Types (6)
Commercial
Used for leasing retail, office, warehouse, or other commercially-zoned property to a business tenant for a fixed term.
Lease-to-Own (PDF)
Gives the tenant the option to purchase the rental property at an agreed-upon price after an initial lease period, typically 1 to 3 years.
Month-to-Month
A rolling tenancy that renews each month and can be ended by either party with at least 1 month’s written notice before the next rental period.
Roommate (PDF)
Signed by co-tenants in a shared dwelling to establish guidelines for rent, bills, chores, guests, and common area use.
Standard (Residential)
A fixed-term contract for renting a house, apartment, or condo in Minnesota, typically lasting 1 year and compliant with Chapter 504B.
Sublease (PDF)
Enables the original tenant to transfer their lease to a new occupant for the remaining term, with the landlord’s permission if required by the lease.
Renting in Minnesota
| Most Common Rental Type | Apartments |
| Average Rent | $1,291/mo |
| Households That Rent | 28.4% |
| Average Renter Household Size | 2.0 |
| Rental Vacancy Rate | 5.4% |
Source: U.S. Census Bureau, American Community Survey (2024)[9] & Housing Vacancy Survey (2024)[10]
What is a Minnesota Lease Agreement?
A Minnesota lease agreement commits a property owner and tenant to the terms of a rental for a fixed period. It records the rent, maintenance responsibilities, and conditions under which either side may end the tenancy.
Before the lease is signed, Minnesota law requires landlords to inform tenants about any outstanding health or housing code violations affecting the property. The state also imposes covenants of habitability that cannot be waived, meaning landlords must keep rental units in livable condition regardless of what the lease states.
State Laws & Guides
Laws: Minn. Stat. Ch. 504B – Landlord and Tenant
Guides:
- The Landlord’s Guide to Minnesota Law (PDF)
- Tenants’ Rights in Minnesota (PDF)
- Landlords and Tenants: Rights and Responsibilities (PDF)
When is Rent Due?
Minnesota does not specify a default rent due date. The lease agreement determines when rent is due. There is no state-mandated grace period. Late fees are not capped by statute but must be reasonable and specified in the lease.
Landlord’s Access
Emergency: Landlords may enter without notice to prevent injury to persons or property, ensure the tenant’s safety, or address unlawful activity on the premises.[1]
Non-Emergency: Landlords may enter the dwelling for reasonable purposes after making a good-faith effort to notify the tenant in advance. There is no specific notice period set by statute, but reasonable notice is required.[1]
Landlord’s Duties
Under Minnesota law, landlords must:[2]
- Habitability: Keep the rental premises in reasonable repair and fit for the use intended by the parties.
- Building Codes: Comply with all applicable building, housing, and health codes.
- Repairs: Make all necessary repairs to keep the dwelling in habitable condition.
- Common Areas: Keep shared areas clean and in a safe condition.
- Systems: Maintain all electrical, plumbing, heating, and sanitary systems in good working order.
Tenant’s Duties
Tenants must comply with the following:
- Building Codes: Comply with all applicable building and housing codes relating to health and safety.
- Cleanliness: Keep the rental unit clean and in good condition.
- Trash: Dispose of garbage in a safe and sanitary manner.
- Appliances & Systems: Use all facilities and appliances in the manner they are intended.
- Property Care: Do not deliberately or negligently damage any part of the premises.
- Quiet Enjoyment: Do not disturb other tenants’ peaceful enjoyment of the premises.
Required Disclosures
Names and Addresses (§ 504B.181): The landlord must disclose in the lease or in writing before the tenancy begins the name and address of the landlord and the person authorized to act on their behalf.[3]
Covenant Against Unlawful Activities (§ 504B.171): Every lease must include a covenant specifying that certain unlawful activities (including prostitution, illegal firearm use, and possession of stolen property) are prohibited on the premises.[4]
Inspection and Condemnation Orders (§ 504B.195): Landlords must disclose any outstanding inspection orders citing code violations that may threaten the health or safety of tenants.[5]
Pending Foreclosure Notice (§ 504B.151): Before accepting rent or a deposit, the landlord must disclose in writing any pending foreclosure sale or contract cancellation, including the relevant redemption deadline.[6]
Lead-Based Paint: Required under federal law for all dwellings built before 1978. The landlord must disclose known lead hazards and provide the EPA information pamphlet.[7]
Security Deposits
Maximum Amount: Minnesota does not set a maximum security deposit by statute.
Returning to Tenant: The deposit must be returned within 3 weeks after the tenancy ends. If the tenant vacates due to condemnation, the deposit must be returned within 5 days. If any portion is withheld, the landlord must provide a written statement itemizing the deductions.[8]
Deposit Interest: Landlords must pay interest at a rate of 1% per year, payable to the tenant at the end of the tenancy.[8]
Uses of the Deposit: Landlords may deduct for:[8]
- Unpaid rent
- Damage to the premises beyond normal wear and tear
- Breach of the lease agreement
- Unpaid utility bills owed by the tenant
- Minn. Stat. § 504B.211 – Landlord’s Right of Entry
- Minn. Stat. § 504B.161 – Landlord’s Covenants
- Minn. Stat. § 504B.181 – Disclosure of Names and Addresses
- Minn. Stat. § 504B.171 – Covenant Disallowing Unlawful Activities
- Minn. Stat. § 504B.195 – Inspection Orders Disclosure
- Minn. Stat. § 504B.151 – Pending Foreclosure Notice
- 42 U.S.C. § 4852d – Lead-Based Paint Disclosure (EPA)
- Minn. Stat. § 504B.178 – Security Deposits
- U.S. Census Bureau, American Community Survey 2024 1-Year Estimates
- U.S. Census Bureau, Housing Vacancies and Homeownership Survey (2024)