Residential tenancies in Minnesota are governed by Minnesota Statutes Chapter 504B, known as the Minnesota Landlord-Tenant Act. Chapter 504B applies to all rental agreements for residential dwelling units located within the state of Minnesota, whether the agreement is written or oral. In the event of a conflict between Chapter 504B and any other provision of Minnesota law governing residential tenancies, Chapter 504B controls.
Key definitions include: 'Landlord' means the person who owns or operates a residential building, and includes an agent authorized to manage the premises or to receive rent. 'Tenant' means a person entitled under a rental agreement to occupy a residential building to the exclusion of others. 'Residential building' means a building used as a home or residence by one or more persons who maintain a household. 'Rental agreement' means all agreements, written, oral, or implied, embodying the terms and conditions concerning use and occupancy of a residential building. 'Rent' means all payments to be made to the landlord under the rental agreement for use and occupancy. 'Security deposit' means money or property given to assure payment or performance under a rental agreement, other than rent. 'Premises' means the residential building, the structure of which it is a part, and facilities and appurtenances, and grounds and areas held out for tenant use.
For purposes of security deposit deductions under section 504B.178, 'normal wear and tear' means the deterioration of the premises or its contents that results from the tenant's ordinary and reasonable use of the premises, without negligence, carelessness, accident, or misuse. Normal wear and tear is not deductible from a tenant's security deposit. Examples of normal wear and tear include: fading of paint or wallpaper from sunlight; minor scuffs on walls from ordinary living; worn carpet in traffic areas from regular use; small nail holes used for hanging pictures; and gradual dulling of floors and finishes from foot traffic.
A rental agreement shall not provide that the tenant: (1) waives or foregoes any right or remedy under this chapter; (2) authorizes any person to confess judgment or waive tenant's right to notice and opportunity to be heard in a legal action; (3) waives or foregoes the tenant's right to jury trial; (4) limits the landlord's liability for failing to maintain the premises in a fit and habitable condition; or (5) authorizes the landlord to take or hold property not permitted under Chapter 504B. Any provision of a rental agreement that violates this section is void and unenforceable. If a landlord deliberately uses a rental agreement containing prohibited provisions, the tenant may recover actual damages or one month's rent, whichever is greater, plus reasonable attorney's fees and costs.
A landlord may charge a prospective tenant an application fee to cover the cost of obtaining a background screening report. The fee may not exceed the actual cost of the background screening. Before collecting any application fee, the landlord must disclose in writing the criteria that will be used to evaluate the applicant. The landlord must provide the applicant with a written receipt for any application fee paid. If the landlord does not conduct a screening of the applicant, the landlord must promptly return the fee to the applicant. If the landlord uses a third-party screening company, the company must comply with the federal Fair Credit Reporting Act.
If the rental agreement is in writing, the landlord must provide the tenant with a complete copy of the signed rental agreement at or before the commencement of the tenancy. All blank spaces in the rental agreement must be completed before the tenant signs. If the landlord fails to provide the tenant with a copy of the signed lease, the tenant may terminate the rental agreement without penalty by giving the landlord at least five days' written notice. Any lease provision that waives this requirement is void and unenforceable.
A landlord or tenant may terminate a month-to-month tenancy by giving the other party written notice at least one full rental period before the termination date. For monthly tenancies, this requires at least 30 days' written notice, effective at the end of a rental period. A landlord or tenant may terminate a week-to-week tenancy by giving written notice at least seven days before the termination date specified in the notice. A tenant who holds over after the expiration or termination of the lease without the landlord's consent is an unlawful holdover. The landlord may treat the holdover as a new month-to-month tenancy by accepting rent, or may bring an unlawful detainer action for possession. A landlord who accepts rent from a holdover tenant creates a new periodic tenancy on the same terms as the expired lease.
A landlord intending not to renew a residential lease must provide the tenant with written notice of non-renewal at least one full rental period before the end of the lease term; for leases longer than one year, at least three months' written notice is required. If a written lease contains an automatic renewal clause, the landlord must provide the tenant with written notice of the automatic renewal provision at least 15 but not more than 30 days before the tenant's last opportunity to cancel the automatic renewal. If the landlord fails to provide required renewal or non-renewal notice, the tenant may treat the tenancy as continuing on a month-to-month basis under the terms of the prior lease.
A landlord must provide a written receipt to any tenant who pays rent in cash. The receipt must state: (1) the amount of rent received; (2) the date the payment was received; (3) the period for which the rent is being paid; and (4) the name of the person receiving the payment. The landlord must retain a duplicate copy of each receipt. Failure to provide a required receipt is a misdemeanor under Minnesota law. A lease provision waiving this requirement is void and unenforceable.
