A Minnesota lease agreement is a legally binding document that outlines the terms of a lease that a property owner and tenant agree to. Federal and state law mandate that document include specific details, such as the information of both parties, address and condition of the premises, lease term, rent due dates and payment methods, warnings and disclosures about any hazards, late fees and grace periods.
Familiarizing yourself with Minnesota’s specific rental guidelines will help protect your legal and financial rights.
By Type (6)
Standard Lease Agreement
Use to form a rental agreement between a landlord and a tenant for residential property.
Commercial Lease Agreement
Creates a landlord-tenant relationship for the lease of a commercial property.
Rent-to-Own Lease Agreement
Enables a tenant to lease a property and receive the option to buy it when the rental period ends.
Month-to-Month Rental Agreement
Offers residents the chance to enjoy flexible month-to-month living arrangements, free from the obligation of a long-term commitment.
Sublease Agreement
Creates an official arrangement between the primary tenant (sublessor) and the sublessee, allowing the latter to temporarily inhabit the rental property with the clear approval of the landlord.
Room Rental Agreement
Establish a structured living arrangement by creating a legally binding agreement involving the primary occupant and other cohabitants.
Laws
Overview
Rent Control: No, but cities like St. Paul have a rent control ordinance.
Limit on Late Fees: Yes.
Late Fees in Rental Agreement: Yes.
Grace Period: No.
License Required for Landlord: No, but certain cities might require one.
Required Lease Disclosures
State law, specifically Chapter 504B of the Minnesota Statutes imposes certain requirements for landlords and tenants that need to be included in the lease agreement:
- Identification. Landlords must specify the person authorized to manage the premises along with an address to send notices (§ 504B.181).
- Notice of Foreclosure. Minnesota landlords must deliver written notice disclosing the fact that the residential property has entered the foreclosure process (§ 580.042).
- Covenant of Landlord and Tenant Not to Allow Unlawful Activities. The lease agreement must include the following words (§ 504B.171):
“Landlord and tenant promise that neither will unlawfully allow within the premises, common areas, or curtilage of the premises (property boundaries): controlled substances, prostitution or prostitution-related activity; stolen property or property obtained by robbery; or an act of domestic violence, as defined by MN Statute Section 504B.206 (1)(e), against a tenant, licensee, or any authorized occupant. They further promise that the aforementioned areas will not be used by themselves or anyone acting under their control to manufacture, sell, give away, barter, deliver, exchange, distribute, purchase, or possess a controlled substance in violation of any criminal provision of chapter 152.”
- Outstanding Inspection Orders. Required when there are outstanding inspection and condemnation orders for the premises (§ 504B.195).
- Lead-Paint Disclosure. The Environmental Protection Agency (EPA) holds Minnesota landlords of any building constructed before 1978 responsible for notifying all tenants of the potential existence of lead-based paint hazards.
Security Deposit
Minnesota has no statute that addresses a maximum amount for security deposits. Landlords and property managers are required to return a tenant’s security deposit within three weeks after the termination of the tenancy or within five days of a tenant’s departure due to legal condemnation of the property.
If a landlord fails to return a tenant’s deposit within the requisite period, they are required by law to then return the deposit with interest, along with a penalty equal to the amount withheld and damages up to $500 as “bad faith retention” (§ 504B.178).
Landlord Right of Entry
Minnesota landlords are allowed to enter a tenant’s property for a reasonable business purpose, provided the landlord makes a good faith effort to give the tenant reasonable notice.
Some examples of “reasonable business purposes” for allowing a landlord to enter the premises include showing the unit to prospective tenants, performing maintenance work, or showing the premises to insurance agents or state or local officials (§ 504B.211).
Emergency entry without notice is allowed for Minnesota landlords, provided it prevents injury to the tenant or property.
Domestic Violence
Minnesota tenants are entitled to terminate lease agreements for domestic abuse, harassment, and other violence provided they give advance written notice to the landlord. Landlords are prohibited from disclosing the information provided by the tenant to others (§ 504B.206).
Cold Weather Notice
Between November 15th and April 15th, Minnesota tenants must provide a landlord with at least three days’ notice before abandoning or permanently vacating the premises (§ 504B.155).
Sample
Below is a free Minnesota lease agreement template you can download in PDF or Word format.
