Minnesota Landlord-Tenant Law

Minnesota sets no statewide ceiling on security deposits, but the landlord must refund it within 21 days after the lease ends; landlords give 24 hours' notice before entering, and state law bars cities from adopting rent control.

Last verified: 2026-10-27 · Researched and cited by MakeLease · not yet attorney-reviewed

Security deposits in Minnesota

Maximum deposit

Minnesota state law sets no cap on the security deposit amount, but some cities (notably Minneapolis) limit it by ordinance (Minn. Stat. § 504B.178). (Minn. Stat. § 504B.178 (no amount limit))

Return deadline

Within three weeks (21 days) after the tenancy ends and after receiving the tenant's mailing address, return the deposit with interest or mail a written statement of the specific reasons for withholding; the deadline is 5 days if the tenant leaves because the building was condemned (Minn. Stat. § 504B.178, subd. 3). (Minn. Stat. § 504B.178, subd. 3(a))

Itemized deductions

If you keep any part of the deposit, give the tenant a written statement showing the specific reason for each withholding within the return deadline (Minn. Stat. § 504B.178, subd. 3). (Minn. Stat. § 504B.178, subd. 3(a))

Interest on deposits

Pay the tenant 1% simple annual interest on the deposit, computed from the first of the month after it was paid in full until the month it is returned (Minn. Stat. § 504B.178, subd. 2). (Minn. Stat. § 504B.178, subd. 2)

1% per year simple, noncompounded interest from the first day of the month after the deposit is fully paid until the last day of the month the landlord returns it (or judgment); amounts under $1 excluded.

Penalty for wrongful withholding

A landlord who misses the deposit deadline owes the withheld amount plus an equal penalty (with interest), and bad-faith retention adds up to $500 in punitive damages (Minn. Stat. § 504B.178, subds. 4, 7). (Minn. Stat. § 504B.178, subds. 4 and 7)

In effect since January 1, 2024.
Before January 1, 2024: Same double-damages penalty and $500 bad-faith punitive damages, but failure to provide § 504B.182 move-in/move-out inspections was not a penalty trigger (new inspection duty applies to leases signed on or after 2024-01-01).

Minnesota security deposit law and return-deadline calculator

Minnesota late fees

Late-fee limit

A late fee is allowed only if the lease says so in writing and states when it applies, and it may not exceed 8% of the overdue rent payment (Minn. Stat. § 504B.177). (Minn. Stat. § 504B.177)

Formula: Up to 8% of the overdue rent payment; only if agreed in writing and the agreement states when the fee is imposed. For tenancies under a housing assistance payments contract, calculated only on the tenant's share of rent. Conflicting federal subsidy rules may override.

In effect since January 1, 2025.
Before January 1, 2025: Same 8% cap and written-agreement requirement; no express rule limiting the fee to the tenant's portion of subsidized rent.

Grace period

Minnesota requires no grace period, so a late fee may apply the day after rent is due if the written lease says when the fee is charged (Minn. Stat. § 504B.177). (Minn. Stat. § 504B.177 (no grace period))

Landlord entry in Minnesota

Give at least 24 hours' notice stating the time or window of entry, enter only for a reasonable business purpose and only between 8 a.m. and 8 p.m. unless the tenant agrees otherwise (Minn. Stat. § 504B.211, subd. 2). (Minn. Stat. § 504B.211, subds. 2-6)

Standard: Reasonable business purpose plus a good-faith effort to give at least 24 hours' advance notice specifying a time or window; entry only between 8:00 a.m. and 8:00 p.m. unless otherwise agreed; no notice needed for emergencies (subd. 4); written disclosure if entering without notice while tenant is absent.

In effect since January 1, 2024.
Before January 1, 2024: Reasonable notice under the circumstances of the intent to enter, with no fixed minimum hours or time-of-day window; penalty applied only to substantial violations.

Ending a month-to-month tenancy in Minnesota

Either party may end a month-to-month tenancy with written notice received at least one full rental period before it ends — e.g., by May 31 to end June 30 (Minn. Stat. § 504B.135). (Minn. Stat. § 504B.135, Minn. Stat. § 504B.147)

Landlord: 30 days · Tenant: 30 days

Written notice at least as long as the interval between rent due dates or three months, whichever is less — for monthly rent, one full rental period, received before (the day before) the final rental period begins. The lease may set a different period, but under § 504B.147 the landlord's notice may not be shorter than the tenant's.

In effect since January 1, 2024.
Before January 1, 2024: Same notice rule, but § 504B.135(b) also let a landlord end a tenancy at will on 14 days' written notice to quit for nonpayment of rent (repealed by 2023 Minn. Laws ch. 52, art. 19, sec. 97).

Rent increase notice in Minnesota

No Minnesota statute sets a general rent-increase notice period; the AG advises at least one full rental period plus a day for month-to-month tenants, no increase during a fixed term unless the lease allows it, and the notice can never be shorter than the tenant's lease notice period (Minn. Stat. § 504B.147, subd. 3). (Minn. Stat. § 504B.147, subd. 3)

Rent control in Minnesota

Minnesota has no statewide rent control and bars local rent control unless voters approve it at a general election, which is how St. Paul adopted its rent stabilization ordinance (Minn. Stat. § 471.9996). (Minn. Stat. § 471.9996)

Cities, counties and towns may not adopt rent control by ordinance, except a measure approved by voters in a general election (Minn. Stat. § 471.9996).

