Tenant Rights in Minnesota: Renting a New Property (2026)
Reviewed by DocDraft Legal Team · Minnesota · Last updated 2026-05-18
In Minnesota, every step of the renter life-cycle is controlled by Minnesota statute: disclosures at signing, deposit handling, landlord entry, habitability, rent-control coverage, and the eviction-notice clock. Two anchors orient the rest: deposit cap (No state-level statute. Governed by municipal ordinance as applicable.) and entry-notice minimum (not less than 24 hours). This guide details each step in the Minnesota sequence.
Key Considerations
Minnesota treats the security deposit as a regulated pot of money. There is a cap on how much can be collected. No state-level statute. Governed by municipal ordinance as applicable. And there is a statutory clock on getting it back. three weeks
If a Minnesota tenancy turns adversarial, three statutory backstops matter most. The habitability standard frames repair obligations and rent withholding: In every lease or license of residential premises, the landlord or licensor covenants: (1) that the premises and all common areas are fit for the use intended by the parties; (2) to keep the premises in reasonable repair during the term of the lease or license, except when the disrepair has been caused by the willful, malicious, or irresponsible conduct of the tenant or licensee or a person under the direction or control of the tenant or licensee; (3) to make the premises reasonably energy efficient by installing weatherstripping, caulking, storm windows, and storm doors when it will result in energy cost savings, based on current and projected average residential energy costs in Minnesota, that will exceed the cost of implementing that measure, including interest, amortized over the ten-year period following the incurring of the cost; (4) to maintain the premises in compliance with the applicable health and safety laws of the state, and of the local units of government where the premises are located during the term of the lease or license, except when violation of the health and safety laws has been caused by the willful, malicious, or irresponsible conduct of the tenant or licensee or a person under the direction or control of the tenant or licensee; and (5) to supply or furnish heat at a minimum temperature of 68 degrees Fahrenheit from October 1 through April 30, unless a utility company requires and instructs the heat to be reduced. Rent-control or preemption status frames rent-hike exposure: No statutory or home rule charter city, county, or town may adopt or renew by ordinance or otherwise any law to control rents on private residential property except as provided in subdivision 2. The eviction-notice rule frames the timeline if non-payment ever escalates: 14 days
Two recurring compliance points sit inside any Minnesota lease. Entry notice protects the tenant's right of quiet enjoyment: not less than 24 hours Required disclosures attach to the lease itself: There shall be disclosed to the residential tenant either in the rental agreement or otherwise in writing prior to commencement of the tenancy the name and address of: (1) the person authorized to manage the premises; and (2) the landlord of the premises or an agent authorized by the landlord to accept service of process and receive and give receipt for notices and demands.
Relevant Laws
Minnesota Statute 504B.177 - Limit on Security Deposits
In Minnesota, landlords cannot charge more than one month's rent as a security deposit. This protects tenants from excessive upfront costs when renting a new property.
Minnesota Statute 504B.178 - Security Deposit Return
Landlords must return security deposits to tenants within 21 days after the tenant vacates the property, along with an itemized list of any deductions. This ensures tenants receive their deposit back in a timely manner.
Minnesota Statute 504B.161 - Covenant of Habitability
Landlords must keep rental properties fit for the use intended by the parties and in reasonable repair. This means the property must be livable, safe, and meet basic housing standards when you move in and throughout your tenancy.
Minnesota Statute 504B.211 - Residential Tenant's Right to Privacy
Landlords must provide reasonable notice (usually 24 hours) before entering a tenant's unit except in emergencies. This protects your right to privacy in your rented home.
Minnesota Statute 504B.215 - Separate Metering and Billing
This law regulates how utility costs can be billed to tenants. Landlords must disclose how utilities are billed before you sign a lease, which helps you understand your total housing costs.
Minnesota Statute 504B.145 - Rental Agreements
This law governs lease agreements in Minnesota. It requires certain terms to be included in leases and prohibits certain provisions that would be unfair to tenants, helping ensure your lease is fair and legal.
Minnesota Statute 504B.375 - Unlawful Exclusion or Removal
Landlords cannot lock tenants out or remove their belongings without going through proper legal eviction procedures. This protects you from illegal evictions or being forced out of your rental without due process.
Minnesota Statute 504B.231 - Damages for Ouster
If a landlord unlawfully removes or excludes a tenant from a property, the tenant may recover possession or terminate the rental agreement and may recover treble damages or $500, whichever is greater, plus attorney's fees. This provides remedies if your landlord illegally tries to force you out.
Regional Variances
Twin Cities Metro Area
Minneapolis has stronger tenant protections than state law, including a Just Cause Eviction ordinance that limits when landlords can refuse to renew leases. The city also requires landlords to pay relocation benefits in certain situations and has stricter rules regarding security deposits. Additionally, Minneapolis has rent control provisions that limit how much landlords can increase rent annually.
St. Paul implemented rent control in 2022, capping annual rent increases at 3% with some exceptions. The city also has specific requirements for security deposit returns and has enhanced tenant screening protections that limit what landlords can consider in rental applications, including criminal history and credit scores.
Greater Minnesota
Duluth has a Tenant Remedy Action program that allows tenants to place rent in escrow if landlords fail to make necessary repairs. The city also has specific ordinances regarding rental licensing that provide additional inspections and oversight of rental properties.