In every lease or license of residential premises, the landlord covenants: (1) that the premises and all common areas are fit for the use intended by the parties; (2) to keep the premises in reasonable repair during the term of the lease or license, except when the disrepair has been caused by the willful, malicious, or irresponsible conduct of the tenant; (3) to maintain the premises in compliance with all applicable health and safety laws of the state and of the local government during the term of the lease, except when violation is caused by the willful, malicious, or irresponsible conduct of the tenant; and (4) in buildings with more than one unit, to keep common areas clean and safe. Any agreement to waive the covenant of habitability is void and unenforceable. This covenant is conclusively presumed to be a material term of every residential lease.
A landlord must provide heating facilities adequate to maintain a temperature of at least 68 degrees Fahrenheit in each dwelling unit from October 1 through April 30 of each year. A landlord must supply running water and hot water at all times. If the landlord fails to supply heat, running water, hot water, electricity, or other essential services, the tenant may: (1) procure the service at reasonable cost and deduct the actual cost from rent; (2) recover damages based on the diminished fair rental value of the premises; or (3) obtain substitute housing and be excused from paying rent during the period of noncompliance, recovering the cost of substitute housing up to the amount of the monthly rent.
A landlord must install functioning smoke detectors in each sleeping room of every dwelling unit, in the hallway adjacent to each sleeping room, and on every story of the dwelling unit including basements. Smoke detectors must be installed in every dwelling unit and must meet applicable building code requirements. At the commencement of each tenancy, the landlord must ensure that all smoke detectors are in working order and must provide the tenant with written notice of detector locations. A tenant who disables a smoke detector is liable for any resulting damages. A tenant must promptly notify the landlord of any detector that becomes inoperable.
A tenant shall: (1) keep the dwelling unit reasonably clean and sanitary; (2) keep all plumbing fixtures clean and sanitary; (3) dispose of garbage, waste, and rubbish in a clean and safe manner; (4) use all electrical, heating, sanitary, and ventilating facilities in a reasonable and safe manner; (5) not deliberately or negligently destroy, deface, damage, impair, or remove any part of the premises or permit any person to do so; (6) conduct themselves and require all occupants and guests to conduct themselves in a manner that does not disturb the peaceful enjoyment of other residents and neighbors; (7) comply with all applicable health and housing codes materially affecting health and safety; and (8) promptly notify the landlord in writing of any condition requiring repair or maintenance that the landlord is obligated to remedy.
Before charging a prospective tenant a screening fee, a landlord must disclose in writing: (1) the specific criteria the landlord will use to evaluate the applicant; (2) what information from the background screening could disqualify an applicant; (3) that the applicant has the right to dispute the accuracy of information in the report; and (4) the actual cost of the screening. The fee may not exceed the actual cost of obtaining the screening report. If the landlord does not screen the applicant or fails to screen within a reasonable time, the landlord must return the fee within 48 hours. A landlord who violates this section is liable to the applicant for a civil penalty of up to $500, plus actual damages, costs, and reasonable attorney's fees.
A landlord who has received a notice of foreclosure or notice of a pending foreclosure action affecting rental property must disclose in writing to any prospective tenant, at or before the commencement of any rental agreement, the fact that a foreclosure action has been initiated or that a foreclosure notice has been filed or served. Failure to disclose a known pending foreclosure is grounds for the tenant to void the rental agreement and recover all rent paid during the period of nondisclosure, plus actual damages and reasonable attorney's fees and costs. The disclosure requirement applies to all residential tenancies of any duration.
A landlord must install carbon monoxide detectors in each dwelling unit of a residential building that contains a fuel-burning appliance, a fireplace, or an attached garage. Detectors must be installed on each level of the dwelling unit, including basements. Detectors must meet applicable building code specifications and must be in working order at the beginning of each tenancy. The landlord must document detector locations in writing and provide the documentation to the tenant at the start of the tenancy. A tenant must promptly notify the landlord of any detector that becomes inoperable during the tenancy. The landlord must repair or replace any inoperable detector within a reasonable time after receiving notice.
A. Amount: There is no statutory cap on the amount of a security deposit a landlord may collect in Minnesota. B. Interest: Landlords must pay interest on security deposits at the rate established annually by the Minnesota Department of Commerce. Interest must be paid to the tenant annually or credited against rent. C. Holding: Security deposits must be held in a bank or savings institution separate from operating funds. Commingling is prohibited. D. Return: The landlord must return the security deposit, with accrued interest, within 21 days after the tenancy terminates and the landlord receives the tenant's forwarding address; or three weeks after termination if no address is provided. E. Itemization: If deductions are made, the landlord must provide a written, itemized statement of all deductions. F. Permissible deductions: Unpaid rent; damage beyond normal wear and tear; unreturned keys; costs of cleaning if unit is not left in the condition required by the lease. G. Penalty: Wrongful withholding of a security deposit makes the landlord liable for double the amount wrongfully withheld plus reasonable attorney's fees and costs.
