and removes the tenant if necessary.
🏛️ Courthouse Information and Locations for Minnesota
📊 Data Confidence
ℹ️ Filing fees are approximate and may change - verify with local court clerk before filing | ℹ️ Eviction timelines are estimates - actual duration varies by county caseload, tenant response, and case complexity
Underground Landlord
Minnesota Evictions: Complete Landlord Guide (Updated January 2026)
Disclaimer: General educational information only, not legal advice. Minnesota eviction rules can vary by county, and local ordinances in Minneapolis, St. Paul, and other cities may impose additional requirements. Consult a qualified Minnesota attorney for legal advice on your specific situation.
Overview: How Evictions Work in Minnesota
Minnesota eviction cases are called Eviction Actions (formerly known as Unlawful Detainer actions) and are governed by Minnesota Statutes Chapter 504B. Cases are filed in District Court where the rental property is located. Hennepin County (Minneapolis) and Ramsey County (St. Paul) have dedicated Housing Courts with specialized referees.
Minnesota strictly prohibits self-help evictions. It is a misdemeanor for a landlord to physically lock out or bar a tenant from their unit, remove locks, doors, or windows, or otherwise prevent a tenant from living there without a court order. Only the sheriff can remove a tenant after a Writ of Recovery is issued.
Important 2024 Minnesota Update: 14-Day Notice Required
Starting in 2024, Minnesota law requires landlords to provide a 14-day written notice before filing an eviction case based on unpaid rent or other financial obligations. This notice must be delivered or mailed to the tenant, and failure to provide it will result in the court dismissing the case without prejudice and granting expungement of the eviction file.
Minnesota Eviction Notice Requirements
Notice requirements in Minnesota depend on the reason for eviction and the type of tenancy:
Nonpayment of Rent: 14-Day Notice
For unpaid rent, landlords must deliver a 14-day written notice before filing an eviction action. The notice must inform the tenant of the delinquency and give them 14 days to pay or vacate. Some local governments may require longer notice periods—if so, the longer period applies.
Right to Redeem: Minnesota tenants have a right to “redeem” the tenancy by paying all past due rent, court costs (including filing fees), and other amounts owed under the lease at any time before the sheriff executes the Writ of Recovery. This stops the eviction.
Lease Violations: Notice Required (Varies)
For lease violations other than nonpayment, the lease must contain a “right of re-entry” or eviction clause that grants the landlord the right to evict for material breaches. Common lease violations include:
- Disturbing other residents
- Unauthorized occupants or pets
- Property damage beyond normal wear and tear
- Violating building rules
The notice must identify the lease clause violated, describe the conduct, and state the dates it occurred.
Criminal/Dangerous Activity: Immediate or Short Notice
Minnesota allows faster eviction for serious illegal activity on the premises, including:
- Unlawful controlled substance activity
- Unlawful use or possession of firearms
- Stolen property on premises
- Prostitution or gambling
- Criminal gang activity
For these violations, the summons must be delivered within 24 hours of filing in some cases.
Holdover (End of Tenancy)
If a tenant refuses to leave after proper notice to vacate has been served and the tenancy’s last day has passed, the landlord can bring an eviction action. The notice to vacate must be attached to the complaint.
Anti-Retaliation Protections
Minnesota law presumes the landlord is retaliating if, within 90 days of a tenant exercising their rights (such as complaining about habitability), the landlord starts an eviction action or gives a notice to vacate. The landlord must prove the eviction is not retaliatory. After 90 days, the burden shifts to the tenant to prove retaliation.
Minnesota Eviction Process Timeline (Step by Step)
Step 1 – Serve the 14-day notice (for nonpayment). Deliver or mail the required written notice giving the tenant 14 days to pay or vacate. Keep proof of delivery. For lease violations, ensure the lease contains the necessary re-entry clause and provide appropriate notice.
Step 2 – File the eviction complaint. If the tenant doesn’t comply, file an Eviction Action (Complaint in Unlawful Detainer) in District Court. You must attach a copy of the 14-day notice (if required). The complaint must include:
- Full name and date of birth of the tenant (if known)
- Description of the premises
- Facts authorizing recovery of possession
- If for lease violation: the specific clause, nature of conduct, and dates
- Whether the tenancy involves housing subsidies
Step 3 – Court sets hearing and issues summons. The court establishes a hearing date (typically 7-14 days from filing) and issues a summons. The hearing must be scheduled not less than 7 nor more than 14 days from the summons date.
