In Minnesota, a tenant can end a fixed-term lease early without penalty if one of several conditions are met, such as a privacy violation by the landlord. If none of the conditions are met, the tenant is liable for all remaining rent until a new tenant is found.
| Reason | Legally Acceptable? |
| Active Military Duty | Yes |
| Early Termination Clause | Yes |
| Domestic or Sexual Violence | Yes |
| Uninhabitable Living Conditions | Yes |
| Tenant Death | Yes |
| Unenforceable/Void Lease | Yes |
| Landlord Harassment | Yes |
| Mental or Physical Disability | Yes |
| Landlord Retaliation | Yes |
| Job Relocation | No |
| Backing Out Before Move-In | No |
| Buying a House | No |
1. Active Military Duty
A tenant can break a lease early, without penalty, because of military duty in Minnesota. Under federal law, active service members who move due to deployment or a permanent change of station can break their lease early. This protection begins on the date in which the tenant enters active duty and ends between 30-90 days after the date of discharge.
This right cannot be waived. Any lease clause attempting to is unenforceable.
What Qualifies as Military Duty?
To qualify to break a lease early in Minnesota for military duty, all of the following conditions must be met:
- Active Service Status. A tenant must be an active duty member of the military, Reserve, National Guard (mobilized under federal orders for more than 30 consecutive days), or be a commissioned officer of the Public Health Service or the National Oceanic and Atmospheric Administration.
- Deployment. The tenant must receive a permanent change of station (“PCS”) order or deployment orders for a period of at least 90 days.
- Prior Signed Lease. The tenant must have signed the lease prior to active military service.
How to Prove or Verify Military Duty
To prove or verify military duty in Minnesota, a tenant should give the landlord both of the following documents:
- A military ID (example) and
- Permanent Change of Station (PCS) orders (example) OR a letter from the tenant’s commanding officer (example)
If a landlord doubts the authenticity of a tenant’s request to terminate a lease due to military duty, the landlord may submit a Record Request to obtain a report certifying active duty status of a tenant. However, the landlord must create an account to use the Record Request.
How to Terminate a Lease Due to Military Duty
A tenant must provide the landlord with a written notice and proper documentation to terminate a lease early for military duty. The lease will not terminate immediately. The tenant can terminate the lease within 30 days from when the notice is delivered.
For example, if the notice was delivered on the 23rd of March and the rent is due on the 1st of each month, the earliest the lease can terminate is May 1st. Therefore, rent is still due for the month of April.
2. Early Termination Clause
In Minnesota, an early termination clause can allow a tenant to break a lease early, without penalty. A tenant could only break the lease if an early termination clause exists in the agreement. In Minnesota, a landlord is not required to include an early termination clause.
A tenant may be able to terminate a lease early in exchange for paying a penalty through an early termination clause. An early termination clause will allow a tenant to break the lease after 30-60 days of providing notice.
Early Lease Termination Agreement
Not all leases contain an early termination clause. If this is the case, and both the landlord and tenant want to end the lease, they may mutually agree to end the lease. The landlord and tenant would write the terms of the termination agreement, sign it, and begin complying with the agreed upon terms to terminate the lease.
3. Domestic or Sexual Violence
A tenant can break a lease early, without penalty, because of domestic violence in Minnesota. Under Minnesota law, tenants who are victims of domestic violence, sexual assault, stalking, or sexual abuse are protected as long as the tenant can provide the landlord with proof of abuse.
This right cannot be waived. Any lease clause attempting to is unenforceable.
What Qualifies as Domestic Violence?
In Minnesota, for an act of domestic violence to qualify as grounds for breaking a lease, all must be true:
- It is committed against the tenant or child of a tenant by a household member
- It is intended to result in harm, injury, or sexual assault OR it reasonably places the victim in fear of imminent harm or assault
How to Prove or Verify Domestic Violence
A tenant can prove or verify domestic violence by providing the landlord with one of the following:
- Documentation of the stalking, assault, or abuse from a licensed healthcare provider or someone who is otherwise qualified
- A copy of a court issued:
- Temporary injunction
- Temporary ex parte order
- Protective order or
- An order of emergency protection
Court documents are not public record and therefore, a landlord cannot request them from the court. However, court documents are signed and stamped by a judge; so a landlord may verify them by looking at a list of current judges in the state.
