What clauses are legally required in every Minnesota lease agreement?
Every Minnesota lease should identify the landlord/agent and all adult tenants, the property, the rent and due date, and the term. Minnesota then adds requirements that cannot be waived: the statutory covenants of habitability (§ 504B.161), the owner/agent disclosure (§ 504B.181), and — since 2024 — the fee-transparency rules (§ 504B.120). Any lease clause purporting to waive the habitability covenants or the tenant's statutory rights is void.
Minnesota security deposit rules — 21-day return, interest, and penalties
Minnesota does not cap the deposit, but § 504B.178 governs how it is handled:
| Rule | Requirement | Statute |
|---|---|---|
| Cap | No statutory cap on the deposit amount | § 504B.178 |
| Interest | 1% simple annual interest, paid to the tenant (amounts under $1 need not be paid) | § 504B.178, subd. 2 |
| Return | Within three weeks (21 days) after the tenancy ends and the tenant provides a mailing address, with interest or a written statement of the reasons for any amount kept | § 504B.178, subd. 3 |
| Bad-faith penalty | The amount wrongfully withheld plus punitive damages of up to $500 per deposit | § 504B.178, subd. 7 |
The 21-day clock runs from when the tenant provides a forwarding address. For a multi-state comparison, see security deposit rules every landlord must know.
Late fees and the new fee-transparency rules
Late fees (§ 504B.177): a late fee may not exceed 8% of the overdue rent, and it is enforceable only if the tenant and landlord agreed to it in writing and the agreement specifies when it applies.
Fee transparency and nonrefundable fees (§ 504B.120, 2024): a lease must disclose all non-optional fees and state rent plus those fees as a single "Total Monthly Payment" on the first page, and must say whether utilities are included. Minnesota now prohibits nonrefundable fees in a residential tenancy (except a charge for an actual optional service the tenant chose), with treble damages plus attorney's fees for violations.
Notice periods to end or not renew a Minnesota lease
Minnesota notice periods:
| Situation | Notice | Statute |
|---|---|---|
| Terminate a periodic (month-to-month) tenancy | The rent interval or 3 months, whichever is less (one month for monthly rent) | § 504B.135 |
| Nonpayment of rent (before filing eviction) | 14-day written notice stating the total amount due | § 504B.321, subd. 1a |
The 14-day nonpayment notice took effect January 1, 2024; a court must dismiss and expunge an eviction filed without it. Self-help eviction is unlawful in Minnesota.
What disclosures must Minnesota landlords provide?
Minnesota requires several disclosures at or before lease signing:
- Owner / manager identity (§ 504B.181): the name and address of the person authorized to manage the premises and of the landlord or agent authorized to accept service and receive notices, in the lease or in writing (and posted on the premises).
- Outstanding inspection / condemnation orders (§ 504B.195): the landlord must give the tenant a copy of any outstanding citation-backed inspection order or condemnation/unfit-for-habitation order before signing a lease or accepting rent or a deposit.
- Total Monthly Payment and non-optional fees (§ 504B.120): the fee disclosure described above.
- Lead-based paint: the federal disclosure and EPA pamphlet for pre-1978 housing.
What happens if a Minnesota lease is missing required terms?
Minnesota's remedies are pointed:
- Deposit mishandled: bad-faith withholding costs the amount plus up to $500 in punitive damages (§ 504B.178).
- Nonrefundable or undisclosed fees: the 2024 fee rules carry treble damages plus attorney's fees (§ 504B.120).
- Missing 14-day nonpayment notice: the eviction is dismissed and expunged (§ 504B.321).
- Undisclosed condemnation order: actual damages plus three times the money collected after condemnation (§ 504B.195).
Managing rentals in more than one state? Compare Minnesota's rules with our Michigan and Illinois lease requirement guides.
Full Minnesota disclosure checklist
For a dedicated, statute-by-statute rundown of every notice a Minnesota landlord must give at signing, see our Minnesota required lease disclosures checklist.
Create your Minnesota lease agreement
LeaseHelper's AI generator produces real, state-specific lease agreements for all 50 states — including one tailored to Minnesota.
Create your Minnesota lease agreement →Frequently asked questions
Is there a security deposit limit in Minnesota?
No. Minnesota sets no cap on the deposit amount, but the deposit earns 1% annual interest and must be returned within three weeks (21 days) of the tenancy ending once the tenant provides a mailing address (Minn. Stat. § 504B.178).
How long does a Minnesota landlord have to return a security deposit?
Within three weeks (21 days) after the tenancy ends and the tenant provides a forwarding address, with 1% interest or a written statement of the reasons for any amount kept. Bad-faith withholding adds up to $500 in punitive damages (Minn. Stat. § 504B.178).
What is the late-fee limit in Minnesota?
A late fee may not exceed 8% of the overdue rent, and it is only enforceable if agreed to in writing (Minn. Stat. § 504B.177).
What is the Minnesota Total Monthly Payment disclosure?
Since 2024, a lease must disclose all non-optional fees and state rent plus those fees as a single "Total Monthly Payment" on the first page, and nonrefundable fees are prohibited (Minn. Stat. § 504B.120), with treble damages for violations.
How much notice is required before an eviction for nonpayment in Minnesota?
Since January 1, 2024, the landlord must give a 14-day written notice stating the total amount due before filing a nonpayment eviction; filing without it results in dismissal and expungement (Minn. Stat. § 504B.321).
Official sources
Primary statutes and official government references for this guide. Statutes change — always confirm against the current official text before you act.