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Minnesota landlord-tenant law.

Updated August 2026. No statewide rent control; St. Paul has an active rent stabilization ordinance capping most annual rent increases at 3 percent (St. Paul City Code Chapter 193A), Minneapolis has voter-approved authority to enact one but had not done so as of 2026.

Deposit limit

No statutory cap on the amount statewide (Minn. Stat. 504B.178); some cities such as Minneapolis apply their own local caps, so check local ordinances too.

Deposit return

Must be returned within 3 weeks (21 days) after the tenancy ends, plus 1 percent simple annual interest, with an itemized written statement for any amount withheld; a tenant cannot waive these protections (Minn. Stat. 504B.178).

Notice to pay

For nonpayment of rent or another financial obligation, the landlord must give 14 days written notice before filing an eviction action, and must attach that notice plus an itemized accounting to the eviction complaint (Minn. Stat. 504B.321).

Landlord entry

Landlord must make a good faith effort to give at least 24 hours advance notice, state a time or window for entry, enter only for a reasonable business purpose, and generally only between 8 a.m. and 8 p.m. unless the tenant agrees otherwise (Minn. Stat. 504B.211).

Security deposits

Deposit limit. No statutory cap on the amount statewide (Minn. Stat. 504B.178); some cities such as Minneapolis apply their own local caps, so check local ordinances too.

Getting it back. Must be returned within 3 weeks (21 days) after the tenancy ends, plus 1 percent simple annual interest, with an itemized written statement for any amount withheld; a tenant cannot waive these protections (Minn. Stat. 504B.178).

Late fees and rent

Only allowed if the lease specifically agrees to it in writing and states when it applies; capped at 8 percent of the overdue rent payment, assessed once per overdue payment rather than on a compounding balance (Minn. Stat. 504B.177).

Ending a tenancy

Nonpayment of rent. For nonpayment of rent or another financial obligation, the landlord must give 14 days written notice before filing an eviction action, and must attach that notice plus an itemized accounting to the eviction complaint (Minn. Stat. 504B.321).

Month-to-month termination. Either party may end a month-to-month tenancy (tenancy at will) with written notice at least as long as the rental interval, capped at 3 months; if ending it for nonpayment, the landlord can instead use a 14 day notice to quit (Minn. Stat. 504B.135).

Landlord entry

Landlord must make a good faith effort to give at least 24 hours advance notice, state a time or window for entry, enter only for a reasonable business purpose, and generally only between 8 a.m. and 8 p.m. unless the tenant agrees otherwise (Minn. Stat. 504B.211).

Required disclosures

  • Federal lead based paint disclosure and EPA pamphlet for units built before 1978 (42 U.S.C. 4852d, 24 CFR Part 35)
  • Name and address of the person authorized to manage the premises and of the landlord or an agent authorized to accept service of process, given in the lease or posted conspicuously on site (Minn. Stat. 504B.181)
  • Copy of any outstanding health or safety code violation citations or condemnation orders on the unit, before a new tenant signs a lease or pays rent or a deposit (Minn. Stat. 504B.195)

Lease clauses that do not hold up

  • Any lease clause waiving the statutory security deposit protections (interest, itemized statement, timely return) is void and unenforceable (Minn. Stat. 504B.178)
  • Any lease clause waiving the statutory covenants of habitability is void (Minn. Stat. 504B.161)
  • Any lease clause letting a landlord cut off or interfere with utility service to force a tenant out, or waiving the tenant's utility service protections, is void (Minn. Stat. 504B.221)

Notes for landlords

Minnesota's 14 day pay-or-quit notice before a nonpayment eviction filing is longer than the 3 to 5 days common in most states, and it must be physically attached to the court complaint or the case can be dismissed. Rent stabilization in the Twin Cities is city specific: St. Paul's 3 percent cap is live, but Minneapolis has not enacted one as of 2026, so a portfolio spanning both cities needs different rent-increase rules per building.

Sources

This guide is general legal information for landlords, not legal advice. Statutes change and local ordinances can add stricter rules on top of state law. Confirm any requirement with the current statute or a licensed attorney in your state before acting on it.

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