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State Reference Guide · Midwest

Minnesota
Tenant Rights.

This guide provides a detailed overview of Minnesota’s landlord-tenant laws, primarily found in Minnesota Statutes Chapter 504B. Minnesota is known for having robust tenant protections, many of which were strengthened by significant legislative changes in 2024.

Disclaimer: Information provided is for general educational purposes only and does not constitute legal advice. Laws vary by jurisdiction and are subject to change. Consult a qualified attorney for advice specific to your situation.

What rights do tenants have in Minnesota?

Tenants in Minnesota are protected by state law that governs security deposit limits, the notice a landlord must give before eviction, basic habitability standards (heat, water, electrical, locks), and the deadline for returning your deposit after move-out. Local cities in Minnesota sometimes add stronger protections on top of these state-wide rules.

01
MONEY

Security Deposits

Minnesota law is strict regarding how security deposits are handled and returned.

Maximum Amount
There is no state-mandated limit on the amount a landlord can charge for a security deposit (unlike some states that cap it at one or two months' rent).
Interest Requirements
Landlords must pay 1% simple non-compounded interest per year on security deposits. (Minn. Stat. § 504B.178, subd. 2).
Return Deadline
The landlord must return the deposit plus interest, or a written itemized list of deductions, within 21 days after the tenancy ends and the tenant provides a forwarding address. (Minn. Stat. § 504B.178, subd. 3).
Itemization
If the landlord keeps any portion of the deposit, they must provide a written statement explaining the specific reason for each deduction (e.g., specific damages beyond "normal wear and tear").
Penalties for Non-Compliance
If a landlord fails to return the deposit within 21 days, they may be liable for the amount withheld plus "bad faith" damages of up to $500. If the landlord fails to pay interest, the tenant can sue for the interest plus an equal amount in punitive damages.
02
NOTICE

Eviction Notices & Procedures

Minnesota law recently underwent a major shift (effective January 1, 2024) to provide tenants with more time to resolve disputes.

Nonpayment of Rent (14-Day Notice)
Before filing an eviction lawsuit for nonpayment of rent, a landlord must provide the tenant with a written 14-day notice of the intent to file. This gives the tenant a window to pay the rent before an eviction appears on their record. (Minn. Stat. § 504B.291).
Lease Violations
For violations other than nonpayment (e.g., unauthorized pets, noise), the notice period depends on the lease terms. However, the landlord must still prove a "material breach" of the lease.
Month-to-Month Termination
To end a periodic tenancy, the notice must be at least as long as the interval between rent payments or three months, whichever is less. Usually, this means one full rental period’s notice. (Minn. Stat. § 504B.135).
Right to Redeem
In nonpayment cases, Minnesota allows a "right to redeem." A tenant can stop an eviction at any time before the court grants possession to the landlord by paying the overdue rent, interest, and specific legal costs.
03
NOTICE

Landlord Entry Requirements

Minnesota provides strong privacy protections for tenants, which were further strengthened by legislative updates effective January 1, 2024.

Notice Period
A landlord may only enter the premises for a "reasonable business purpose" and must make a "good faith effort" to give the tenant at least 24 hours' notice prior to entry. (Minn. Stat. § 504B.211, subd. 2).
Business Purposes
These include showing the unit, performing maintenance, or responding to a tenant's request for repairs.
Emergency Exceptions
Landlords may enter without notice if it is necessary to prevent injury to people or property (e.g., a bursting pipe or fire).
Penalties
If a landlord violates the privacy statute (such as entering without notice), they can be held liable for a civil penalty of up to $500 per violation, plus court costs and reasonable attorney fees. (Minn. Stat. § 504B.211, subd. 6).
04
MONEY

Rent Control Status

State Preemption
Minnesota generally prohibits local governments from enacting rent control via Minn. Stat. § 471.9996.
Local Exceptions
However, a city may implement rent control if it is approved by the voters in a general election. - St. Paul: Has passed a rent stabilization ordinance.Minneapolis: Has authorized the creation of rent stabilization but has not yet enacted a specific cap as of mid-2024.
05
SAFETY

Habitability & Repairs

The Covenants of Habitability are implied in every Minnesota lease, whether written or oral. (Minn. Stat. § 504B.161).