A landlord shall, prior to or at the time the tenant takes possession, prepare a written checklist or statement documenting the condition of each room of the premises, including all appliances, fixtures, walls, floors, ceilings, windows, and doors. The landlord must provide the tenant with a signed copy of the documentation. The tenant has three days from receipt to note in writing any disagreements with the documented conditions. The documentation, including any written tenant disagreements, establishes the condition of the premises at the commencement of the tenancy and is the baseline for determining permissible security deposit deductions at termination. A landlord who fails to provide the move-in inspection documentation may not deduct for pre-existing conditions.
A landlord who holds a security deposit must pay interest on the deposit at the rate established annually by the Minnesota Department of Commerce. The Department publishes the applicable interest rate each calendar year, typically based on U.S. Treasury bill rates. Interest must be paid or credited to the tenant on an annual basis, typically on the anniversary of the tenancy or credited against the next rent payment. All interest accrued through the termination of the tenancy must be included in the final security deposit return accounting. A landlord who fails to pay or credit interest on time is subject to the same wrongful withholding penalties as for failure to return the deposit itself: double the amount wrongfully withheld plus attorney's fees.
At or before the commencement of a tenancy, a landlord must disclose in writing to the tenant: (1) the name and address of the person or entity authorized to manage the premises; and (2) the name and address of an owner of the premises, or a person authorized to receive service of process and notices on behalf of the owner. This information must be kept current and must be provided to the tenant within seven days of any change. A person who fails to comply with this section becomes an agent of each landlord for purposes of: receiving and delivering service of process; receiving and delivering notices; and performing all obligations of the landlord. Failure to maintain current disclosure does not excuse the landlord from any obligation to the tenant.
A landlord must disclose to any prospective tenant, in writing and before the execution of any rental agreement, if the landlord has knowledge that the property was used for the manufacture of methamphetamine and has not been remediated to the standards required by applicable law. The disclosure must identify the affected areas and the status of any remediation efforts. Failure to disclose known methamphetamine contamination entitles the tenant to void the lease at any time and to recover all rent paid during the tenancy, plus actual damages, costs, and reasonable attorney's fees. A landlord who in good faith was unaware of prior methamphetamine production is not liable under this section.
A landlord may enter a tenant's dwelling unit only for the following purposes: (1) to inspect the premises; (2) to make necessary or agreed repairs, alterations, or improvements; (3) to supply agreed services; (4) to exhibit the unit to prospective or actual purchasers, mortgagees, tenants, workers, or contractors; or (5) in case of a genuine emergency. Except in case of emergency, the landlord must give the tenant at least 24 hours' advance notice before entering. Notice may be written or oral but written notice is strongly recommended. Entry must occur at reasonable times, generally considered to be 8:00 a.m. to 8:00 p.m. unless the tenant agrees otherwise. A tenant may not unreasonably withhold consent to entry after proper notice is given. A landlord who enters without consent or proper notice is liable for actual damages. Repeated or harassing entries may constitute constructive eviction.
A tenant who is a member of the United States armed forces, National Guard, or military reserves who receives orders for active duty of 30 or more consecutive days, or who receives permanent change of station orders, may terminate a residential lease before the end of its term. The tenant must provide the landlord with at least 30 days' written notice and a copy of the military orders. The tenant is liable only for rent through the 30-day notice period. The security deposit is subject to the normal return rules under section 504B.178 and may not be withheld solely because of early termination for military service. Additional protections may apply under the federal Servicemembers Civil Relief Act.
A tenant who is a victim of domestic abuse, criminal sexual conduct, or stalking may terminate a residential lease before its expiration by providing the landlord with written notice at least three days before the requested termination date. The notice must be accompanied by one of the following: (1) a valid order for protection or an emergency domestic abuse protective order; (2) a copy of a conviction for a qualified domestic violence-related offense; or (3) a written statement from a qualified third party such as a law enforcement officer, licensed medical or mental health professional, or domestic violence advocate verifying the abuse. The tenant is liable only for rent through the termination date. The security deposit may not be withheld solely because of early termination under this section. A landlord who discloses that a tenant invoked this section is liable for a civil penalty of up to $500 per disclosure plus actual damages.
A tenant who is 55 years of age or older, or who is a person with a physical or mental disability, who has been admitted to a residential care facility, nursing home, assisted living facility, or similar care setting, and who has resided in the facility for a period of at least 30 days, may terminate a residential lease before the end of its term by giving the landlord at least 30 days' written notice. Documentation of admission to the care facility must be provided to the landlord with the notice. The tenant is liable only for rent through the 30-day notice period. The security deposit is subject to the standard return rules and may not be withheld solely because of early termination under this section.
A landlord may not: (1) interrupt, terminate, or substantially reduce any utility service to the premises unless authorized in writing by the rental agreement or required by a governmental authority; (2) remove or exclude the tenant from the premises by any means other than a judicial eviction proceeding under this chapter; (3) prevent the tenant's access to the premises by any means other than judicial process; (4) remove, destroy, or conceal the tenant's personal property; or (5) engage in any course of conduct that substantially interferes with or disturbs the tenant's quiet enjoyment of the premises. A landlord who violates this section is liable to the tenant for a civil penalty of up to $500 per day for each day the violation continues, plus actual damages, costs, and reasonable attorney's fees. Violation is a misdemeanor.
