Minnesota Lease Agreement Create a Minnesota Lease Agreement

Minnesota Lease Agreement

Published Dec 07, 2025
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A Minnesota Lease Agreement is a legal contract that sets the rules, rental terms, and responsibilities agreed upon by a landlord and tenant when leasing property in Minnesota.

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MINNESOTA LEASE AGREEMENT

This Lease Agreement (the "Agreement") is entered into on (the "Effective Date"), by and between:

LANDLORD:
Name: ("Landlord")
Mailing Address:

AND TENANT(S):
Name: ("Tenant")

I. PREMISES

The Landlord agrees to lease to the Tenant, and the Tenant agrees to lease from the Landlord, the following property (the "Premises"):

Address:
City: State: Minnesota Zip Code:

Type of Property:

II. TERM

The term of this Agreement shall be (check one):

III. RENT

The Tenant agrees to pay the Landlord rent in the amount of $ per month.

Payment Due Date: Rent is due on the day of each month.

First Month's Rent: The Tenant shall pay the first month's rent in the amount of $ upon the execution of this Agreement.

Payment Method: Rent shall be paid by:

Late Fees: Pursuant to Minnesota Statutes § 504B.177, if rent is not paid by the due date, the Landlord may charge a late fee. The late fee shall not exceed eight percent (8%) of the overdue rent payment.

Late Fee Amount: $ (Must not exceed 8% of monthly rent).

IV. SECURITY DEPOSIT

Upon execution of this Agreement, the Tenant shall deposit with the Landlord the sum of $ as a security deposit.

Interest: Pursuant to Minnesota Statutes § 504B.178, the Landlord shall pay interest on the security deposit at the rate prescribed by law (currently 1% simple non-compounded interest).

Return of Deposit: Pursuant to Minnesota Statutes § 504B.178, the Landlord shall return the security deposit, plus accrued interest, minus any lawful deductions, to the Tenant within three (3) weeks (21 days) after the termination of the tenancy and receipt of the Tenant's mailing address or delivery instructions.

V. UTILITIES AND SERVICES

The responsibility for utilities and services shall be distributed as follows:

Electricity:

Heat/Gas:

Water/Sewer:

Trash Removal:

Snow Removal:

Lawn Care:

VI. USE OF PREMISES

The Premises shall be used exclusively as a private residence for the Tenant(s) listed in this Agreement and the following minor children/occupants:

VII. CONDITION OF PREMISES AND INSPECTION

The Tenant has inspected the Premises and acknowledges that they are in good condition and repair, except as noted in a separate Move-In Checklist.

Landlord's Covenant of Habitability: Pursuant to Minnesota Statutes § 504B.161, the Landlord covenants that the Premises and all common areas are fit for the use intended, in reasonable repair, and compliant with applicable health and safety laws.

VIII. MAINTENANCE AND REPAIRS

Tenant's Obligations: The Tenant shall keep the Premises in a clean and sanitary condition and shall not damage or misuse any part of the Premises. The Tenant shall promptly notify the Landlord of any necessary repairs.

Landlord's Obligations: The Landlord is responsible for maintaining the structural soundness of the building and ensuring that all electrical, plumbing, and heating systems are in safe working order.

IX. RIGHT OF ENTRY

Pursuant to Minnesota Statutes § 504B.211, the Landlord may enter the Premises for a reasonable business purpose, including but not limited to making repairs, inspections, or showing the unit to prospective tenants or buyers.

Notice: The Landlord must make a good faith effort to give the Tenant reasonable notice under the circumstances prior to the entry. Generally, twenty-four (24) hours is considered reasonable notice.

Exceptions: The Landlord may enter without notice in cases of emergency or if it is impracticable to provide notice.

X. PROHIBITED ACTS (UNLAWFUL ACTIVITIES)

Pursuant to Minnesota Statutes § 504B.171, the Tenant covenants that neither the Tenant nor the Tenant's guests will:

  1. Unlawfully allow controlled substances in the Premises or common areas.
  2. Allow prostitution or prostitution-related activity on the Premises.
  3. Allow the unlawful use or possession of a firearm on the Premises.
  4. Allow stolen property or property obtained by robbery on the Premises.

XI. REQUIRED MINNESOTA DISCLOSURES

A. Disclosure of Landlord/Agent (MN Stat. § 504B.181)
The person authorized to manage the Premises and receive service of process and notices is:
Name:
Address:

B. Outstanding Inspection Orders (MN Stat. § 504B.195)
The Landlord discloses that:

C. Attorney General's Handbook (MN Stat. § 504B.181, Subd. 2b)
Landlord notifies Tenant that the Minnesota Attorney General's Office publishes a handbook called "Landlords and Tenants: Rights and Responsibilities." This handbook is available to the Tenant upon request from the Landlord or the Attorney General's Office.

D. Lead-Based Paint Disclosure
Is the Premises housing constructed prior to 1978?

XII. PETS

XIII. DEFAULT AND TERMINATION

If the Tenant fails to pay rent or violates any other term of this Agreement, the Landlord may terminate this Agreement in accordance with Minnesota law.

Domestic Abuse: Pursuant to Minnesota Statutes § 504B.206, the Tenant may terminate this lease upon providing written notice and documentation to the Landlord if the Tenant fears imminent violence due to domestic abuse, criminal sexual conduct, or stalking.

XIV. NOTICES

Any notice required or permitted under this Agreement shall be in writing and delivered in person or sent by certified mail, return receipt requested, to the addresses listed in Section I (for Tenant) and Section XI (for Landlord).

XV. ADDITIONAL TERMS AND CONDITIONS

The parties agree to the following additional terms:

XVI. ENTIRE AGREEMENT

This Agreement constitutes the entire agreement between the parties and supersedes all prior understandings, whether written or oral. This Agreement may only be amended in writing signed by both parties.