To further verify if the court documents are legitimate, a landlord may call the court and ask for the clerk to confirm that the order was issued.
A licensed healthcare provider or someone who is otherwise qualified will sign documents related to domestic violence. Although the provider will not talk to the landlord about the contents of the documents, the provider will be able to verify the validity of the documents.
How to Terminate a Lease Due to Domestic Violence
To terminate a lease early for domestic violence in Minnesota, a tenant must provide the landlord with proper documentation and 30 days’ written notice of termination. The tenant remains liable for any damage done to the rental unit as well as the rent due for the final month.
4. Uninhabitable Living Conditions
In Minnesota, a tenant can break a lease early, without penalty, due to uninhabitable living conditions if all of the following are true:
- Certain health and safety codes are not met
- The tenant notifies the landlord about the issue
- The landlord fails to make repairs within a reasonable period of time
This right cannot be waived. Any lease clause attempting to is unenforceable.
What Qualifies as Uninhabitable Living Conditions
In Minnesota, certain statutes set forth specific instances that qualify as uninhabitable living conditions. To start, a unit must fail to meet certain physical health and safety standards under the implied warranty of habitability that are not as a result of the tenant’s actions or negligence, such as failure to provide electricity, or working doors and locks.
Any situation that materially affects the physical health or safety of an ordinary tenant makes that rental unit uninhabitable. For example, if the rental unit contains dangerous mold, it will be considered uninhabitable.
To break a lease for uninhabitable conditions, the landlord must notify the landlord. The notice must be in writing of the condition. Landlords have 14 days to repair the problem.
Minnesota also allows tenants to seek emergency help from a court for certain serious issues, such as major infestation or a nonfunctioning refrigerator. While emergency tenant remedies cases usually order the landlord to fix the problem, the court does also have the power to order the lease terminated.
How to Prove or Verify Uninhabitable Living Conditions
In Minnesota, to prove or verify uninhabitable living conditions, a tenant must show all of the following:
- Evidence of the issue (e.g., a photo)
- Evidence the tenant gave notice of the issue to the landlord (e.g., certified mail)
- Evidence that the issue persists
Upon receiving notice, the landlord may verify the conditions by inspecting the property. If the tenant intends to make the repair themselves, the tenant must provide the landlord with a copy of the repair bill and receipt for the payment.
How to Terminate a Lease Due to Uninhabitable Living Conditions in Minnesota
If a tenant wishes to terminate their lease early due to uninhabitable living conditions, they must notify the landlord in writing. The letter should state that they are terminating the lease due to the landlord’s failure to address the conditions, and if possible, include evidence of the violation and a repair request notice.
The tenant is entitled to a prorated refund of rent from the date of termination or the date the tenant moves out, whichever is later.
If the landlord disputes the legitimacy of the uninhabitable conditions, they may file a complaint with the Minnesota District Court asking a judge to determine whether the unit is truly uninhabitable.
5. Tenant Death
In Minnesota, a tenant’s estate can terminate a lease early, without penalty, if a tenant dies before the expiration of a lease.
This right cannot be waived. Any lease clause attempting to is unenforceable.
What Qualifies as a Tenant Death?
According to Minnesota law, if the tenant who signed the lease was the sole occupant and over 18, their death would be considered a valid reason to terminate the lease. If there are minors living with the deceased tenant, the landlord will make arrangements with their new legal guardian(s).
How to Prove or Verify a Tenant Death
The estate may provide the landlord with the deceased tenant’s death certificate as evidence of tenant death, or the landlord may obtain the tenant’s death certificate from the Minnesota Department of Health upon request.
The personal representative of the deceased tenant’s estate, who may also be referred to as an executor or administrator, should provide the landlord with a copy of the tenant’s will or a court order that identifies the individual and describes their role as the estate’s representative.
How to Terminate a Lease Due to a Tenant Death in Minnesota
If a representative of the estate wishes to terminate a lease early due to tenant death in Minnesota, they must provide the landlord with written notice within 2 months, remove the tenant’s property from the premises, and sign an inventory of the removed property.