A landlord may charge tenants separately for utilities such as gas, electricity, water, and sewer by installing a submetering system or by allocating charges through a ratio utility billing system. If the landlord bills separately for utilities, the landlord must: (1) disclose the billing method and any allocation formula in the rental agreement before the tenant signs; (2) provide each tenant with a monthly statement itemizing charges and the basis for calculation; (3) not charge more than the actual cost billed by the utility provider plus a reasonable administrative fee reflecting actual administrative costs only. A landlord may not profit from utility billing — charges may only recover the actual utility cost plus documented administrative expenses. Any utility billing arrangement that does not comply with these requirements is void and the tenant may recover overcharges.
When a tenant vacates or abandons the premises and leaves personal property, the landlord must: (1) prepare a written inventory of the abandoned property; (2) provide written notice to the tenant at the tenant's last known address, describing the abandoned property and stating that it will be disposed of if not claimed within 28 days; (3) store the property in a reasonably secure location during the notice period. The tenant may reclaim the property by paying any reasonable and documented storage costs. If the property is not claimed within the 28-day notice period, the landlord may dispose of it by sale, donation, or disposal, and may apply sale proceeds to unpaid rent and storage costs. Excess sale proceeds must be held for the tenant for 12 months. Perishables, hazardous materials, and items with no identifiable market value may be immediately removed and disposed of. The landlord must keep records of any property disposal for 12 months.
A landlord may recover possession of residential premises by bringing an eviction action in district court when: (1) the tenant fails to pay rent when due; (2) the tenant violates a material term of the lease after notice and failure to cure; (3) the tenant holds over after the expiration or proper termination of the rental agreement; (4) the tenant, after written notice, continues to substantially damage the premises; (5) a person who never had a legal right to possession occupies the premises; or (6) the tenant has engaged in drug-related criminal activity or violent criminal activity on or near the premises. For nonpayment of rent, the landlord must serve a written 14-day Pay or Vacate notice before filing. An eviction action based solely on nonpayment must be dismissed if the tenant pays all rent due and owing, plus any applicable late fees, before the date of the eviction hearing. For month-to-month no-cause terminations, the landlord must give at least one full rental period's written notice before filing.
During a declared public health emergency or state of emergency declared by the Governor of Minnesota, the Governor may by executive order temporarily limit, stay, or suspend eviction proceedings or the enforcement of writs of recovery for residential tenants. Such orders are temporary measures effective only during the declared emergency and expire upon termination of the emergency unless expressly extended by subsequent executive order. Landlords must comply with all such executive orders during the period they are in effect. Violations of an emergency eviction moratorium may result in civil and criminal penalties.
An eviction (unlawful detainer) action is commenced by filing a complaint in the district court of the county in which the rental property is located. The filing fee for an eviction action is established by statute and is subject to annual adjustment by the Minnesota State Court Administrator. As of 2026, the filing fee is approximately $285. In addition to the filing fee, landlords incur costs for service of process by the county sheriff or a licensed private process server. Court costs, including filing fees and service costs, may be awarded to the prevailing party in the eviction action. Landlords who qualify as low-income may petition the court for a filing fee waiver.
For a residential month-to-month tenancy, either a landlord or a tenant may terminate the tenancy without cause by providing the other party with written notice at least one full rental period before the date of termination. For tenancies in which rent is paid monthly, the notice must be given at least 30 days before the end of a rental month and must specify the date on which the tenancy will terminate. A tenancy does not terminate until the full notice period has elapsed, regardless of when within a rental month the notice is given. The notice must be in writing and delivered by personal service, posting and mailing, or another method agreed to by the parties in the rental agreement.
An eviction (unlawful detainer) action is commenced by filing a complaint in the district court in the county where the rental property is located. The complaint must state: (1) the grounds for eviction; (2) the notice given to the tenant, the date it was served, and the method of service; (3) a description of the premises; and (4) any rent claimed to be due and owing. Upon filing, the court issues a summons requiring the defendant to appear at a hearing. The summons and complaint must be served on the tenant by: (1) personal service; (2) leaving a copy at the tenant's usual place of abode with a person of suitable age and discretion; or (3) posting on the main entrance of the premises and mailing a copy to the tenant, if personal service cannot be made with reasonable diligence. Eviction hearings are typically scheduled 7 to 14 days after filing.
If the court finds in favor of the landlord in an eviction action, the court shall enter an order for eviction and may issue a writ of recovery of premises directing a law enforcement officer to restore possession of the premises to the landlord. Before the writ may be executed, the tenant must be given a reasonable opportunity to vacate voluntarily, as determined by the court. The writ is served and executed by the county sheriff or a court-appointed officer. A landlord may not personally execute a writ of recovery or independently remove the tenant or the tenant's belongings from the premises. After the writ is executed by law enforcement, the landlord may change the locks and take possession of the premises. Any personal property remaining must be handled according to the abandoned property procedure under section 504B.271.
