Minnesota Residential Lease Agreement
A free Minnesota lease template, plus what Minnesota law requires a lease to include, attach or leave out — each with the statute. Use it as a starting point; landlords with unusual situations should have a lawyer review the final lease.
Disclosures Minnesota requires
| Manager and agent for service | Before the tenancy begins, the landlord must disclose in writing (in the lease or separately) the name and address of the person authorized to manage the property and of the landlord or an agent authorized to accept legal papers, notices and demands. The same information must be posted in a conspicuous place on the property, along with a notice that the Attorney General's landlord-tenant statement is available on request. Without this disclosure, the landlord generally cannot sue for rent or possession unless the tenant already knew the information or received it at least 30 days before the suit. Applies to: all residential tenancies |
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| Total Monthly Payment and fees | All nonoptional fees must be listed in the lease. Rent plus all nonoptional fees must be shown as the 'Total Monthly Payment' on the first page of the lease. The lease (and any ad for the unit) must state whether utilities are included in the rent. Violations expose the landlord to treble damages and attorney fees. Applies to: all residential leases Source: Minn. Stat. § 504B.120 |
| Outstanding inspection and condemnation orders | Before a prospective tenant signs a lease or pays rent or a deposit, the landlord must give copies of any unresolved cited inspection orders that the inspector marked as threatening health or safety, and any unresolved condemnation orders or declarations that the property is unfit for habitation. Summaries of non-safety cited orders must be posted. Lease clauses waiving this are void. Applies to: all residential rental property (exceptions for orders still within the repair period) Source: Minn. Stat. § 504B.195 |
| Move-in inspection notice | At the start of the tenancy or within 14 days after move-in, the landlord must tell the tenant that the tenant may request an initial inspection to note existing problems so they are not charged against the deposit. By agreement, written acknowledgment of photos or video may be used instead. Before the tenancy ends, the landlord must give written notice of the tenant's right to request and attend a move-out inspection. Lease waivers are void. Applies to: all residential tenancies Source: Minn. Stat. § 504B.182 |
| Pending foreclosure or contract-for-deed cancellation | A landlord who has received a foreclosure sale notice, foreclosure summons, or contract-for-deed cancellation notice must, before signing a lease and before accepting rent or a deposit, tell the prospective tenant in writing that the notice was received and the date the redemption or cancellation period ends. The lease term is limited to that period (or month-to-month up to 2 months). Penalty: $500. Applies to: buildings in foreclosure or contract-for-deed cancellation (not manufactured home parks) Source: Minn. Stat. § 504B.151 |
| Shared-meter utility billing | Where utilities are apportioned among units, leases entered into or renewed on or after January 1, 2025 must include the standard 'UTILITY BILLS' attachment explaining how charges are divided, the $5 late-charge and $8 administrative-charge caps, the right to a payment plan, the right to see the building bill, and how to dispute charges. The lease or a separate written notice must also tell the tenant of the right to request current and past building bills. Applies to: shared-meter residential buildings with apportioned utility billing |
| Cash rent receipts | A landlord who accepts rent or other payments in cash must give a written receipt, immediately if paid in person or within 3 business days otherwise. Applies to: all residential tenancies Source: Minn. Stat. § 504B.118 |
Terms Minnesota law requires or controls
| Written lease (12+ units) | Owners of buildings with 12 or more residential units must give each tenant a written lease that identifies the specific unit before the tenant signs. Violation is a petty misdemeanor. Applies to: buildings with 12+ units Source: Minn. Stat. § 504B.111 |
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| Lease dates and prorated rent | A written lease must state the beginning and ending dates of the tenancy and, where move-in or move-out falls mid-month and rent is prorated, the prorated rent for those partial months. This must appear on the first page. Applies to: all written residential leases Source: Minn. Stat. § 504B.146 |