Termination of the lease is not effective immediately. The lease becomes a part of the tenant’s estate, and the manager of the estate will decide whether to continue or terminate the tenancy.
The tenant’s estate will still be responsible for any past due rent and any damages to the premises that are beyond normal wear and tear. Until the lease is officially terminated, the tenant’s estate will still be responsible for rent.
6. Unenforceable or Voidable Lease
In Minnesota, a tenant can break a lease early without penalty if there are unenforceable clauses or provisions that make the lease voidable. Specifically, a tenant can break a lease early if the lease was signed under duress, if the tenant is a minor, or if the unit is illegal.
This right cannot be waived. Any lease clause attempting to is unenforceable.
What Qualifies as an Unenforceable or Voidable Lease
In Minnesota, a lease would be deemed unenforceable or voidable if any of the following are true:
- A tenant was forced to sign the lease under duress. Duress is a defense to a signing when there is coercion by means of physical force or an unlawful threat that eliminates one’s free will to do what they want.
- The party signing the lease is a minor. In Minnesota, a minor is someone under the age of 18. With regards to leases, anyone can sign one, including a minor. But because leases are generally viewed as contracts, and a minor cannot be bound by their contracts, the law will automatically allow the minor to cancel, or “void” the contract. The minor can choose whether to honor the contract or void the obligation.
- The unit is illegal. An illegal unit is one that is used for residential purposes, but is not registered with the proper authorities as required by law. These are units that don’t comply with legal requirements for housing, such as too-low ceilings, no address, no dedicated gas/electric meter, or improper electrical systems.
- The lease terms try to avoid a legal responsibility or deny the tenant a legal right. Landlords must provide and maintain a number of specific housing features, like providing heating to at least 68 degrees Fahrenheit during the colder months. They also must respect the tenant’s right to use the property without undue interference, providing notice before any entry. Lease terms that try to agree otherwise are unenforceable.
How to Prove or Verify an Unenforceable or Voidable Lease
In order to demonstrate that a lease was signed under duress, a tenant must prove that they are not acting of their own free will when they signed it. Duress can be evidenced by threats of harm or physical violence, but the tenant must also prove that those threats were the reason they signed the lease. After that, the burden of proof shifts to the other party, who must demonstrate that the tenant was not coerced into signing the lease.
To prove or verify that the party signing the lease was a minor, the easiest way will be to prove documentation of a birth certificate showing exactly when the tenant was born. Once confirmed as a minor, they will then be given the choice of whether they want the lease to be void.
To prove or verify that the unit is illegal, a tenant can search public files at the local housing inspection department or agency. A tenant can search these files online by locating the “Certificate of Occupancy” document. Generally, every city or county will have a database where an individual can input the address of the property in question. Simply search “[the county or city name] + certificate of occupancy.”
How to Terminate a Lease Due to an Unenforceable Clause or Void Lease
If a lease is considered void or unenforceable, the lease is immediately terminated and it is as if the lease was never signed. Therefore, the tenant can move out immediately and does not have to pay rent anymore.
Furthermore, because the agreement is viewed as never in existence, any security deposits paid should be returned. The first step is asking the landlord to return the security deposit. However, if the landlord claims they do not owe money, a tenant may have to resort to filing a lawsuit in small claims court.
7. Landlord Harassment or Privacy Violation
In Minnesota, a tenant can terminate a lease early due to landlord harassment or privacy violations. However, a court must determine whether landlord harassment occurred before a tenant can break the lease.
This right cannot be waived. Any lease clause attempting to is unenforceable.
What Qualifies as Landlord Harassment
In Minnesota, the following behavior qualifies as landlord harassment:
- Landlord Entry. Minnesota requires landlords to provide notice (generally 24 hours) before entering a tenant’s home. Repeatedly entering a tenant’s home without notice qualifies as landlord harassment.
- Constructive Eviction. A landlord cannot remove exterior windows or doors, turn off utilities or change the locks without prior tenant permission under Minnesota law. This type of behavior constitutes constructive eviction and qualifies as landlord harassment in Minnesota.
