Minnesota Eviction Laws
Minnesota rules on eviction for renters and landlords, with the statute or official page behind each answer. Last verified: 2026-10-23.
Short answer: Before filing an eviction for nonpayment of rent (residential), the landlord must deliver a written notice giving the tenant 14 days to pay. Minn. Stat. § 504B.321, subd. 1a
The rules in Minnesota
| Notice for unpaid rent | Before filing an eviction for nonpayment of rent (residential), the landlord must deliver a written notice giving the tenant 14 days to pay. The notice must state the total due, an itemized accounting (rent, late fees, other charges), who is authorized to receive payment and where, and required statements about legal help and rental assistance. Delivery is personal or by first-class mail to the rental address. Added by 2023 c 52 art 19; the AG handbook says it took effect January 1, 2024. If a local government requires a longer notice period, the longer period controls. Filing without the required notice requires dismissal without prejudice and expungement. The Judicial Branch publishes a 'Written Notice of Possible Future Eviction Action' form (https://mncourts.gov/help-topics/landlords/faqs). Source: Minn. Stat. § 504B.321, subd. 1a |
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| Notice for lease violations | No statutory notice or cure period. If the tenant has breached lease terms not involving rent or another financial obligation, the landlord generally does not have to give notice before filing, unless the lease requires notice. § 504B.285, subd. 1(a)(2) allows eviction when a tenant holds over 'contrary to the conditions or covenants of the lease' (https://www.revisor.mn.gov/statutes/cite/504B.285). Per the AG handbook, a definite-term lease can be ended early for breach only if the breach is significant and the lease allows eviction for breach. Every lease includes a covenant that neither party will allow illegal drug activity, prostitution, unlawful firearms use or possession, or stolen property on the premises; a breach ends the tenant's right to possession, and these cases get priority for the writ (§ 504B.171, https://www.revisor.mn.gov/statutes/cite/504B.171; § 504B.345, subd. 1(b)). Source: Minn. Stat. § 504B.285, subd. 1 |
| Lockouts & utility shutoffs | Self-help eviction is illegal. A landlord who unlawfully and in bad faith locks out or excludes a residential tenant is liable for triple damages or $500, whichever is greater, plus reasonable attorney fees. A landlord may not interrupt electricity, heat, gas, or water. Penalty: triple damages or $500, whichever is greater, plus reasonable attorney fees. The tenant can file a verified petition in district court for an order restoring possession, which the sheriff enforces (§ 504B.375, https://www.revisor.mn.gov/statutes/cite/504B.375). For utility interruptions (§ 504B.221, https://www.revisor.mn.gov/statutes/cite/504B.221), only actual damages are recoverable if the tenant did not notify the landlord, or if the landlord restored service within a reasonable time, or if the interruption was for repairs or safety. Intentionally and unlawfully removing or excluding a tenant, or intentionally cutting off electricity, heat, gas or water to force the tenant out, is also a misdemeanor; an intentional utility cutoff is presumed to be meant to force the tenant out (§ 504B.225, https://www.revisor.mn.gov/statutes/cite/504B.225). Lease waivers of these protections are void. |
How an eviction case works in Minnesota
Eviction cases are heard in: Minnesota District Court in the county where the property is located (Housing Court in Hennepin and Ramsey Counties, where referees hear cases).
