Landlord Rules in Minnesota: Renting Out Property (2026)
Reviewed by DocDraft Legal Team · Minnesota · Last updated 2026-05-18
In Minnesota, every step of the landlord life-cycle is controlled by Minnesota statute: registration, disclosure, deposit handling, entry, termination, eviction, and fair-housing exposure. Two anchors orient the rest: deposit timing (21 days) and month-to-month termination notice (The time of the notice must be at least as long as the interval between the time rent is.). This guide details each step in the Minnesota sequence.
Key Considerations
A Minnesota owner who lets a unit must navigate registration first. No state-level statute. Governed by municipal ordinance as applicable. Deposit handling is the next gate. No state-level statute. Governed by common law / municipal ordinance / case law as applicable. Once the tenant leaves, the clock starts running. 21 days
When a Minnesota tenancy must be terminated for cause, the statutory eviction process is the only lawful path. 14-day written notice Independent of any eviction posture, fair-housing rules apply throughout the tenancy. The state complaint forum is
Once a Minnesota tenant is in possession, two timing rules matter. The landlord cannot walk in unannounced. not less than 24 hours And the landlord cannot terminate a month-to-month arrangement without statutory notice. 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.
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Relevant Documents
A Minnesota landlord packet typically pulls from state-specific forms: a residential lease that reflects Minnesota disclosure rules, the statutory entry-notice template, the state-specific deposit-receipt and itemized-deduction form, and the pre-suit eviction notice the state requires.
Landlord's Rules and Regulations
A supplementary document to the lease that outlines specific rules for the property, such as quiet hours, guest policies, and maintenance responsibilities.
Move-In/Move-Out Inspection Checklist
A document that records the condition of the rental property before the tenant moves in and after they move out, which helps determine if any damage occurred during the tenancy.
Notice of Entry Form
A document used by landlords to notify tenants of their intent to enter the rental property, typically required by state law with specific advance notice periods.
Rental Application Form
A form used to collect information about potential tenants, including employment history, income, references, and authorization for background and credit checks.
Residential Lease Agreement
A legally binding contract between a landlord and tenant that outlines the terms and conditions of the rental arrangement, including rent amount, security deposit, lease duration, and other important provisions.
Security Deposit Receipt
A document acknowledging the landlord's receipt of the security deposit, including the amount, date received, and where the deposit will be held.
Relevant Laws
Minnesota Landlord-Tenant Law (Chapter 504B)
This is the primary statute governing rental properties in Minnesota. It covers essential aspects like lease requirements, security deposits, maintenance responsibilities, eviction procedures, and tenant rights. As a landlord in Minnesota, you must comply with these regulations to avoid legal issues.
Security Deposit Regulations (504B.178)
Minnesota law limits security deposits to no more than two months' rent. Landlords must return deposits within 21 days after tenancy ends, along with an itemized list of any deductions. Interest must be paid on deposits for properties with 12+ units. Failure to comply can result in penalties up to three times the wrongfully withheld amount plus attorney fees.
Covenant of Habitability (504B.161)
Minnesota landlords must keep rental properties fit for intended use, in reasonable repair, and in compliance with health and safety laws. This includes maintaining plumbing, heating, electrical systems, and addressing pest infestations. Tenants can withhold rent or take legal action if these standards aren't met.
Entry Notice Requirements (504B.211)
Landlords must provide reasonable notice (generally 24 hours) before entering a tenant's unit except in emergencies. This law balances a landlord's right to access their property with a tenant's right to privacy and peaceful enjoyment.
Minnesota Human Rights Act (363A.09)
This law prohibits discrimination in housing based on race, color, creed, religion, national origin, sex, marital status, disability, public assistance status, familial status, or sexual orientation. As a landlord, you must ensure your tenant screening and rental practices don't violate these fair housing provisions.
Lead-Based Paint Disclosure (Federal Law)
For properties built before 1978, federal law requires landlords to disclose known information about lead-based paint hazards before leases take effect. This includes providing an EPA-approved information pamphlet and specific warning language in leases.
Eviction Procedures (504B.281-504B.371)
Minnesota has specific legal procedures for evicting tenants, including proper notice requirements and court filings. Self-help evictions (changing locks, removing belongings, shutting off utilities) are illegal. Understanding these procedures is crucial to legally remove problematic tenants.