- Refusing to Make Necessary Repairs or Maintain the Property. Under the implied warranty of habitability, landlords cannot simply refuse to make repairs or intentionally delay maintenance needs. Doing so opens up the possibility of landlord harassment compensation.
- Engaging in Discrimination. Under the Fair Housing Act, a landlord may not discriminate against a tenant based on race, religion, national origin, and gender. This type of behavior qualifies as landlord harassment.
How to Prove or Verify Landlord Harassment
A tenant may prove or verify landlord harassment by keeping written records of any harassment or taking photos, if possible. At the hearing, a landlord may be able to counter this with similar evidence.
For example, a tenant may provide a court with pictures of an exterior door with no locks. In turn, the landlord may present evidence that the landlord was required to change the locks and show the court a receipt from a locksmith with an installation date for a new lock.
How to Terminate a Lease Due to Landlord Harassment
To terminate a lease for landlord harassment, a tenant must get court permission. The tenant must file a complaint with the Minnesota District Court.
Upon receiving the complaint, the District Court will timely review the documents and notify the parties whether the filing is accepted or rejected. The court will set a hearing, where the court will determine if landlord harassment occurred and if the lease should be terminated. The landlord and tenant are bound by the findings of the court.
8. Mental or Physical Disability
In Minnesota, as with all other states, a tenant can break a lease early, without penalty, because of a mental or physical disability.
Practically speaking, a tenant with a disability could request to terminate the lease if they are no longer able to function in a regular rental unit and need specialized care.
Not all physical and mental disabilities may meet the requirements for terminating a lease early.
This right cannot be waived. Any lease clause attempting to is unenforceable.
What Qualifies as a Physical or Mental Disability?
Both the Fair Housing Act and the Americans with Disabilities Act (ADA) provide protection to individuals with disabilities, allowing them to request reasonable accommodations. Reasonable accommodations refer to modifications, changes or exceptions made to policies, practices, or services to ensure individuals with disabilities have an equal opportunity to enjoy their living space.
An individual is considered to have a disability if they have a physical or mental impairment that significantly restricts one or more major life activities. The impairment must be documented, which may include hospitalization records and documented time off as a result of the disability.
A physical or mental impairment includes diseases and conditions such as:
- Diabetes
- Autism
- Epilepsy
- Muscular dystrophy
- HIV
- Heart disease
- Visual, speech or hearing impairments
- Multiple sclerosis
- Cerebral palsy
How to Prove or Verify Physical or Mental Disability
When proving or verifying disabilities, there are two methods by which to do so:
- The disability is obvious and apparent. If a person’s disability and need for the requested accommodation is obvious and readily apparent, then the landlord may not request any additional information. These would most likely be physical impairments that one could easily identify as being limiting to the tenant.
- Request verification of disability. If the disability and the need for the requested accommodation is not so obvious and readily apparent, the landlord can only request information that is necessary to evaluate the disability. Provided information will generally be from a medical professional or reliable third party who is in a position to know about the individual’s disability. These disabilities would usually encompass some sort of mental disability.
How to Terminate a Lease Due to a Physical or Mental Disability
Under the FHA or the ADA, a tenant with a qualified disability can request early termination of their lease as a reasonable accommodation. Once the landlord receives this letter, then they will terminate the lease.
However, if the landlord refuses to honor the tenant’s legitimate request for early termination, the tenant may need to file a Fair Housing complaint or take legal action.
9. Landlord Retaliation
In Minnesota, a tenant can break a lease early, without penalty, if a landlord retaliates against the tenant. Minnesota law does not allow a landlord to retaliate against a tenant for exercising their rights under the law.
This right cannot be waived. Any lease clause attempting to is unenforceable.
What Qualifies as Landlord Retaliation?
Minnesota law sets forth specific instances that qualify as landlord retaliation. First a tenant must do one of the following:
- Exercise or attempt to exercise their rights under the law
- Request a repair or remedy under law or the lease
- Complain to a governmental entity responsible for enforcing building or housing codes, a public utility, or a civic or nonprofit agency
After a tenant exercises one of these rights, any of the following actions may qualify as landlord retaliation:
- Filing, or threatening to file, an eviction proceeding
- Banning the tenant from common areas
- Decreasing services (e.g., shutting off heat or hot water)
- Refusing to make repairs
- Increasing rent
- Terminating the lease
How to Prove or Verify Landlord Retaliation
In Minnesota, a tenant can establish a case for landlord retaliation by providing evidence of the rights exercised under the law. This could include documentation of a complaint filed with a governmental agency or a copy of an eviction proceeding or an altered lease.