XVII. GOVERNING LAW

This Agreement shall be governed by and construed in accordance with the laws of the State of Minnesota.

SIGNATURES

LANDLORD
Signature: _________________________
Date:
Print Name: _______________

TENANT
Signature: _________________________
Date:
Print Name: _______________

What is a Minnesota Lease Agreement?

A Minnesota Lease Agreement is a legally binding contract executed between a landlord (lessor) and a tenant (lessee) regarding the rental of residential or commercial property within the state. This document establishes the terms and conditions of the tenancy, including the payment of rent, the duration of the occupancy, security deposit requirements, and the specific rules governing the use of the premises. Its primary purpose is to define the rights and responsibilities of both parties, ensuring compliance with state statutes and providing a clear framework for dispute resolution. While oral agreements can be valid for tenancies lasting less than one year, a written contract is standard practice to protect the interests of all involved parties.

Legal Framework and Statutory Requirements

Landlord-tenant relationships in the state are primarily governed by Minnesota Statutes Chapter 504B. Unlike some jurisdictions that rely heavily on common law, Minnesota has codified extensive regulations concerning the rental process. These statutes cover a wide range of issues, from the application process and screening fees to eviction proceedings and the return of security deposits. Federal laws, such as the Fair Housing Act, also apply, prohibiting discrimination based on race, color, national origin, religion, sex, familial status, or disability. Additionally, the Minnesota Human Rights Act expands these protections to include creed, marital status, status with regard to public assistance, and sexual orientation.

Security Deposits and Interest Rates

One of the distinctive features of a Minnesota Lease Agreement is the regulation surrounding security deposits. According to Minnesota Statutes Section 504B.178, landlords are required to hold security deposits in a manner that protects the funds from creditors. Uniquely, Minnesota law mandates that landlords pay simple non-compounded interest on the security deposit held. The specific interest rate has fluctuated over time based on statutory amendments; currently, the rate is set at 1% per annum. Upon the termination of the tenancy, the landlord must return the deposit, plus accrued interest, within three weeks (21 days). If any portion is withheld to cover unpaid rent or damages beyond normal wear and tear, the landlord must provide a written statement detailing the specific reasons for the withholding.

Mandatory Disclosures

To ensure transparency, state law requires landlords to provide specific disclosures within or alongside the rental contract. Failure to include these can lead to legal complications or penalties.

  • Financial Distress: If the property has received a notice of cancellation of contract for deed or a notice of mortgage foreclosure sale, the landlord must disclose this status to prospective tenants before the lease is signed.
  • Outstanding Inspection Orders: Landlords must disclose any outstanding citations or orders issued by health, housing, or fire inspectors regarding the condition of the property.
  • Late Fees: A landlord cannot charge a late fee unless it is agreed upon in writing. Furthermore, the late fee cannot exceed 8% of the overdue rent payment.
  • Lead-Based Paint: For any housing built prior to 1978, federal law requires the landlord to provide a lead-based paint disclosure and an informational pamphlet.

Required Elements of a Valid Minnesota Lease Agreement

While the content of a lease can vary based on the specific property and the needs of the landlord, certain elements are essential for the document to be considered valid and enforceable in a court of law.

  • Identification of Parties: The full legal names of the landlord and all adult tenants who will occupy the unit.
  • Property Description: The full address of the rental unit, including the unit number if applicable.
  • Term of Tenancy: Clear start and end dates for the lease, or a statement indicating a month-to-month arrangement.
  • Rent Specifics: The amount of rent, the due date, acceptable payment methods, and the address where rent should be sent.
  • Signatures: The document must be signed and dated by the landlord and all tenants.
  • Covenants of Habitability: Although often implied, the lease should reflect the landlord's duty to keep the premises fit for the use intended and in reasonable repair.

Landlord Access and Tenant Privacy

The balance between a landlord's right to manage their property and a tenant's right to privacy is strictly regulated. Under Minnesota Statutes Section 504B.211, a landlord may only enter the premises for a reasonable business purpose and must make a good faith effort to give the tenant reasonable notice before entry. Reasonable business purposes include showing the unit to prospective tenants or buyers, performing maintenance, or investigating lease violations. The statute does not define "reasonable notice" in hours, but 24 hours is the generally accepted standard. Exceptions to the notice requirement are made for emergencies where immediate entry is necessary to prevent injury to persons or property.

Frequently Asked Questions

Minnesota law does not impose a specific statutory cap on the amount a landlord can charge for a security deposit. However, the amount is typically determined by market conditions and the landlord's screening criteria, with one month's rent being a common standard.
Tenants generally cannot unilaterally withhold rent without following specific legal procedures. If a landlord fails to make necessary repairs, the tenant may deposit rent into an escrow account with the court administrator, but simply stopping payment can lead to eviction.
Unless the lease states otherwise, the time of the notice must be at least as long as the interval between the time rent is due or three months, whichever is less. Typically, for a month-to-month tenancy, a written notice of one full rental period is required.
Verbal lease agreements are valid in Minnesota for tenancies that last less than one year. However, if the lease term is for one year or longer, or if the building has 12 or more units, the agreement must be in writing to be enforceable.
Currently, Minnesota state law prohibits local governments from enacting rent control ordinances unless approved by voters in a general election. As a result, rent control policies vary by municipality, with cities like St. Paul having passed specific rent stabilization measures.
If a landlord fails to return the security deposit or provide a written explanation for withholding it within 21 days of the tenancy termination, they may be liable for a penalty. The tenant may be entitled to recover the amount withheld plus damages equal to that amount (effectively double damages) and interest.

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