Before letting someone stay in your home for the foreseeable future, always create a room rental agreement. Minnesota landlords use these contracts to protect their investment, define a clear living arrangement, and prevent disagreements. The best in the business also leverage free property management software to streamline their entire landlord workflow, from rent collection to maintenance.
Use this guide to better understand Minnesota lease agreement laws, whether you’re renting out a room in central St. Paul or an entire property in Duluth.
Room Rental Laws
Generally, landlord-tenant laws in Minnesota treat room rental agreements the same as full-property rentals. For example, all landlords must follow these legal guidelines:
- Notify tenants before entering their room.
- Respect a tenant’s quiet enjoyment of their unit.
- Provide safe, habitable housing.
- Include mandatory disclosures in the lease agreement.
Next, we’ll discuss how to create a room rental agreement, Minnesota leasing regulations, and mandatory disclosures.
Different Types of Room Rental Agreements in Minnesota
When creating your Minnesota room rental agreement, you can use these three formats:
- Verbal agreement: Word-of-mouth contracts are less reliable than written agreements, so we don’t recommend them.
- Fixed-term lease: These stable, clear documents define a start and end date, typically 6 months to 1 year apart.
- Month-to-month lease: “Tenancy at will” leases are flexible. They automatically renew, and landlords and tenants can terminate them easily.
Consider the tenancy’s length, your goals, and your relationship to the tenant.
Required Landlord Disclosures
Every Minnesota room rental agreement must include the following disclosures:
- Lead-based paint: If you’re leasing a property that builders constructed before 1978, federal law requires you to disclose all lead-based paint and lead-based paint hazards (42 U.S.C. § 4852d).
- Landlord-Tenant Rights: Tell tenants where they can find the state’s official Landlord and Tenant Rights and Responsibilities handbook online (Minn. Stat. § 504B.181).
- Contact information: Give tenants the name of the property manager in writing before move-in (Minn. Stat. § 504B.181).
- Property condition details: Tell tenants about any outstanding inspections, citations, or code violations before they sign the lease (Minn. Stat. § 504B.195).
- Shared utilities: Outline the utility billing process for properties sharing the same meter in your lease (Minn. Stat. § 216B.022).
- Financial distress: If you receive a foreclosure or deed cancellation notice for your property, inform tenants in writing before entering into a rental agreement (Minn. Stat. § 504B.151).
- Illegal activities: Include the state’s specific language explaining both landlords’ and tenants’ responsibility to prevent unlawful activity in the lease (Minn. Stat. § 504B.171).
Next, let’s review the must-know laws governing a room rental agreement in Minnesota:
Security Deposit Rules
Maximum security deposit: Minnesota law doesn’t limit security deposit amounts.
Security deposit receipt: Give tenants written receipts when they pay their security deposit in cash (Minn. Stat. § 504B.118).
Deduction tracking: Provide tenants with a written, detailed outline of all deductions (Minn. Stat. § 504B.178).
Security deposit return: Return the security deposit, including interest and your list of deductions, within 21 days. If the tenant moved out because authorities condemned the property, and it wasn’t the tenant’s fault, you must return their deposit within 5 days (Minn. Stat. § 504B.178).
Pet deposits: You can charge reasonable pet deposits, but not for service animals or Emotional Support Animals (ESAs) (42 U.S.C. § 3601 et seq.).
Rent Payment Rules
Late rent fees: If you include a late rent fee in your lease, you can charge up to 8% of the overdue amount (Minn. Stat. § 504B.177).
Right to withhold rent: Tenants can pay rent into an escrow account if their landlord doesn’t provide a safe, habitable room (Minn. Stat. § 504B.385).
Grace period: Minnesota doesn’t mandate grace periods.
Pet rent: Landlords can charge pet rent if it is included in the lease, but state law prohibits charging fees for service or support animals (Minn. Stat. § 504B.113).
Rent Payment Increase Rules
Rent payment increase frequency: Landlords can increase rent after a lease period ends if they provide written notice. However, landlords can’t raise rent in manufactured home parks more than twice in 12 months (Minn. Stat. § 327C.06).
Rent payment increase maximum: State law doesn’t cap rent increase amounts.
Rent control/stabilization: Minnesota law doesn’t include any statewide rent control policies.
Room Rental Agreement Breaches
Failure to pay: If tenants don’t pay rent, you can file for an eviction action through the courts (Minn. Stat. § 504B.291).
Lease violations: In addition to failing to pay rent, if tenants break the lease, landlords can end the agreement and pursue eviction (Minn. Stat. § 504B.285).
Self-help evictions: Minnesota law strictly prohibits landlords from using unlawful eviction methods, such as changing the locks or forcing a tenant out of their room (Minn. Stat. § 504B.221).
Terminating a Room Rental Agreement in Minnesota
Month-to-month: Both landlords and tenants can end a tenancy-at-will by notifying the other party at least 3 months in advance or the lease period (Minn. Stat. § 504B.135).
Fixed-term: If both parties mutually agree to end a fixed-term agreement early, the tenant can avoid early termination penalties (Minn. Stat. § 504B.131).
Room abandonment: When a periodic tenant abandons their room, Minnesota law ends the lease after 3 months or the number of days of the rental period, whichever is sooner (Minn. Stat. § 504B.135).
Tenant’s right to terminate: Tenants can end their lease early if they’re threatened by immediate, serious physical harm (Minn. Stat. § 504B.221).
Landlord Access Laws
Immediate access: Landlords can enter their tenant’s room without notice to confirm the tenant’s safety, prevent injury, and address unlawful activity (Minn. Stat. § 504B.211).
Landlord harassment: If you enter a tenant’s property without notice in non-emergency situations, Minnesota law may allow tenants to seek remedies, including a rent reduction (Minn. Stat. § 504B.211).
Advance notice: You must give tenants reasonable notice, typically 24 hours (Minn. Stat. § 504B.211).
Lease Agreement Renewal and Termination
Required renewals: Minnesota law doesn’t require landlords to renew fixed-term leases unless the contract includes an automatic renewal clause. In this case, you must notify tenants before initiating the renewal (Minn. Stat. § 504B.145).
Required notice: For tenancy-at-will agreements, state law requires 3 months’ notice or the rent interval, whichever is shorter (Minn. Stat. § 504B.135).
Month-to-month considerations: If tenants stay in the room after a fixed-term lease ends, Minnesota law typically converts the tenancy to a month-to-month agreement (Minn. Stat. § 504B.141).
Consider using property management software that makes legal compliance straightforward, simple, and seamless.
Room Rental Agreement Minnesota FAQs
What to include in a Minnesota room rental agreement?
Add all mandatory disclosures and your rental terms, including payment responsibilities and house rules.
How do I legally rent out a room?
- Create a complete Minnesota room rental agreement form.
- Provide safe, habitable housing.
- Comply with all rental laws.
How to make a Minnesota room rental agreement?
Top landlords use our customizable, printable PDF template to create their room rental agreement in Minnesota.