Landlord Obligations
The landlord must ensure the unit is: - Fit for the use intended by the parties.Kept in reasonable repair.Maintained in compliance with applicable health and safety laws.
Repair and Deduct
Minnesota does not have a broad "repair and deduct" statute. Instead, the primary remedy is a Rent Escrow Action.
Rent Escrow (§ 504B.385)
If a landlord fails to make repairs after receiving written notice, the tenant can pay their rent directly to the court. The court then holds the money until a hearing is held to determine if the landlord must fix the issue and if the tenant should receive a rent reduction.
06
SAFETY

Retaliation Protections

Minnesota law protects tenants from being "punished" for exercising their legal rights. (Minn. Stat. § 504B.285, subd. 2 and § 504B.441).

Protected Activities
These include reporting code violations to the city, joining a tenant union, or filing a Rent Escrow action.
Presumption of Retaliation
If a landlord tries to evict a tenant or increase rent within 90 days of the tenant’s "good faith" complaint or exercise of rights, the law presumes the landlord is retaliating. The burden of proof shifts to the landlord to prove their actions were for a non-retaliatory reason.
07
LEASE

Lease Requirements & Disclosures

Written Lease Required
Landlords in buildings with 12 or more units must provide a written lease. (Minn. Stat. § 504B.111).
Manager/Owner Info
The landlord must disclose the name and address of the person authorized to manage the premises and the person authorized to receive service of process. (Minn. Stat. § 504B.181).
Outstanding Violations
Before signing a lease or taking a deposit, a landlord must provide a tenant with a list of all outstanding inspection orders and health/safety violations. (Minn. Stat. § 504B.195).
Cannabis Policy
As of 2023, landlords cannot ban the possession or use of cannabis products, though they can prohibit smoking or vaping cannabis on the premises.
Unique To Minnesota

Protections you won't find everywhere else.

01
Expungement of Eviction Records
Minnesota has some of the most progressive eviction expungement laws in the country. Under Minn. Stat. § 504B.345, an eviction can be expunged (erased from the public record) if:
02
The "Cold Weather Rule" (Utilities)
While not strictly a landlord-tenant law, it is vital for MN tenants. Utility companies cannot shut off heat between October 1 and April 30 if the tenant sets up a payment plan. If the landlord is responsible for the bill and it goes unpaid, tenants have a right to pay the bill and deduct it from rent to prevent shutoff. (Minn. Stat. § 504B.215).
03
Standard Temperature Requirement
In units where the tenant does not have control over the heat, the landlord must maintain a minimum temperature of 68 degrees Fahrenheit when the outdoor temperature is below 60 degrees.
Cities with local protections

These Minnesota cities layer extra tenant protections on top of state law: Anoka, Arden Hills, Bloomington, Brooklyn Park, Burnsville, Cambridge, Coon Rapids, Crookston, Crystal, Duluth, Edina, Eveleth, Falcon Heights, Hastings, Hermantown, Inver Grove Heights, Lauderdale, Mahtomedi, Mankato, Marshall, Minneapolis, Moorhead, Morris, New Brighton, Richfield, Rochester, Roseville, Saint Cloud, Saint Joseph, Saint Louis Park, Saint Paul, Saint Peter, Sartell, Sauk Rapids, St Cloud, St Paul, Stillwater, Thief River Falls, Vadnais Heights, Waite Park, White Bear Lake, Willmar, Winona, Woodbury.

Common Questions

Frequently Asked

Security deposit limits in Minnesota are set by state law and typically apply per lease, not per tenant. The exact cap, allowed deductions, and the deadline for returning the deposit are defined in the Minnesota statutes section above; deadlines vary by state, so check that section for the specific rule that applies to your lease. Always document the unit's condition with photos at move-in and move-out so you can dispute improper deductions.

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Disclaimer: Information provided is for general educational purposes only and does not constitute legal advice. Laws vary by jurisdiction and are subject to change. Consult a qualified attorney for advice specific to your situation.

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