Minnesota Rental Agreement

Last Updated: July 29, 2022

The Minnesota rental agreements are contracts between a landlord and a tenant. Both parties must comply with the terms and conditions defined in the agreements, which include the amount of the rent, duration of the tenancy, and more. The terms of the agreements cannot supersede Minnesota state laws.

Minnesota Rental Agreement Types

14 pages
Residential Lease Agreement

The Minnesota residential lease agreement (“rental agreement”) is a binding agreement that allows a tenant to occupy a landlord’s property for a designated period of time in exchange for rent.

11 pages
Month-to-Month Rental Agreement

A Minnesota month-to-month lease agreement is a contract (written or oral) that allows a tenant to rent property from a landlord, in exchange for a fee (“rent”), for a period of thirty days at a time.

3 pages
Rental Application Form

The Minnesota rental application form is a document that is used to collect screening information about potential renters.

7 pages
Residential Sublease Agreement

The Minnesota sublease agreement is a contract that allows an existing tenant ("sublessor") to rent (“sublet”) all (or a portion) of a rental property to a new tenant (“subtenant”).

9 pages
Roommate Agreement

The Minnesota roommate agreement (“room rental agreement”) is a valuable document that is used by two or more tenants sharing the expenses of one rental property.

8 pages
Commercial Lease Agreement

The Minnesota commercial lease agreement is a contract used by a business entity to rent office, industrial, or retail space.

Common Rental Agreements in Minnesota

  • Minnesota Bar’s Standard Residential Lease Agreement– this template, for use by Minnesota residential rental units is provided by the Minnesota State Bar Association. It provides an extensive list of rules and procedures, including specifics that go as far as outlining the history of each apportioned utility bill that the past tenant paid for the most recent calendar year.

Minnesota Required Lease Disclosures

  • Landlord’s Name & Address (required for all) – Minnesota leases must include the landlord or acting agent’s name and address to establish communication for serving legal notices, if required.
  • Late Fee Disclosure (required for some) – All late or returned check fees must be outlined in a Minnesota lease agreement to be enforceable, and late fees may not exceed 8%.
  • Inspection & Condemnation Disclosure (required for some) – Any Minnesota property with outstanding citations for dangerous health and safety orders must include a disclosure about the violation and/or pending inspection related to it, or provide notice that the inspection report is available upon request so that new tenants can make an informed decision about their lease and landlords can limit liability resulting from any violations.
  • Financial Distress Disclosure (required for some) – If the property is facing foreclosure, a Minnesota lease agreement must include the date of the pending cancellation so that tenants are not displaced from their homes without notice, which would implicate the landlord.
  • Shared Utility Agreement (required for some) – For Minnesota properties with shared utilities, the landlord must assume sole responsibility of the bill and disclose this fact in or alongside the lease in addition to outlining how the charges will be allocated and the breakdown of shared utility bills from the past 2 years upon request to ensure all charges are applied correctly and utilities can be maintained within habitability guidelines.
  • Lead-Based Paint Disclosure (required for some) – Minnesota requires that all lease agreements for pre-1978 building include an informational pamphlet from the EPA along with a lead-based paint disclosure and notice of any existing hazards in the property for rent to limit potential health risks associated with the hazard.

To learn more about required disclosures in Minnesota, click here.

Minnesota Landlord Tenant Laws

  • Warranty of Habitability – Minnesota requires landlords to provide hot/cold water, heat and sanitation. A landlord here must make all requested repairs within 14 days of a request. If repairs are not made, a Minnesota tenant may be allowed to withhold rent via an escrow account.  A tenant may also make repairs and deduct if a judge allows it under the Rent Escrow Law.
  • Evictions – Minnesota landlords may evict tenants for a number of reasons including, but not limited to failure to pay rent, a violation of a leasing term, or committing an illegal act. Landlords must provide tenants with prior notice to quit. In practice, this means that an evictions length will depend broadly on the guidance of an applicable lease agreement.
  • Security Deposits – Current Minnesota laws do not limit the amount a landlord can charge as a security deposit. However, these laws do require all held security deposits to be returned within 21 days of a termination of a lease. This return period is only 5 days if the termination was due condemnation of the property.
  • Lease Termination – A month-to-month lease in Minnesota can be terminated by a tenant if they provide notice equal to the frequency at which they make rent payments. Meanwhile, a tenant in a fixed-term lease can break off their lease early if they qualify for termination due to active military duty, domestic violence, landlord harassment, or unit uninhabitability.
  • Rent Increases & Fees – Landlords in Minnesota preempts a local municipality’s ability to adopt any ordinance intended to control rent.  If a rent increase occurs, the landlord is required to provide one month’s notice. This state also allows landlords to charge most types of fees, as long as they are outlined in a lease agreement. Late rent fees are caped at 8% of the missing rent amount and landlords may charge up to $30 for a bounced check.
  • Landlord Entry – Minnesota landlords only need to provide “reasonable” notice prior to entering for a non-emergency situation. No amount of notice is required for an emergency entry, though, especially if a tenant is at risk for harm.
  • Settling Legal Disputes – While evictions cannot be settled here, Minnesota’s small claims courts (also known as Conciliation Court) will hear cases valued at up to $15,000. Individual county courts may also have higher or lower claim limits for eviction cases.

To learn more about landlord tenant laws in Minnesota, click here.