- Notice: for nonpayment of rent, a 14-day written pre-filing notice (§ 504B.321, subd. 1a); for holdover after a periodic tenancy ends, a proper written notice to quit; for non-financial lease breach, generally no notice unless the lease requires one
- File a complaint in district court, attaching the lease, any notices, and an itemized accounting in nonpayment cases (§ 504B.321)
- Serve the summons and complaint at least 7 days before the hearing by someone other than the landlord. Mail-and-post service is allowed only after at least 2 personal service attempts on different days, one between 6 and 10 p.m. Electronic notice of the hearing is also required if the parties normally communicate electronically (§ 504B.332)
- Initial hearing 7 to 14 days after the summons is issued (5 to 7 days for expedited cases involving illegal activity, serious endangerment, or, from Aug. 1, 2026, assault on the landlord or staff); if the case doesn't settle, trial is scheduled and either party may request a jury
- Judgment: if the landlord wins, the court immediately issues a writ of recovery of premises and order to vacate. The court must stay the writ for a reasonable period of up to 7 days, except in illegal-activity cases (§ 504B.171), cases where the tenant seriously endangers others' safety or intentionally and seriously damages property, or after a default judgment (§ 504B.345, subd. 1(d))
- In nonpayment cases, the tenant may 'pay and stay' any time before the landlord gets possession by paying rent owed, interest, court costs, and attorney fees (capped at $5) (§ 504B.291)
- A law enforcement officer serves the writ; the tenant has 24 hours to leave, after which the officer may remove the tenant. The landlord must inventory and store left-behind property for 28 days (§ 504B.365)
Landlords: how to evict a tenant in Minnesota — steps, costs, timeline and forms.
Eviction court and fees by county
- Hennepin County (Minneapolis)
- Ramsey County (St. Paul)
- Dakota County (Hastings, Apple Valley, West St. Paul)
- Anoka County
- St. Louis County
- Washington County
- Stearns County
- Olmsted County
Free calculators
- Notice Deadline Calculator — Enter the date a notice was delivered and see the date it runs out under your state's law.
Templates
Related questions
- Can a landlord evict you without going to court, change the locks or shut off utilities?
- How long does an eviction take?
- How much notice does a landlord have to give before an eviction?
Minnesota vs. neighboring states
| State | Notice for unpaid rent | Notice for lease violations | Lockouts & utility shutoffs |
|---|---|---|---|
| Minnesota | Before filing an eviction for nonpayment of rent (residential), the landlord must deliver a written notice giving the tenant 14 days to pay. The notice must state the total due, an itemized accounting (rent, late fees, other charges), who is authorized to receive payment and where, and required statements about legal help and rental assistance. Delivery is personal or by first-class mail to the rental address. Minn. Stat. § 504B.321, subd. 1a | No statutory notice or cure period. If the tenant has breached lease terms not involving rent or another financial obligation, the landlord generally does not have to give notice before filing, unless the lease requires notice. Minn. Stat. § 504B.285, subd. 1 | Self-help eviction is illegal. A landlord who unlawfully and in bad faith locks out or excludes a residential tenant is liable for triple damages or $500, whichever is greater, plus reasonable attorney fees. A landlord may not interrupt electricity, heat, gas, or water. Penalty: triple damages or $500, whichever is greater, plus reasonable attorney fees. Minn. Stat. §§ 504B.231, 504B.221, 504B.225, 504B.375 |
| Iowa | 3 days' written notice of nonpayment and of the landlord's intent to terminate if rent is not paid within that period. After that notice, no separate 3-day notice to quit is required before filing. Iowa Code § 562A.27(2); § 648.3(1) | 7 days' written notice specifying the breach; the lease terminates if the breach is not remedied within 7 days. A repeat of substantially the same breach within 6 months allows termination on 7 days' notice without a right to cure. For a clear and present danger to others, a single 3-day notice of termination and notice to quit. Iowa Code § 562A.27(1); § 562A.27A | If the landlord unlawfully removes or excludes the tenant or willfully interrupts electric, gas, water or other essential services, the tenant may recover possession (or terminate the lease) and recover actual damages, punitive damages up to twice the monthly rent, and reasonable attorney fees. Iowa Code § 562A.26 |