A landlord may seek an expedited eviction action when the tenant or a person residing in, visiting, or allowed on the premises has: (1) used the premises to commit a violation of controlled substance laws; or (2) engaged in violent criminal activity on the premises or in the immediate vicinity. Upon filing, the court may set a hearing as early as the following court day and may issue a temporary exclusion order before the full hearing if the landlord demonstrates by affidavit that an immediate and serious danger to persons or property exists. The tenant retains the right to appear and contest the temporary order at the hearing. If the court grants the expedited order, the landlord may immediately change the locks pending the full eviction hearing. The expedited procedure does not eliminate the tenant's due process rights.
If a tenant vacates the premises before the end of the lease term without authorization, or abandons the premises, the landlord has a duty to make reasonable and good faith efforts to re-rent the premises at a fair market rental. A landlord may not allow the unit to remain vacant and collect the full remaining rent from the departing tenant. Reasonable mitigation efforts include advertising the vacancy, showing the unit to prospective tenants, and accepting a qualified applicant within a reasonable time. The landlord may recover from the departing tenant: (1) rent lost during the period the unit was actually vacant despite reasonable mitigation efforts; (2) the reasonable and documented cost of advertising the vacancy; and (3) reasonable re-letting costs. A landlord's failure to mitigate reduces the damages recoverable from the tenant proportionately.
If a landlord unlawfully removes or excludes a tenant from the premises without a court order, or willfully diminishes services to the tenant by interrupting utilities or other essential services without authorization, the tenant may bring an action in district court to recover possession of the premises or to recover damages. If the court finds an unlawful lockout or utility interruption, it may restore the tenant to possession and award: (1) actual damages; (2) a civil penalty of up to $500 per day for each day the violation continues; and (3) reasonable attorney's fees and costs. An unlawful lockout is a misdemeanor under Minnesota law. A tenant who recovers possession under this section is entitled to remain in the unit for the remainder of the lease term.
If a landlord fails to comply with the covenant of habitability under section 504B.161 and the breach materially affects the health or safety of the tenant, the tenant may deposit rent with the court and file a rent escrow action. The tenant files a petition in district court describing the conditions of noncompliance and depositing the monthly rent with the court clerk. The court holds the funds in escrow pending the hearing. After notice and a hearing, the court may: (1) order the landlord to remedy the conditions within a specified time; (2) reduce the rent to an amount reflecting the diminished rental value; (3) authorize the tenant to arrange repairs and pay for them from escrowed funds; (4) terminate the rental agreement; or (5) release the escrowed funds to the landlord upon proof that all conditions have been remedied. A landlord who receives written notice of a deficiency and fails to remedy it within a reasonable time (not exceeding 14 days for non-emergency conditions) is subject to this section.
A tenant's rent escrow action is filed in the district court in the county where the rental property is located. The petition must describe the conditions of noncompliance with applicable health and safety laws or the covenant of habitability, and state the amount of monthly rent being deposited with the court. The court must set a hearing date not less than 10 nor more than 30 days after the petition is filed. At the hearing, both the landlord and tenant have the right to present evidence. The court may grant the following remedies: (1) a reduction of rent during the period of noncompliance; (2) an order compelling the landlord to make repairs; (3) a judgment for the tenant's actual damages; (4) termination of the lease; or (5) release of escrowed funds to the landlord upon proof that all violations have been cured. The court may award costs and reasonable attorney's fees to the prevailing party.
If a landlord fails to maintain the premises in compliance with section 504B.161 and the reasonable cost of compliance does not exceed the lesser of $500 or one month's rent, a tenant may give the landlord written notice of intent to arrange and pay for the repair. If the landlord fails to make the repair within 14 days after receipt of the written notice (or as promptly as conditions require in an emergency), the tenant may cause the repair to be done in a workmanlike manner by a qualified contractor and deduct the actual and reasonable cost from the next rent payment. This remedy may be used no more than twice during any 12-month period. The tenant may not use this remedy for conditions caused by the tenant's own negligent or intentional act or by the acts of the tenant's guests.
A landlord may not retaliate against a tenant by increasing rent, decreasing services, terminating a tenancy, or filing or threatening to file an eviction action because the tenant: (1) reported to a government agency a violation of a health or safety law or housing code; (2) organized or joined a tenant organization or union; (3) complained in good faith to the landlord about a condition the landlord is required by law to remedy; (4) testified or participated in any judicial or administrative proceeding against the landlord; (5) withheld rent under a legally authorized rent escrow procedure; or (6) exercised any right afforded by Chapter 504B. If the landlord takes any adverse action within 90 days after a tenant engages in a protected activity, there is a rebuttable presumption that the action is retaliatory. The landlord bears the burden of overcoming this presumption. A landlord who retaliates against a tenant is liable for the tenant's actual damages, a civil penalty of up to $500, and reasonable attorney's fees and costs.