| Late fee term | A late fee may be charged only if the landlord and tenant agreed to it in writing, and the agreement must say when the fee will be charged. The fee may not exceed 8% of the overdue rent. For subsidized tenancies, the fee may be charged only on the tenant's share of rent. Applies to: all residential leases Source: Minn. Stat. § 504B.177 |
| Equal notice periods | A landlord's notice period for ending the tenancy or raising rent may not be shorter than the notice the lease requires from the tenant before moving out; the tenant may use whichever period is more favorable. Waivers are void. Applies to: all residential leases Source: Minn. Stat. § 504B.147 |
| Automatic renewal reminder | To enforce an automatic renewal clause in a lease of 2 months or more that renews for 2 months or more unless the tenant gives notice, the landlord must send a written reminder pointing to the clause, delivered in person or by certified mail 15 to 30 days before the tenant's notice deadline. Applies to: leases with automatic renewal clauses Source: Minn. Stat. § 504B.145 |
| Landlord covenants (non-waivable) | Every residential lease includes the landlord's promises that the premises and common areas are fit for their intended use, kept in reasonable repair (including pest extermination), made reasonably energy efficient, kept in compliance with health and safety laws, and heated to at least 68°F from October 1 to April 30. These cannot be waived or modified. The landlord may assign specific repairs to the tenant only for adequate consideration and in a conspicuous writing, and never for common areas. Applies to: all residential leases |
| Covenant against unlawful activity | Every residential lease, written or oral, includes a non-waivable promise by landlord and tenant not to allow illegal drugs, prostitution, unlawful firearms possession or stolen property on the premises or common areas. A lease may not ban a tenant from lawfully possessing cannabis or hemp products (it may restrict smoking or vaping them). Applies to: all residential leases Source: Minn. Stat. § 504B.171 |
| Reciprocal attorney fees | If a lease lets the landlord recover attorney fees, the tenant automatically gets the same right under the same conditions, capped at what the lease allows the landlord. Applies to: leases with attorney-fee clauses Source: Minn. Stat. § 504B.172 |
Clauses that are void in Minnesota
| Limits on calling police or emergency help | A lease may not prohibit or penalize a tenant for calling police or emergency services (for domestic abuse, a medical or mental health crisis or any other reason), and a tenant cannot waive this right. Remedy: the greater of $250 or actual damages, plus attorney fees. Applies to: all residential leases Source: Minn. Stat. § 504B.205 |
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| Waiving violence-survivor termination rights | A tenant may not waive, and a landlord may not require a waiver of, the right of victims of domestic abuse, sexual assault, stalking and similar violence to end the lease early. Applies to: all residential leases Source: Minn. Stat. § 504B.206, subd. 5 |
| Waiving landlord covenants | A lease may not waive or modify the landlord's fitness, repair, health-and-safety, energy-efficiency and heat covenants. Applies to: all residential leases Source: Minn. Stat. § 504B.161, subd. 1 |
| Waiving inspection or disclosure rights | Lease clauses waiving the move-in/move-out inspection rights or the outstanding-inspection-order disclosure are void. Applies to: all residential leases |
| Late fee above 8% | A late fee above 8% of the overdue rent is not allowed. Applies to: all residential leases Source: Minn. Stat. § 504B.177(a) |
Format and delivery rules
| Copy of lease to tenant | If the lease is in writing, the landlord must give a copy to each tenant who signed it and lives in the unit. The landlord may ask for a signed, dated receipt (separately or in the lease). If no copy was given, the tenant has a defense in most suits to enforce the lease (not for nonpayment, disturbing the peace, malicious property destruction or unlawful-activity covenant violations) unless the tenant actually knew the terms. Applies to: all written residential leases Source: Minn. Stat. § 504B.115 |
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| First-page items | The 'Total Monthly Payment' (rent plus nonoptional fees) and the tenancy start and end dates (with any prorated rent) must appear on the first page of the lease. Applies to: all written residential leases |
Fill in the lease
Nothing you type leaves your browser. Bracketed items are yours to complete; clauses marked as required by Minnesota law must be written to meet the rule shown above.
1. Parties. This lease is between [landlord name] ("Landlord") and [tenant name(s)] ("Tenant"). Landlord's address for notices: [landlord notice address].