| North Dakota | Rent must be more than 3 days past due; then the landlord must serve a 3-day written notice of intention to evict before filing. N.D.C.C. §§ 47-32-01(4), 47-32-02 | 3-day written notice of intention to evict for violation of a material term of a written lease. No statutory cure right. N.D.C.C. §§ 47-32-01(8), 47-32-02 | ND Attorney General: 'The landlord cannot lock you out, cut off the utilities, or confiscate your belongings.' Eviction requires a court order. ND Attorney General tenant rights page; N.D.C.C. ch. 47-32 |
| South Dakota | No statutory notice to quit. The landlord may file a forcible entry and detainer (eviction) action once rent has been unpaid for three days after it is due. The first legal step is filing and serving a verified complaint and summons. SDCL 21-16-1(4); SDCL 21-16-6; SDCL 21-16-2 (repealed) | No statutory notice or cure period. An FED action lies when the tenant commits waste or does or fails to do an act that terminates the lease under its terms. The landlord may also end the lease early if the tenant uses the premises contrary to the lease or does not make required repairs within a reasonable time after a request. SDCL 21-16-1(7); SDCL 43-32-18 | If the landlord unlawfully removes or excludes the tenant, or willfully interrupts electric, gas, water, or other essential service, the tenant may sue for an injunction, recover possession, or end the lease. In any of these cases the tenant also recovers damages equal to two months' rent plus return of any advance rent and deposit. SDCL 43-32-6 |
| Wisconsin | Month-to-month/week-to-week: 5-day pay-or-vacate notice, or (month-to-month only) a 14-day notice to vacate with no right to cure. Lease of 1 year or less: 5-day pay-or-vacate; if the tenant was late within the past year, a 14-day notice to vacate. Lease over 1 year: 30-day notice to pay. Wis. Stat. § 704.17(1p)(a), (2)(a), (3)(a) | Periodic tenants and leases of 1 year or less: 5-day notice to remedy or vacate; for a repeat breach within one year, a 14-day notice to vacate with no cure. Lease over 1 year: 30-day notice to comply. Criminal or drug-related activity: 5-day notice to vacate, no cure. Wis. Stat. § 704.17(1p)(b), (2)(b), (3)(a), (3m) | Prohibited. Landlords may not exclude, forcibly evict, or constructively evict a tenant (including by cutting off heat, water, or electricity) except through ch. 799 court eviction. They also may not seize the tenant's property. A lease clause authorizing non-judicial eviction voids the lease. Wis. Admin. Code ATCP 134.09(4), (7); Wis. Stat. § 704.44(2m) |
City rules that may add to state law
More Minnesota rental law
- Minnesota Security Deposit Law
- Minnesota Notice to Vacate Rules
- Landlord Entry Rules in Minnesota
- Minnesota Repairs & Tenant Remedies
- Minnesota Rent Increase & Late Fee Laws
- Breaking a Lease in Minnesota
- Squatters' Rights in Minnesota
- Minnesota Rental Fee Rules
- Minnesota Section 8, Records & Right to Counsel
- Minnesota Mold, Pests, Heat & AC Rules
- Minnesota Privacy, Guests & Animal Rules
- Minnesota Landlord Selling the House
- Minnesota Lockouts, Utility Shutoffs & Retaliation
- Minnesota Subletting, Lease Endings & Tenant Death
- All Minnesota landlord-tenant rules
- Free legal help in Minnesota
Compare eviction in all 50 states and DC →
Minnesota Eviction Laws FAQ
How much notice does a landlord have to give before evicting for unpaid rent in Minnesota?
Before filing an eviction for nonpayment of rent (residential), the landlord must deliver a written notice giving the tenant 14 days to pay. The notice must state the total due, an itemized accounting (rent, late fees, other charges), who is authorized to receive payment and where, and required statements about legal help and rental assistance. Delivery is personal or by first-class mail to the rental address. (Minn. Stat. § 504B.321, subd. 1a)
How much notice is required to evict for a lease violation in Minnesota?
No statutory notice or cure period. If the tenant has breached lease terms not involving rent or another financial obligation, the landlord generally does not have to give notice before filing, unless the lease requires notice. (Minn. Stat. § 504B.285, subd. 1)
Can a landlord change the locks or shut off utilities in Minnesota?
Self-help eviction is illegal. A landlord who unlawfully and in bad faith locks out or excludes a residential tenant is liable for triple damages or $500, whichever is greater, plus reasonable attorney fees. A landlord may not interrupt electricity, heat, gas, or water. Penalty: triple damages or $500, whichever is greater, plus reasonable attorney fees. (Minn. Stat. §§ 504B.231, 504B.221, 504B.225, 504B.375)
General legal information, not legal advice. Laws change and local rules can differ; check the linked official source or talk to a lawyer about your situation.