Under the Minnesota Human Rights Act, it is an unfair discriminatory practice for any owner, lessee, sublessee, assignee, or managing agent of residential real property to refuse to sell, rent, or lease, or otherwise deny or withhold from any person, any real property because of race, color, creed, religion, national origin, sex, marital status, status with regard to public assistance, disability, sexual orientation, gender identity, or familial status. It is also an unfair discriminatory practice to: discriminate in the terms, conditions, or privileges of a rental; publish or display any advertisement indicating a discriminatory preference; or deny a rental to a person because they receive housing assistance, including Section 8 Housing Choice Vouchers. Minnesota law explicitly protects receipt of public assistance (including housing vouchers) as a protected class — landlords may not refuse to rent to voucher holders who are otherwise qualified applicants.
A person who commits an unfair discriminatory practice in housing under the Minnesota Human Rights Act may be liable for: (1) actual compensatory damages; (2) damages for emotional distress; (3) punitive damages where intentional conduct is shown; (4) civil penalties imposed by the Minnesota Department of Human Rights (MDHR); and (5) reasonable attorney's fees and costs. The MDHR may investigate complaints, conduct hearings, issue cease-and-desist orders, and impose civil penalties. A complainant may also bring a private civil action in district court within one year of the discriminatory act. Penalties for intentional discrimination can be substantial, including civil penalties per violation. MDHR may also order affirmative relief including training, policy changes, and injunctive relief.
All residential rental dwelling units located within the City of Minneapolis must have a valid rental license issued by the City of Minneapolis. A rental license must be obtained before a dwelling unit is offered for rent or occupied by a tenant. Licenses are issued and renewed by the City of Minneapolis Department of Regulatory Services and require periodic city inspection of the property for compliance with applicable housing codes. A landlord who operates a rental unit without a valid rental license may be subject to fines, civil penalties, and license denial. A valid and current rental license is a legal prerequisite for filing or maintaining an eviction action in Minneapolis. A landlord without a current license may not pursue eviction until the license is obtained and current.
Under the Minneapolis Residential Tenant Protection Ordinance, a landlord may not terminate a tenancy or refuse to renew a lease of a tenant who has resided at the premises for 12 or more months without a qualifying just-cause reason. Qualifying reasons include: (1) nonpayment of rent after proper notice; (2) material violation of the lease after notice and failure to cure; (3) repeated lease violations after cure; (4) substantial damage to the property; (5) creating a nuisance or engaging in illegal activity on the premises; (6) owner or immediate family member intends in good faith to occupy the unit as a primary residence; (7) landlord intends to substantially rehabilitate the property after obtaining necessary permits; (8) landlord intends to demolish the building or permanently withdraw it from the rental market; (9) a governmental authority has ordered the premises vacated; (10) tenant's right of occupancy was conditioned on employment that has ended; or (11) the unit is being converted to condominiums. Tenants with fewer than 12 months of tenancy are not covered by just-cause requirements.
A landlord of any residential rental property in Minneapolis must provide each tenant with a written Tenant Protection Notice at the commencement of the tenancy and on an annual basis thereafter. The notice must inform the tenant of their rights under the Minneapolis Residential Tenant Protection Ordinance, including: just-cause eviction protections; the tenant's right to request the landlord's specific reason for any lease termination or non-renewal; relocation assistance rights for no-fault terminations; and the tenant's right to contest any termination that does not comply with just-cause requirements. The City of Minneapolis provides a model Tenant Protection Notice form that landlords may use to satisfy this requirement. Failure to provide the Tenant Protection Notice as required is an affirmative defense to eviction in Minneapolis Housing Court and may result in dismissal of the eviction action.
In Minneapolis, a landlord may not inquire about or consider a prospective tenant's criminal history until after the landlord has made a conditional offer of tenancy to the applicant. After making a conditional offer, if the landlord intends to withdraw the offer or deny the application based on criminal history, the landlord must: (1) conduct an individualized assessment of the applicant's criminal history, considering the nature and gravity of the offense, the time elapsed since the offense, the applicant's age at the time of the offense, evidence of rehabilitation and good conduct, and the relevance of the offense to tenancy; (2) provide the applicant with written notice specifically identifying the conviction(s) that are the basis for the potential denial; (3) allow the applicant at least three business days to provide evidence of inaccuracy in the criminal record or evidence of rehabilitation or mitigating circumstances; and (4) consider the applicant's response before making a final decision. Arrests not resulting in a conviction may not be used as a basis for denial. Certain designated offenses may never be used as a basis for denial under the ordinance.