Regional Variances
Twin Cities Metro Area
Minneapolis has some of the strictest rental regulations in Minnesota, including rent control provisions passed in 2021. Landlords must obtain rental licenses, provide written notice of tenant rights, and follow specific security deposit rules. The city also has 'just cause' eviction protections and requires landlords to pay relocation benefits in certain situations. Additionally, Minneapolis enforces strict inspection requirements and energy disclosure mandates for rental properties.
St. Paul implemented a 3% rent control cap in 2022, limiting annual rent increases with some exceptions for new construction. Landlords must register rental properties with the city and comply with Truth-in-Sale of Housing (TISH) requirements. St. Paul also has specific tenant protection ordinances, including requirements for advance notice of sale and tenant opportunity to purchase in certain situations.
Bloomington requires rental licenses for all rental properties and conducts regular inspections. The city has enacted tenant protection ordinances that require landlords to provide 90-day notice before non-renewal of affordable housing leases and offer relocation assistance in certain circumstances.
Greater Minnesota
Duluth requires rental licenses and has a rental safety program with mandatory inspections. The city has enacted a source of income protection ordinance that prohibits landlords from discriminating against tenants based on their use of housing vouchers or other public assistance.
Rochester has a rental property registration program and conducts regular inspections. The city has enacted a Tenant Protection Ordinance that requires landlords to provide 30-day written notice before terminating or not renewing leases and prohibits retaliation against tenants who report code violations.
Mankato requires rental registration and has specific occupancy limits that differ from other parts of the state. The city enforces a rental density ordinance in certain neighborhoods, limiting the percentage of rental properties allowed within specific areas.
College Towns
St. Cloud has specific regulations addressing student housing, including stricter occupancy limits in areas near St. Cloud State University. The city requires rental licenses and has neighborhood density restrictions limiting the number of rental properties in certain residential areas.
Winona has implemented a 30% rule in certain neighborhoods, limiting rental licenses to no more than 30% of homes on any block. This controversial ordinance was designed to maintain neighborhood character in areas near Winona State University but has significant implications for property owners wanting to rent their homes.
Northfield, home to St. Olaf College and Carleton College, has specific rental regulations addressing student housing. The city requires rental licenses and has enacted occupancy limits that restrict the number of unrelated individuals who can live together, which particularly affects student rentals.
Suggested Compliance Checklist
Audit state and city registration rules for the property's location
Before listing days after startingNo state-level statute. Governed by municipal ordinance as applicable.
Apply the deposit ceiling and treat the funds as the statute requires
Before signing days after startingNo state-level statute. Governed by common law / municipal ordinance / case law as applicable.
Attach the required disclosures to the lease and have the tenant initial each
At lease signing days after starting504B.181
Send written entry notice for every routine visit to the unit
Ongoing days after startingnot less than 24 hours
Run month-to-month terminations through the statutory notice rule
As needed days after startingThe 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.
Close out the deposit after surrender within the statutory clock
At move-out days after starting21 days
Serve the required pre-suit notice and then file in the correct court
If eviction needed days after starting14-day written notice
Document screening criteria and adverse decisions against fair-housing standards
Ongoing days after startingThe complaint URL is
| Task | Description | Document | Days after starting |
|---|---|---|---|
| Audit state and city registration rules for the property's location | No state-level statute. Governed by municipal ordinance as applicable. | - | Before listing |
| Apply the deposit ceiling and treat the funds as the statute requires | No state-level statute. Governed by common law / municipal ordinance / case law as applicable. | - | Before signing |
| Attach the required disclosures to the lease and have the tenant initial each | 504B.181 | - | At lease signing |
| Send written entry notice for every routine visit to the unit | not less than 24 hours | - | Ongoing |
| Run month-to-month terminations through the statutory notice rule | 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. | lease-termination-letter | As needed |
| Close out the deposit after surrender within the statutory clock | 21 days | - | At move-out |
| Serve the required pre-suit notice and then file in the correct court | 14-day written notice | - | If eviction needed |
| Document screening criteria and adverse decisions against fair-housing standards | The complaint URL is | - | Ongoing |
Frequently Asked Questions
not less than 24 hours.
14-day written notice.
21 days.
Other Minnesota guides
Selling a House with Renters in Minnesota (2026)
Minnesota Notice to Vacate: 2026 Landlord Rules & 504B Eviction
How to Break a Lease in Minnesota Legally (2026)
Tenant Rights in Minnesota: Renting a New Property (2026)
Small Business Loan Guide for Minnesota (2026)
How to Hire a New Employee in Minnesota (2026)
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