Minnesota Residential Lease Agreement
What Minnesota law requires in a residential lease — the deposit cap, the return deadline, the notice to end a month-to-month tenancy, and the disclosures you have to give the tenant. Every figure is cited to the statute it comes from and dated. The free Minnesota lease template is one click away.
Maintained by Rapi Stack · Every state-specific figure on this page is cited to its statute or official agency page · Dataset last verified 2026 · Not legal advice.
Other Minnesota rules your lease has to live with
Beyond the deposit, Minnesota law sets rules on entry, late fees, and repairs that apply whether or not the lease mentions them.
- Landlord entry. Minnesota requires at least 24 hours’ notice before a non-emergency entry. — Minn. Stat. § 504B.211, subd. 2 (am. 2023 c 52 art 19 s 87) ↗
- Late fees. Late fee only if agreed in writing; may not exceed 8% of the overdue rent payment — Minn. Stat. § 504B.177(a) (am. 2024 c 118 s 13) ↗
- Rent increases. No specific rent-increase statute; tenancy at will is terminated by written notice at least as long as the rent interval or 3 months, whichever is less — Minn. Stat. § 504B.135 (am. 2023 c 52 art 19 s 97) ↗
- Repair and deduct. Only by court order in a rent escrow/tenant remedies action: court may order tenant to remedy violations and deduct cost from rent; tenant may not self-help withhold rent — Minn. Stat. § 504B.425(c); § 504B.385, subd. 1(d) ↗
- Habitability. Minnesota law implies a warranty of habitability into every residential lease; a clause waiving it is unenforceable. — Minn. Stat. § 504B.161 (am. through 1Sp2025 c 11 s 1) ↗
Each point links to the Minnesota source it was taken from. Rules change; confirm before relying on them.
What Minnesota law requires · as of 2026
- Max security deposit
- No statutory limit
- Deposit return deadline
- 21 days after move-out
- Notice to end month-to-month
- 30 days
Source: Minn. Stat. §504B.178 · verify ↗. Laws change — confirm the current rule before you rely on it.
Deposit still not back 21 days after move-out? Ask for it in writing with a Minnesota security deposit demand letter; if that doesn’t work, the usual next step is Minnesota small claims court.
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Required disclosures in Minnesota
What Minnesota law says a residential landlord has to tell the tenant, each with the statute it comes from. Federal rules and some city ordinances can add more.
Landlord and manager name/address
Disclose in the lease or in writing before tenancy the name and address of the manager and of the landlord or agent authorized to accept service
Source: Minn. Stat. § 504B.181, subd. 1
Total Monthly Payment / nonoptional fees
All nonoptional fees disclosed in the lease; rent plus fees listed as 'Total Monthly Payment' on page 1; state whether utilities included
Source: Minn. Stat. § 504B.120, subd. 1 (2023 c 52 art 19 s 84)
Outstanding inspection/condemnation orders
Copies of outstanding cited inspection orders threatening health/safety and any condemnation orders must be given before lease signing or deposit
Source: Minn. Stat. § 504B.195, subd. 1
Frequently asked questions
How much security deposit can a landlord charge in Minnesota?
Minnesota does not set a statutory cap on the security deposit, so the amount is negotiable — but it must be returned within 21 days after you move out (as of 2026). Source: Minn. Stat. §504B.178.
Is this lease valid in Minnesota?
A written lease that identifies the parties, the property, the term, and the rent is generally enforceable in Minnesota once both sides sign. What it cannot do is contract around Minnesota law: the deposit rules, entry notice, and habitability duties below apply whether or not the lease mentions them.
How much notice must a landlord give before entering a rental in Minnesota?
Minnesota requires at least 24 hours' notice for a non-emergency entry. Source: Minn. Stat. § 504B.211, subd. 2 (am. 2023 c 52 art 19 s 87).
Can a landlord charge late fees in Minnesota?
Late fee only if agreed in writing; may not exceed 8% of the overdue rent payment Source: Minn. Stat. § 504B.177(a) (am. 2024 c 118 s 13).
Can a tenant repair and deduct rent in Minnesota?
Only by court order in a rent escrow/tenant remedies action: court may order tenant to remedy violations and deduct cost from rent; tenant may not self-help withhold rent Source: Minn. Stat. § 504B.425(c); § 504B.385, subd. 1(d).
What does a landlord have to disclose in Minnesota?
Under Minnesota law: Landlord and manager name/address (Minn. Stat. § 504B.181, subd. 1); Total Monthly Payment / nonoptional fees (Minn. Stat. § 504B.120, subd. 1 (2023 c 52 art 19 s 84)); Outstanding inspection/condemnation orders (Minn. Stat. § 504B.195, subd. 1). Federal and local rules can add more; each item on this page links to the law it comes from.
How does Minnesota compare? See the security deposit limits in all 50 states, every figure cited to statute.
How Minnesota compares
Computed from our 51-jurisdiction dataset (as of 2026). Source for Minnesota: Minn. Stat. §504B.178 ↗.
- Minnesota is one of 22 of 51 jurisdictions that set no statutory cap on the security deposit (29 cap the deposit by statute).
- Deposit return deadline
Deposit return deadline: 21 days — below the national median of 30 days across the 51 states with a statutory rule.
Ranked #39 of 51 states (tied with 3) — higher means more time for the landlord to return the deposit.
3 other states use the same figure.
Deposit return deadline in neighboring states — Iowa (30 days), North Dakota (30 days), South Dakota (14 days), Wisconsin (21 days).
- Notice to end a month-to-month tenancy
Notice to end a month-to-month tenancy: 30 days, exactly the national median.
This is the most common figure nationally — shared by 39 other states.
Notice to end a month-to-month tenancy in neighboring states — Iowa (30 days), North Dakota (30 days), South Dakota (30 days), Wisconsin (28 days).
The rest of what Minnesota requires
The figures below are Minnesota's, not national averages — each one is the value we verified for this state, with the statute it comes from. Follow a row to the full Minnesota page for that document.
- Notice for unpaid rent · as of 2026
- 14 days to pay or quit Minn. Stat. §§ 504B.321 subd. 1a, 504B.135 ↗
- Small claims limit · as of 2026
- $20,000 Minn. Stat. § 491A.01; Minn. Gen. R. Prac. 512 (representation) ↗
- Where you file · as of 2026
- Conciliation Court (a division of the District Court) · filing fee $65 statutory filing fee (Minn. Stat. § 357.022) plus county law-library and other surcharges — commonly ~$75-$95 total, varies by county. Minn. Stat. § 491A.01; Minn. Gen. R. Prac. 512 (representation) ↗
- Rental application fee · as of July 2026
- No statutory limit Minnesota Revisor ↗
- Bill of sale notarization · as of 2026
- Not required Minnesota DVS / DMV.ORG ↗
- Power of attorney signing · as of 2026
- Notarization required Minn. Stat. §523.23 ↗
- LLC operating agreement · as of 2026
- Not required by statute, but it controls over the default rules Minn. Stat. § 322C.0102, subd. 17 (definition); § 322C.0110 (scope/function) ↗
- Recording a deed · as of 2026
- County Recorder (abstract land); Registrar of Titles for registered/Torrens land · no witnesses Minn. Stat. § 507.24 ↗
Lease agreement in other states
More Minnesota legal forms
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