When a Minneapolis landlord terminates a tenancy for a no-fault just-cause reason — including owner or family member move-in, substantial rehabilitation, demolition, permanent withdrawal from the rental market, or condominium conversion — the landlord must pay relocation assistance to the displaced tenant in an amount equal to three months of the tenant's current monthly rent. Relocation assistance must be paid to the tenant at or before the time the tenant vacates the premises. In addition to relocation assistance, the landlord must provide the tenant with at least 90 days' advance written notice of a no-fault termination. If the landlord fails to pay the required relocation assistance, the tenant may: (1) remain in the unit until assistance is paid; (2) bring a court action to compel payment; or (3) recover actual damages, plus the unpaid relocation assistance, plus reasonable attorney's fees and costs.
Under Chapter 504B, 'rent' means all charges payable by the tenant to the landlord under a rental agreement for the use and occupancy of the premises, including base rent and any other periodic charges specifically identified as rent in the rental agreement. 'Rent' does not include: security deposits or any part thereof; non-refundable fees expressly identified as non-refundable in the lease (such as pet fees or administrative fees); application or screening fees; utility charges separately billed pursuant to section 504B.235; or late fees unless the lease expressly characterizes them as additional rent. This distinction matters because the 14-day nonpayment of rent notice applies only to amounts that constitute 'rent' under this definition.
Minnesota law does not categorically prohibit landlords from considering criminal history in tenant screening decisions. However, under the Minnesota Human Rights Act and federal fair housing law, a blanket policy of denying all applicants with any criminal history is likely unlawful because such policies have a disparate impact on protected classes. Landlords must conduct an individualized assessment of criminal history, considering: the nature and gravity of the offense; how long ago the offense occurred; the applicant's age at the time of the offense; evidence of rehabilitation; and the direct relevance of the offense to tenancy. Arrests not resulting in conviction generally may not be used as a basis for denial. Landlords using criminal history in screening must document their criteria and apply them consistently to all applicants.
The landlord's obligation to return the security deposit within 21 days is triggered by two events that must both occur: (1) the tenancy terminates; and (2) the landlord receives the tenant's forwarding mailing address. The 21-day deadline does not begin to run until the landlord has both the termination of the tenancy and the tenant's new address. If the tenant does not provide a forwarding address, the landlord must hold the deposit and return it within three weeks after making a reasonable effort to locate the tenant. A landlord should always request the tenant's forwarding address in writing at or before move-out. If the landlord fails to return the deposit within 21 days of receiving the forwarding address, the wrongful withholding penalties apply: double the amount wrongfully withheld plus attorney's fees.
A written eviction notice (such as a 14-day Pay or Vacate notice or a notice of termination) must be served on the tenant using a method reasonably calculated to provide actual notice. Permissible methods of service for eviction notices in Minnesota include: (1) personal service — hand-delivery to the tenant; (2) posting and mailing — affixing the notice to the main entrance of the dwelling unit and mailing a copy to the tenant's address on the same day; or (3) leaving the notice with a person of suitable age and discretion at the tenant's residence and mailing a copy. Email or text message service is not a recognized method of service for eviction notices unless the lease expressly provides for it and the tenant has consented. Written records of service are essential because landlords must prove proper notice at the eviction hearing.
When a landlord fails to comply with the covenant of habitability under section 504B.161, a tenant has several available remedies, which may be pursued individually or in combination depending on the severity and nature of the violation: (1) Written notice to the landlord demanding repairs within a reasonable time (14 days for non-emergency, shorter for emergencies); (2) Repair and deduct under section 504B.395 — limited to the lesser of $500 or one month's rent, usable twice per year; (3) Rent escrow action under section 504B.375 — deposit rent with the court pending repair; (4) Lease termination if conditions are severe and landlord fails to cure after written notice; (5) Reporting conditions to local housing inspectors or the Minnesota Department of Health, which can compel compliance; (6) Civil action for damages, including rent paid for the uninhabitable period, alternative housing costs, and attorney's fees. A tenant may not withhold rent outside of the rent escrow procedure.
The Minnesota eviction process follows these general steps and timeframes: Step 1 — Serve proper written notice: 14 days for nonpayment of rent; one full rental period (30 days) for month-to-month no-cause termination; reasonable time for lease violations. Step 2 — Wait for full notice period to expire. Step 3 — File eviction complaint in district court in the county where the property is located; pay filing fee (~$285). Step 4 — Court issues summons; tenant served by process server or sheriff. Step 5 — Eviction hearing scheduled 7–14 days after filing; both parties appear; landlord presents evidence. Step 6 — If landlord prevails, court enters Order for Eviction; tenant typically given 7 days to voluntarily vacate. Step 7 — If tenant does not vacate, landlord requests Writ of Recovery; sheriff executes writ and removes tenant. Total typical timeline from notice to possession: 4–8 weeks for an uncontested eviction.