Required lease disclosures in Minnesota

Before move-in, give tenants the owner/manager contact disclosure, a first-page 'Total Monthly Payment' including all nonoptional fees, any outstanding inspection or condemnation orders, any foreclosure notice, notice of inspection rights, and the federal lead-paint disclosure for pre-1978 housing (Minn. Stat. §§ 504B.181, 504B.120, 504B.195, 504B.182). (Minn. Stat. § 504B.181, Minn. Stat. § 504B.120, Minn. Stat. § 504B.195, Minn. Stat. § 504B.182)

Name and address of the property manager and of the owner or agent authorized to accept service of process (in lease or writing, and posted on premises) (Before the tenancy begins) — Minn. Stat. § 504B.181
Posted notice that the AG's landlord-tenant statement is available on request (Posted on the property) — Minn. Stat. § 504B.181, subd. 2(b)
All nonoptional fees disclosed in the lease, rent plus nonoptional fees stated as the 'Total Monthly Payment' on the first page, and whether utilities are included (also in advertisements) (Leases signed on or after 2024-01-01; all advertisements) — Minn. Stat. § 504B.120
Copies of outstanding health/safety inspection orders with citations and condemnation or unfit-for-habitation orders (Before signing a lease or accepting rent or a deposit) — Minn. Stat. § 504B.195
Written notice that the landlord has received a contract-for-deed cancellation or mortgage foreclosure notice, and when the period ends (Before signing a lease or accepting rent or a deposit while in foreclosure/cancellation) — Minn. Stat. § 504B.151, subd. 1(b)
Notice of tenant's right to request an initial (move-in) inspection, and later a move-out inspection (At start of tenancy or within 14 days of move-in; move-out notice within a reasonable time after notice to terminate) — Minn. Stat. § 504B.182
Attachment explaining how apportioned gas or water/sewer bills are calculated (statutory 'UTILITY BILLS' notice) (Leases entered into or renewed on or after 2025-01-01 where gas or water/sewer is apportioned) — Minn. Stat. § 504B.216, subd. 10
Statement that no pet fees, charges or deposits apply to service or support animals (Leases with pet fees, charges or deposits (from 2025-01-01)) — Minn. Stat. § 504B.113, subd. 3(b)
Screening service contact and rental criteria (Before accepting an applicant screening fee) — Minn. Stat. § 504B.173, subd. 3
Lead-based paint disclosure and EPA pamphlet (Housing built before 1978) — 42 U.S.C. § 4852d; 40 CFR Part 745 Subpart F

In effect since January 1, 2024.

Eviction notices in Minnesota

Unpaid rent

Before filing an eviction for unpaid rent, deliver personally or by first-class mail a written notice with the itemized amount due and the statutory legal-help and financial-help statements, then wait 14 days (or longer if a local ordinance requires) (Minn. Stat. § 504B.321, subd. 1a). (Minn. Stat. § 504B.321, subds. 1(d), 1a)

Notice: 14-day pre-eviction notice for nonpayment (Minn. Stat. § 504B.321, subd. 1a) (14 days)

In effect since January 1, 2024.
Before January 1, 2024: No statewide pre-filing notice: a landlord could file an eviction as soon as rent was late (and could end a tenancy at will on 14 days' notice to quit for nonpayment under former § 504B.135(b)).

Lease violations

Minnesota requires no statutory notice or cure period before filing an eviction for a lease breach, but the lease must give the right to evict for that breach and the complaint must identify the lease clause and conduct (Minn. Stat. §§ 504B.285, subd. 1; 504B.321, subd. 3). (Minn. Stat. § 504B.285, subd. 1, Minn. Stat. § 504B.321, subd. 3)

Minnesota compared with neighbouring states

Minnesota and its neighbours on five headline rules
State	Deposit cap	Deposit return	Late fee	Entry notice	Rent control
Minnesota	No state capMinn. Stat. § 504B.178 (no amount limit)	21 days after the lease endsMinn. Stat. § 504B.178, subd. 3(a)	Up to 8% of the overdue rent payment; only if agreed in writing and the agreement states when the fee is imposed. For tenancies under a housing assistance payments contract, calculated only on the tenant's share of rent. Conflicting federal subsidy rules may override; grace: no state grace periodMinn. Stat. § 504B.177, Minn. Stat. § 504B.177 (no grace period)	24 hours' noticeMinn. Stat. § 504B.211, subds. 2-6	None; cities barred from adopting itMinn. Stat. § 471.9996
Iowa	2 months' rent	30 days after the lease ends	Statutory standard, no fixed amount; grace: no state grace period	24 hours' notice	None; cities barred from adopting it
North Dakota	1 month's rent (with exceptions)	30 days after move-out	No state cap; grace: no state grace period	No fixed number of hours	None; cities barred from adopting it
South Dakota	1 month's rent (with exceptions)	21 days after the triggering event	No state cap; grace: no state grace period	24 hours' notice	No statewide rent control
Wisconsin	No state cap	21 days after the lease ends	No state cap; grace: no state grace period	12 hours' notice	None; cities barred from adopting it

Writing a Minnesota lease

The Minnesota residential lease agreement page turns these rules into a one-page table and a disclosure checklist. MakeLease generates a customizable lease; add these Minnesota disclosures and terms.

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