However, if the landlord can prove that the action was not taken for purposes of retaliation, they will not be held liable. This would require the landlord to provide evidence that they intended to take the same action before the tenant’s actions.
A landlord may also show that they exercised certain lawful rights through any of the following:
- Increasing rent under an escalation clause in a written lease for utilities, taxes, or insurance
- Increasing rent or reducing services as part of a pattern of rent increases or service reductions for an entire multi-unit building
- An otherwise valid eviction or lease termination because the tenant is delinquent in rent, intentionally damages property, or materially breaches the lease
How to Terminate a Lease Due to Landlord Retaliation
To terminate a lease for landlord harassment in Minnesota, a tenant must get court permission. To do so, the tenant must file a complaint or petition with the Minnesota District Court.
After the landlord files an answer to the complaint, the court may set a hearing. If a court finds that landlord retaliation occurred, the tenant may terminate a lease and the landlord may be liable for monetary damages.
For example, by law, a tenant may recover one month’s rent plus $500, plus court costs and reasonable attorneys fees as well as moving costs (less any delinquent rents).
Can a Tenant Break a Lease Due to Job Relocation in Minnesota?
A tenant cannot break a lease early due to a job relocation in Minnesota. No laws exist in Minnesota to allow a tenant to automatically break a lease for a new job.
However, some leases contain a “transfer clause” which may allow a tenant to end a lease early if they are relocating for a new job.
Can a Tenant Break a Lease Due to Backing Out of a Lease After Signing?
In Minnesota, a tenant cannot break a lease early after signing the lease but before moving in. However, a tenant may terminate the lease under an early termination clause, if the lease contains one.
Can a Tenant Break a Lease Due to Buying a House in Minnesota?
In Minnesota, a tenant cannot break a lease early due to buying a house unless the lease contains a clause allowing the tenant to terminate the lease early because of a new home purchase.
What Happens if a Tenant Cannot Break a Lease Early?
If there is no legal justification for breaking a lease early, then the tenant will be responsible for the remaining rent due for the lease.
Minnesota does not have a law limiting the amount a tenant owes a landlord when breaking a lease early. A tenant could be liable for paying the remaining rent through the life of a lease. However, a landlord must mitigate damages and seek to replace the tenant.
Landlord’s Duty to Mitigate Damages in Minnesota
When a tenant breaks a lease early in Minnesota, rather than charging the tenant for the total remaining rent due under the lease, a landlord must make reasonable efforts to find another tenant so as to mitigate damages. If the landlord finds a new tenant, the original tenant will only be responsible for the amount of time the unit was vacant.
Tenant’s Right to Sublet in Minnesota
Minnesota state law does not grant tenants, by default, the right to sublease. Instead, they must have explicit, written consent from the landlord to do so. If a tenant is able to sublet the premises, they will not be liable for the total remaining rent due under the lease.
Consequences for Moving Out in Minnesota
In Minnesota, tenants will be held liable for all remaining rent and property damage unless the landlord found a new tenant.
If not, potential consequences include:
- The landlord keeping the security deposit
- The landlord suing the tenant for damages
- A lower credit score
- A potential bad reference in the future
Sources
- 1 Servicemembers’ Civil Relief Act
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Under the SCRA, a servicemember may terminate residential leases if he or she is transferred after the lease is made.
Source Link - 2 Servicemembers’ Civil Relief Act: Early Termination
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To terminate a lease early, military members must prove they signed a lease before entering active duty and provide written notice along with military orders to the landlord of their intent to end the lease early.
Source Link - 3 Minn. Stat. § 504B.206
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A tenant to a residential lease may terminate a lease agreement in the manner provided in this section without penalty or liability, if the tenant or another authorized occupant fears imminent violence after being subjected to domestic abuse…and harassment.
