Landlord tools · Minnesota

Minnesota residential lease agreement.

Everything a Minnesota lease must get right in 2026 — deposit limits, late fees, notice periods, and required disclosures — plus a free builder that applies each rule for you and outputs a signable PDF.

No capSecurity deposit cap

21 daysDeposit return deadline

24 hrsEntry notice required

30 daysTo end month-to-month

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Security deposits in Minnesota

Minnesota doesn't cap security deposits by statute — most landlords charge one to two months' rent. No statutory limit After the tenancy ends, the deposit must be returned within 21 days. Within 21 days with 1% simple interest; itemized if withheld Returning one now? Use the free Minnesota deposit return letter generator — it computes the deadline and itemizes deductions for you.

Late fees and grace periods

Minnesota limits late fees: 8% of overdue rent. No grace period is required by statute, though many leases include one. Must be agreed in writing in lease specifying when imposed.

Landlord entry and notices

Landlords must give at least 24 hours' notice before entering, except in emergencies. At least 24 hours' notice with time window; entry 8am-8pm unless tenant agrees (eff. 2024). Ending a month-to-month tenancy takes 30 days' written notice (One full rental period's notice (capped at 3 months) before last day). No statewide notice statute; one-rental-period notice applies to month-to-month term changes. Planning an increase? The free Minnesota rent increase notice generator applies the notice period automatically.

Required disclosures in a Minnesota lease

Lead-based paint (federal). EPA/HUD pamphlet and disclosure required (Required when: pre-1978 housing.)
Landlord/agent identity. Name and address of landlord or authorized agent, in writing before tenancy (Always required.)
Nonoptional fees / Total Monthly Payment. All mandatory fees itemized; Total Monthly Payment on lease first page and in ads (eff. 2024) (Always required.)
Outstanding inspection/condemnation orders. Disclose citations for code violations threatening health/safety before signing (Required when: if orders exist.)
Foreclosure/contract cancellation. Disclose pending foreclosure or contract-for-deed cancellation before signing (Required when: if pending.)
Single-meter utility agreement. Landlord pays single-metered utilities unless written lease apportions with disclosed formula (Required when: shared meters.)
Move-in/move-out inspection rights. Tenant may request initial and final inspections to document condition (eff. 2024) (Always required.)

Clauses you can’t put in a Minnesota lease

Late fees over 8%
Requiring pet declawing or devocalization
Lockouts and utility shutoffs
Retaliation
Undisclosed mandatory fees (treble damages)

Utilities and pets

Utilities: Single-metered buildings: landlord is bill payer unless written lease apportions costs by disclosed formula. Pets: No pet-deposit cap, but pet fees/rent must appear in the nonoptional fee disclosure.

Frequently asked questions

How much can a landlord charge for a security deposit in Minnesota?

Minnesota has no statutory limit on security deposits — one to two months' rent is customary. No statutory limit

How long does a Minnesota landlord have to return the deposit?

21 days after the tenancy ends. Within 21 days with 1% simple interest; itemized if withheld

Are late fees limited in Minnesota?

Yes — 8% of overdue rent. Must be agreed in writing in lease specifying when imposed

How much notice before a landlord can enter the unit in Minnesota?

At least 24 hours, except in emergencies. At least 24 hours' notice with time window; entry 8am-8pm unless tenant agrees (eff. 2024)

Does Minnesota have rent control?

No statewide rent control. Cities may enact rent control only with voter approval; St. Paul caps increases at 3%

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Key statutes: Minn. Stat. § 504B.178 · 504B.177 · 504B.120 · 504B.181 · 504B.211. Last reviewed 2026-07. This guide summarizes state law for convenience and is not legal advice; cities and counties may add their own rules.