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    Minnesota Residential Lease Agreement

    Minnesota sets no statewide ceiling on security deposits, but the landlord must refund it within 21 days after the lease ends.

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    Minnesota lease rules at a glance

    Key Minnesota rules for a residential lease, with the statute behind each
    RuleWhat the law says
    Security deposit capNo state capMinn. Stat. § 504B.178 (no amount limit)
    Deposit return deadline21 days after the lease endsMinn. Stat. § 504B.178, subd. 3(a)
    Late feesUp 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 period: no state grace periodMinn. Stat. § 504B.177, Minn. Stat. § 504B.177 (no grace period)
    Landlord entry notice24 hours' noticeMinn. Stat. § 504B.211, subds. 2-6
    Ending a month-to-month lease30 days (either side)Minn. Stat. § 504B.135, Minn. Stat. § 504B.147
    Rent increase noticeNo state ruleMinn. Stat. § 504B.147, subd. 3
    Rent controlNone; cities barred from adopting itMinn. Stat. § 471.9996
    Eviction notice for unpaid rent14 days (14-day pre-eviction notice for nonpayment (Minn. Stat. § 504B.321, subd. 1a))Minn. Stat. § 504B.321, subds. 1(d), 1a

    Minnesota lease disclosures checklist

    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 beginsMinn. Stat. § 504B.181
    • Posted notice that the AG's landlord-tenant statement is available on request — Posted on the propertyMinn. 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 advertisementsMinn. 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 depositMinn. 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/cancellationMinn. 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 terminateMinn. 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 apportionedMinn. 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 feeMinn. Stat. § 504B.173, subd. 3
    • Lead-based paint disclosure and EPA pamphlet — Housing built before 197842 U.S.C. § 4852d; 40 CFR Part 745 Subpart F

    MakeLease generates a customizable lease; add these Minnesota disclosures and terms.

    Before you sign in Minnesota

    If a deposit is withheld wrongly
    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 .
    • Before : 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).
    Deductions from the deposit
    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 the deposit
    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)
    Rent control and increases
    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).

    If rent goes unpaid
    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)
    • In effect since .
    • Before : 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)).

    Minnesota lease FAQs

    How much can a landlord charge for a security deposit in Minnesota?

    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)).

    How long does a Minnesota landlord have to return a security deposit?

    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)).

    Is there a limit on late fees in Minnesota?

    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). 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)).

    How much notice must a Minnesota landlord give before entering a rental?

    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).

    How much notice ends 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).

    What disclosures does a Minnesota lease need?

    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). The list covers 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), Posted notice that the AG's landlord-tenant statement is available on request, 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), Copies of outstanding health/safety inspection orders with citations and condemnation or unfit-for-habitation orders, Written notice that the landlord has received a contract-for-deed cancellation or mortgage foreclosure notice, and when the period ends, Notice of tenant's right to request an initial (move-in) inspection, and later a move-out inspection, Attachment explaining how apportioned gas or water/sewer bills are calculated (statutory 'UTILITY BILLS' notice), Statement that no pet fees, charges or deposits apply to service or support animals, Screening service contact and rental criteria and Lead-based paint disclosure and EPA pamphlet.

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