Step 4 – Serve the summons and complaint. The summons and complaint must be served by a neutral person (not the landlord) at least 7 days before the court date. Service can be done by sheriff ($80 fee in Hennepin County) or other authorized person. If the tenant cannot be found after 2 attempts, posting may be allowed.
Step 5 – Court hearing. Both parties appear before the judge or referee. The landlord presents evidence (lease, notice, rent ledger, proof of service). The tenant may present defenses. In Housing Court, trained referees handle these cases.
Step 6 – Judgment. If the landlord prevails, the court issues a judgment for possession.
Step 7 – Writ of Recovery. After judgment, the landlord obtains a Writ of Recovery from the court. The writ authorizes the sheriff to remove the tenant. In Hennepin County, the service fee is $125.
Step 8 – Sheriff execution. The sheriff serves the writ and, if the tenant doesn’t leave, schedules a time for physical removal. Remember: the tenant can still redeem by paying all amounts owed before the sheriff executes the writ.
Important: Eviction Record Access
Under Minnesota law, eviction actions are not accessible to the public until the court enters a final judgment. Only the parties and their attorneys can access the file during the case. This protects tenants from having eviction filings appear on their records before a judgment is reached.
Abandoned Property Rules
If tenants leave belongings behind after eviction, Minnesota law requires landlords to store them for at least 28 days. Before selling the items, landlords must notify the tenant 14 days in advance. If the tenant reclaims their property during that time, the sale must be stopped.
Tenant Defenses Landlords Should Anticipate
- Failure to provide 14-day notice: Case will be dismissed without prejudice.
- Improper notice content: Missing required information or wrong notice type.
- No re-entry clause in lease: For lease violations, the lease must contain this clause.
- Retaliation: Eviction within 90 days of tenant exercising rights is presumed retaliatory.
- Habitability issues: Landlord failed to maintain the property.
- Payment disputes: Tenant claims rent was paid or amounts are incorrect.
- Redemption: Tenant pays all amounts owed before sheriff execution.
Minnesota Eviction Context (Late 2025–January 2026)
Minnesota has become increasingly tenant-protective in recent years. The 14-day notice requirement, eviction record sealing until judgment, and strong anti-retaliation provisions all reflect this trend.
Minneapolis and St. Paul have additional local tenant protections that may impose longer notice periods or other requirements. Always check local ordinances.
The typical uncontested eviction takes about 3-5 weeks from initial notice to possession. Contested cases or appeals can extend this significantly. Housing Courts in Hennepin and Ramsey counties have specialized processes that may affect timelines.
Best Practices for Minnesota Landlords
- Always provide the 14-day written notice for nonpayment—failure to do so results in dismissal.
- Ensure your lease contains a “right of re-entry” clause if you may need to evict for lease violations.
- Keep accurate rent ledgers that track all payments and amounts owed.
- Document service of all notices carefully.
- Be aware of the 90-day retaliation presumption—don’t evict shortly after tenant complaints.
- Be prepared for the tenant to redeem by paying all amounts owed at any time before sheriff execution.
- Plan for 28-day storage of abandoned belongings.
- Check local ordinances in Minneapolis, St. Paul, and other cities for additional requirements.
- Never attempt self-help eviction—it’s a misdemeanor.
Quick Reference: Minnesota Eviction Rules
- Nonpayment of rent: 14-day written notice required (2024 law)
- Lease violations: Notice required; lease must contain re-entry clause
- Criminal activity: Expedited process available
- Service of summons: At least 7 days before hearing
- Hearing scheduling: 7-14 days from summons
- Tenant redemption: Allowed until sheriff executes writ
- Abandoned property storage: 28 days minimum
- Retaliation presumption: 90 days after tenant exercises rights
- Eviction records: Sealed until final judgment
- Removal: Sheriff only, after Writ of Recovery
Bottom line: Minnesota’s eviction process requires careful attention to notice requirements, especially the 14-day notice for nonpayment. Ensure your lease has proper eviction clauses, provide required notices, and be prepared for the tenant’s right to redeem throughout the process.