2. Property. Landlord rents to Tenant the home at [rental address], including [parking, storage, appliances included].
3. Term. The lease begins on [start date] and ends on [end date]. [If month-to-month instead: the tenancy continues month to month until either side gives the written notice Minnesota law requires.]
4. Rent. Rent is $[monthly rent] per month, due on the [due day] day of each month, paid by [payment method] to [where to pay].
5. Late fee. If rent is not received by [late day], a late fee of $[late fee] is due. This fee must comply with Minnesota law (Minn. Stat. § 504B.177).
6. Security deposit. Tenant pays a security deposit of $[deposit amount] (Minnesota law sets no maximum; Minn. Stat. § 504B.178). Landlord will return it, minus lawful deductions with any required itemized list, within the time Minnesota law sets (Minn. Stat. § 504B.178, subd. 3).
7. Utilities. Tenant pays: [utilities tenant pays]. Landlord pays: [utilities landlord pays].
8. Occupants and guests. Only these people may live in the home: [names of all occupants]. Guests may stay up to [guest limit] unless Landlord agrees in writing.
9. Pets. [No pets allowed / Pets allowed: describe, plus any pet deposit or fee]. Assistance animals for people with disabilities are not pets and are handled under fair housing law.
10. Repairs and maintenance. Landlord keeps the home safe and fit to live in and makes repairs required by law. Tenant keeps the home clean, reports problems promptly in writing, and pays for damage beyond normal wear and tear.
11. Landlord entry. Landlord may enter for repairs, inspections or showings after giving the notice Minnesota law requires (Minn. Stat. § 504B.211), except in an emergency.
12. Subletting. Tenant may not sublet or assign this lease without Landlord's written consent, which [will / will not] be unreasonably withheld.
13. Ending the lease. At the end of the term, [the lease ends / the lease renews month to month] unless either side gives written notice at least [notice days] days before the end date, and never less than Minnesota law requires.
14. Written lease (12+ units). (Write this clause to meet Minnesota law: see "Written lease (12+ units)" above (Minn. Stat. § 504B.111).)
15. Lease dates and prorated rent. (Write this clause to meet Minnesota law: see "Lease dates and prorated rent" above (Minn. Stat. § 504B.146).)
16. Late fee term. (Write this clause to meet Minnesota law: see "Late fee term" above (Minn. Stat. § 504B.177).)
17. Equal notice periods. (Write this clause to meet Minnesota law: see "Equal notice periods" above (Minn. Stat. § 504B.147).)
18. Automatic renewal reminder. (Write this clause to meet Minnesota law: see "Automatic renewal reminder" above (Minn. Stat. § 504B.145).)
19. Landlord covenants (non-waivable). (Write this clause to meet Minnesota law: see "Landlord covenants (non-waivable)" above (Minn. Stat. § 504B.161, subds. 1-2).)
20. Covenant against unlawful activity. (Write this clause to meet Minnesota law: see "Covenant against unlawful activity" above (Minn. Stat. § 504B.171).)
21. Reciprocal attorney fees. (Write this clause to meet Minnesota law: see "Reciprocal attorney fees" above (Minn. Stat. § 504B.172).)
22. Disclosures attached. Landlord has given Tenant these disclosures required by Minnesota law: Manager and agent for service; Total Monthly Payment and fees; Outstanding inspection and condemnation orders; Move-in inspection notice; Pending foreclosure or contract-for-deed cancellation; Shared-meter utility billing; Cash rent receipts. [Attach each one.]
23. Lead paint (homes built before 1978). If the home was built before 1978, Landlord has given Tenant the federal lead-based paint disclosure and the EPA pamphlet "Protect Your Family From Lead in Your Home."
24. Whole agreement. This lease and its attachments are the whole agreement. If any part is not allowed by law, the rest still applies. Changes must be in writing and signed by both sides.
Landlord: [landlord name] Signature: ____________ Date: [date signed]
Tenant: [tenant name(s)] Signature: ____________ Date: [date signed]
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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.