Source Link - 4 Minn. Stat. § 504B.161
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In every lease or license of residential premises, the landlord or licensor covenants that the premises and all common areas are fit for the use intended by the parties.
Source Link - 5 Minn. Stat. § 504B.265
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Any party to a lease of residential premises other than a lease at will may terminate the lease prior to its expiration date in the manner provided in subdivision 2 upon the death of the tenant or, if there is more than one tenant, upon the death of all tenants
Source Link - 6 Minn. Stat. § 504B
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Any attempted waiver of this section by a landlord and tenant, by contract or otherwise, shall be void and unenforceable.
Source Link - 7 Minn. Stat. § 504B.211
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sIf a landlord substantially violates subdivision 2, the residential tenant is entitled to a penalty which may include a rent reduction up to full rescission of the lease
Source Link - 8 Minn. Stat. § 504B.441
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A residential tenant may not be evicted, nor may the residential tenant’s obligations under a lease be increased or the services decreased, if the eviction or increase of obligations or decrease of services is intended as a penalty for the residential tenant’s or housing-related neighborhood organization’s complaint of a violation.
Source Link - 9 Provident Mutual Life v. Tachtronic
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Even when a lease has been terminated, the landlord is entitled to an amount equal to the “damages resulting from the breach with the attendant obligation upon the [landlord] to use reasonable efforts to mitigate such damage subsequent to the breach.”
Source Link - 10 Minn. Stat. § 504B.381(1) - (4)
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Subdivision 1. Petition. A person authorized to bring an action under section 504B.395, subdivision 1, may petition the court for relief:
(1) when a unit of government has revoked a rental license, issued a condemnation order, issued a notice of intent to condemn, or otherwise deemed the property uninhabitable; or
(2) in cases of emergency involving the following services and facilities when the landlord is responsible for providing them:
(i) a serious infestation;
(ii) the loss of running water;
(iii) the loss of hot water;
(iv) the loss of heat;
(v) the loss of electricity;
(vi) the loss of sanitary facilities;
(vii) a nonfunctioning refrigerator;
(viii) if included in the lease, a nonfunctioning air conditioner;
(ix) if included in the lease, no functioning elevator;
(x) any conditions, services, or facilities that pose a serious and negative impact on health or safety; or
(xi) other essential services or facilities.
Subd. 2. Venue. The venue of the action authorized by this section is the county where the residential building alleged to contain the emergency condition is located.
Subd. 3. Petition information. The petitioner must present a verified petition to the district court that contains:
(1) a description of the premises and the identity of the landlord;
(2) a statement of the facts and grounds that demonstrate the existence of an emergency caused by the loss of essential services or facilities; and
(3) a request for relief.
Subd. 4. Notice. The petitioner must attempt to notify the landlord, at least 24 hours before application to the court, of the petitioner’s intent to seek emergency relief. An order may be granted without notice to the landlord if the court finds that reasonable efforts, as set forth in the petition or by separate affidavit, were made to notify the landlord but that the efforts were unsuccessful.
Source Link - 11 Minn. Stat. § 504B.161(a)
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(a) In every lease or license of residential premises, the landlord or licensor covenants:
(1) that the premises and all common areas are fit for the use intended by the parties;
(2) to keep the premises in reasonable repair during the term of the lease or license, except when the disrepair has been caused by the willful, malicious, or irresponsible conduct of the tenant or licensee or a person under the direction or control of the tenant or licensee;
(3) to make the premises reasonably energy efficient by installing weatherstripping, caulking, storm windows, and storm doors when any such measure will result in energy procurement cost savings, based on current and projected average residential energy costs in Minnesota, that will exceed the cost of implementing that measure, including interest, amortized over the ten-year period following the incurring of the cost;
(4) to maintain the premises in compliance with the applicable health and safety laws of the state, and of the local units of government where the premises are located during the term of the lease or license, except when violation of the health and safety laws has been caused by the willful, malicious, or irresponsible conduct of the tenant or licensee or a person under the direction or control of the tenant or licensee; and
(5) to supply or furnish heat at a minimum temperature of 68 degrees Fahrenheit from October 1 through April 30, unless a utility company requires and instructs the heat to be reduced.
Source Link