Rochester has a rental property maintenance code that is more stringent than state requirements. The city also requires landlords to obtain rental licenses and subjects properties to regular inspections to ensure compliance with health and safety standards.
College Towns
Due to the large student population from Minnesota State University, Mankato has specific ordinances addressing overcrowding in rental units and noise violations. The city also has stricter enforcement of rental property maintenance standards in neighborhoods with high concentrations of student housing.
St. Cloud has implemented a rental density ordinance that limits the number of rental properties in certain residential neighborhoods. The city also has specific rules regarding parking for rental properties and stricter noise ordinances in areas with high student populations.
Suggested Compliance Checklist
Run the lease against the Minnesota required-disclosure list before initialing it
Before signing days after startingThere shall be disclosed to the residential tenant either in the rental agreement or otherwise in writing prior to commencement of the tenancy the name and address of: (1) the person authorized to manage the premises; and (2) the landlord of the premises or an agent authorized by the landlord to accept service of process and receive and give receipt for notices and demands.
Pay only the deposit the law allows
Before signing days after startingNo state-level statute. Governed by municipal ordinance as applicable.
Walk the unit with a checklist and a camera before moving in
At move-in days after startingA timestamped photo set is the cleanest proof when the deposit is itemized on the way out.
Know the entry-notice rule and enforce it
Before signing days after startingnot less than 24 hours
Compare the lease's late-fee amount to the statutory rule
Ongoing days after starting8 percent of the overdue rent payment
Check the rent-control posture before signing a renewal
Before signing days after startingNo statutory or home rule charter city, county, or town may adopt or renew by ordinance or otherwise any law to control rents on private residential property except as provided in subdivision 2.
Open a paper trail the moment a habitability defect appears
As needed during tenancy days after startingIn every lease or license of residential premises, the landlord or licensor covenants: (1) that the premises and all common areas are fit for the use intended by the parties; (2) to keep the premises in reasonable repair during the term of the lease or license, except when the disrepair has been caused by the willful, malicious, or irresponsible conduct of the tenant or licensee or a person under the direction or control of the tenant or licensee; (3) to make the premises reasonably energy efficient by installing weatherstripping, caulking, storm windows, and storm doors when it will result in energy cost savings, based on current and projected average residential energy costs in Minnesota, that will exceed the cost of implementing that measure, including interest, amortized over the ten-year period following the incurring of the cost; (4) to maintain the premises in compliance with the applicable health and safety laws of the state, and of the local units of government where the premises are located during the term of the lease or license, except when violation of the health and safety laws has been caused by the willful, malicious, or irresponsible conduct of the tenant or licensee or a person under the direction or control of the tenant or licensee; and (5) to supply or furnish heat at a minimum temperature of 68 degrees Fahrenheit from October 1 through April 30, unless a utility company requires and instructs the heat to be reduced.
| Task | Description | Document | Days after starting |
|---|---|---|---|
| Run the lease against the Minnesota required-disclosure list before initialing it | There shall be disclosed to the residential tenant either in the rental agreement or otherwise in writing prior to commencement of the tenancy the name and address of: (1) the person authorized to manage the premises; and (2) the landlord of the premises or an agent authorized by the landlord to accept service of process and receive and give receipt for notices and demands. | - | Before signing |
| Pay only the deposit the law allows | No state-level statute. Governed by municipal ordinance as applicable. | - | Before signing |
| Walk the unit with a checklist and a camera before moving in | A timestamped photo set is the cleanest proof when the deposit is itemized on the way out. | - | At move-in |
| Know the entry-notice rule and enforce it | not less than 24 hours | - | Before signing |
| Compare the lease's late-fee amount to the statutory rule | 8 percent of the overdue rent payment | - | Ongoing |
| Check the rent-control posture before signing a renewal | No statutory or home rule charter city, county, or town may adopt or renew by ordinance or otherwise any law to control rents on private residential property except as provided in subdivision 2. | - | Before signing |
| Open a paper trail the moment a habitability defect appears | In every lease or license of residential premises, the landlord or licensor covenants: (1) that the premises and all common areas are fit for the use intended by the parties; (2) to keep the premises in reasonable repair during the term of the lease or license, except when the disrepair has been caused by the willful, malicious, or irresponsible conduct of the tenant or licensee or a person under the direction or control of the tenant or licensee; (3) to make the premises reasonably energy efficient by installing weatherstripping, caulking, storm windows, and storm doors when it will result in energy cost savings, based on current and projected average residential energy costs in Minnesota, that will exceed the cost of implementing that measure, including interest, amortized over the ten-year period following the incurring of the cost; (4) to maintain the premises in compliance with the applicable health and safety laws of the state, and of the local units of government where the premises are located during the term of the lease or license, except when violation of the health and safety laws has been caused by the willful, malicious, or irresponsible conduct of the tenant or licensee or a person under the direction or control of the tenant or licensee; and (5) to supply or furnish heat at a minimum temperature of 68 degrees Fahrenheit from October 1 through April 30, unless a utility company requires and instructs the heat to be reduced. | - | As needed during tenancy |
Frequently Asked Questions
No statutory or home rule charter city, county, or town may adopt or renew by ordinance or otherwise any law to control rents on private residential property except as provided in subdivision 2.
14 days.
not less than 24 hours.
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