A landlord may enter a tenant's dwelling unit without prior notice in the event of a genuine emergency that requires immediate action to protect the health, safety, or welfare of the tenants or the property. Qualifying emergencies include: fire; flooding or burst pipes; gas leaks; structural failure or imminent structural danger; and other conditions posing an immediate threat to life or property. After an emergency entry, the landlord must notify the tenant as soon as reasonably practicable of the entry, the reason for it, and any actions taken. Emergency entry does not justify any entry that is not genuinely urgent — repeated claims of 'emergency' as a pretext for entry may constitute harassment and landlord liability.
Minnesota does not have a statewide rent control or rent stabilization law. Unlike some states, Minnesota law does not preempt local governments from enacting rent stabilization ordinances. Cities and counties in Minnesota may enact their own rent control measures. As of 2026, St. Paul has enacted a rent stabilization ordinance capping annual rent increases at 3% for covered residential rental units, with exemptions for new construction and other qualifying circumstances. Minneapolis has not enacted a rent control ordinance as of 2026 but has debated and studied the issue. Landlords operating in St. Paul must research the St. Paul rent stabilization ordinance and its applicability to their properties. No other Minnesota city has enacted rent control as of April 2026.
Minnesota law imposes no statutory maximum on the amount of a security deposit a landlord may collect. A landlord may charge any amount as a security deposit, provided the amount is disclosed in the rental agreement before signing. In practice, most Minnesota landlords charge one to two months' rent as a security deposit. While no cap applies to the initial deposit, the landlord's obligations regarding interest, return timelines, itemized accounting, and wrongful withholding penalties under section 504B.178 apply to the full deposit amount regardless of how large it is. Pet deposits are also permitted, subject to the same statutory rules as the regular security deposit.
A landlord may adopt reasonable rules and regulations concerning the tenant's use and occupancy of the premises. Such rules are enforceable against a tenant only if: (1) their purpose is to promote the convenience, safety, or welfare of tenants; to preserve the landlord's property from abuse; or to make a fair distribution of services and facilities; (2) they are reasonably related to the purpose for which adopted; (3) they apply to all tenants in a fair and nondiscriminatory manner; (4) they are sufficiently explicit to fairly inform the tenant of what conduct is required or prohibited; and (5) the tenant has notice of them at the time the rental agreement is entered into. Rules adopted after the tenant enters into the rental agreement are enforceable only if the tenant is given reasonable advance written notice of the adoption, typically at least 30 days, and the new rule does not constitute a substantial modification of the original rental agreement.
Self-help eviction is absolutely prohibited in Minnesota. A landlord may never lawfully: change the locks without a court order; remove the tenant's belongings from the premises; physically remove or threaten to physically remove a tenant; shut off utilities or essential services to force a tenant to leave; remove doors, windows, or appliances to make the unit uninhabitable; or engage in any other act designed to constructively evict a tenant without a court judgment. Any landlord who engages in self-help eviction is subject to: a civil penalty of up to $500 per day; actual damages; reasonable attorney's fees; potential misdemeanor criminal charges; and restoration of the tenant to possession by court order. The only lawful way to remove a residential tenant in Minnesota is through the judicial eviction process under Chapter 504B.
If a landlord accepts a partial rent payment from a tenant who is in default on rent, the landlord may — but is not required to — accept the partial payment. Acceptance of a partial rent payment without a contemporaneous written agreement specifying the terms of the partial payment and the tenant's obligation to pay the balance by a specific date may constitute a waiver of the landlord's right to proceed with an eviction for that month's nonpayment. To preserve the right to proceed with eviction after accepting a partial payment, the landlord should enter into a written partial payment agreement signed by both parties at the time of acceptance, specifying the amount received, the amount still due, and the deadline for full payment. Acceptance of a housing assistance payment does not constitute a waiver of the right to proceed for other lease violations.
If a rental unit is damaged or destroyed by fire or other casualty to an extent that enjoyment of the premises is substantially impaired, the tenant may: (1) immediately vacate the unit and notify the landlord in writing within a reasonable time of the intention to terminate the rental agreement, whereupon the rental agreement terminates as of the date the tenant vacates; or (2) if continued occupancy is lawful, vacate any part of the premises rendered unusable by the fire or casualty, in which case the tenant's rent liability is reduced in proportion to the diminution in the fair rental value of the premises. If the rental agreement is terminated due to fire or casualty, the landlord must return all prepaid rent and the security deposit within the statutory period. Accounting for rent occurs as of the date the tenant vacates the unit or the unusable portion.
A landlord who conveys rental property to a new owner in a good faith sale is relieved of liability under the rental agreement and Chapter 504B as to events occurring after written notice to the tenant of the conveyance and sale. The transferring landlord remains liable to the tenant for: any security deposit held at the time of transfer (the deposit must be transferred to the new owner or returned to the tenant); any prepaid rent; and any other amounts owed to the tenant as of the date of transfer. A new owner who takes title to rental property takes the property subject to all existing valid leases and must honor the terms of those leases. A property manager whose management agreement is terminated is relieved of liability as to events occurring after written notice to the tenant of the termination of management.
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