MN residential lease
Minnesota Residential Lease Agreement
Renting out a home in Minnesota? Create a complete residential lease - either a fixed-term lease or a month-to-month rental agreement - preview it as you type, and download a print-ready PDF, free with no signup or watermark.
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Overview
Minnesota at a glance
Reviewed July 2026
- Deposit limit
- No state cap
- Deposit return
- 21 days
- Late fee
- <=8% of rent due
- Notice to enter
- Reasonable notice
- Month-to-month notice
- One rent period
The lead-based paint disclosure for pre-1978 housing is federal law (EPA). Check Minnesota law (Statutes Chapter 504B) for the current limits before you sign.
Renting out a home in Minnesota? A residential lease agreement is the contract that protects both sides - it sets the rent, the term, the deposit, and the rules the landlord and tenant agree to, and it's your proof of what was agreed if a dispute ever comes up. Minnesota residential tenancies are governed by Chapter 504B of the Minnesota Statutes.
Lease types
Two ways to rent in Minnesota
The same free builder makes both - pick the one that fits and the agreement adapts automatically.
Standard Residential Lease Agreement
A fixed-term lease with set start and end dates (usually one year) - best for a long-term tenant.
Month-to-Month Rental Agreement
A flexible tenancy that renews each month and ends with proper written notice from either party.
State rules
Minnesota lease rules & requirements
The rules people ask about most, answered for Minnesota.
Security deposit
Minnesota sets no statewide cap on a residential security deposit - the amount is whatever the lease states, though some cities such as Minneapolis limit it. Under Statutes 504B.178 the landlord must return the deposit, with a written statement of any withholdings, within 21 days after the tenancy ends and the tenant gives a forwarding address. Simple interest is also owed on the deposit.
Late fees
Minnesota caps late fees at 8% of the overdue rent under Statutes 504B.177, and a fee can only be charged if the lease says so in writing and states when it applies. The cap applies once per late payment. Anything above 8% is not enforceable.
Landlord entry & notice
Under Statutes 504B.211 a landlord may enter for a reasonable business purpose and must make a good-faith effort to give the tenant reasonable notice first. The Attorney General treats 24 hours as reasonable, so a 24-hour clause in the lease is the safe benchmark, with entry without notice allowed only in an emergency.
Required disclosures
Before the tenancy the landlord must disclose, in writing, the name and address of the person managing the property and of the owner or an agent authorized to receive notices (504B.181). Any outstanding inspection or code-violation orders must also be disclosed (504B.195), along with the statutory covenant-of-habitability and unlawful-activity language and the federal lead-based-paint disclosure for pre-1978 homes.
Ending the lease
A fixed-term lease simply ends on its end date. A month-to-month tenancy can be ended by either party with written notice equal to one rental period or three months, whichever is less - so 30 days for a monthly tenancy under 504B.135.
Does it need notarizing?
No. A Minnesota residential lease doesn't need to be notarized or witnessed - it's binding once the landlord and tenant(s) sign. Each party should keep a signed copy.
Rules change. This is general information, not legal advice - confirm the current rules under Minnesota law (Statutes Chapter 504B).
Step by step
How to write a Minnesota lease agreement
Choose the lease type - a fixed-term lease (set start and end dates) or a month-to-month tenancy.
Add the property details and the landlord's and tenant(s)' full legal names and addresses.
Set the monthly rent, the due date, accepted payment methods, and any late fee (capped at 8% of the overdue rent).
Set the security deposit and when it's returned, plus any pet, parking, smoking, or utility terms.
Add the required disclosures - the manager and owner contact, any inspection orders, and lead-based paint for pre-1978 homes.
The landlord and every tenant sign and date the lease - and each keeps a copy.
Document checklist
What to include
Parties, property and rent
- Landlord and tenant(s)full legal names and mailing addresses
- Property and lease typethe address, and fixed-term or month-to-month
- Rentamount, due date and accepted payment methods
Deposit, rules and signatures
- Security deposit and feesthe deposit, plus late and NSF fees
- House rulespets, parking, smoking and who pays which utilities
- Disclosures and signaturesrequired disclosures, then both parties sign
Common questions
Minnesota lease agreement FAQ
Does a Minnesota residential lease need to be notarized?
No. A residential lease in Minnesota doesn't have to be notarized or witnessed. It's legally binding once the landlord and tenant(s) sign it.
Is there a limit on the security deposit in Minnesota?
No statewide cap - the amount is set by the lease. Some Minnesota cities, including Minneapolis, do limit the deposit, so check local rules.
How long does a Minnesota landlord have to return the deposit?
21 days after the tenancy ends and the tenant provides a forwarding address, under Statutes 504B.178. The landlord must include a written statement of any amounts withheld, and simple interest is owed on the deposit.
How much can a late fee be in Minnesota?
No more than 8% of the overdue rent, under Statutes 504B.177, and only if the lease provides for it in writing. Anything above 8% is unenforceable.
How much notice ends a month-to-month lease in Minnesota?
Written notice equal to one rental period or three months, whichever is less - so 30 days for a monthly tenancy under Statutes 504B.135.
Does the landlord have to give notice before entering?
Yes. Statutes 504B.211 requires a reasonable business purpose and a good-faith effort to give reasonable notice. The Attorney General treats 24 hours as reasonable, and entry without notice is allowed only in an emergency.
What must a Minnesota lease disclose?
The name and address of the property manager and of the owner or notice agent, any outstanding inspection or code-violation orders, the statutory covenant and unlawful-activity language, and the federal lead-based-paint disclosure for pre-1978 homes.
Is this Minnesota lease agreement really free?
Yes - completely. Fill it in, preview it live, and download the PDF with no signup, no credit card, and no watermark. Unlike sites that charge a fee or push a subscription to download, there's nothing to pay here.
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Legal disclaimer
FormBarn is not a law firm, is not a substitute for an attorney or a law firm, and does not provide legal advice. Using FormBarnor any document created with it does not create an attorney-client relationship. The forms, templates, and information on this site are provided for general informational purposes only and on an "as is" basis, without warranties of any kind, express or implied.
Landlord-tenant laws differ from state to state - and often by city or county - and change over time. FormBarn makes no representation or guarantee that any document or information here is accurate, complete, up to date, or suitable for your specific situation, or that a document you create will be legally valid or enforceable. You are solely responsible for verifying the current requirements under Minnesota law (Statutes Chapter 504B) (and any local ordinances) and for making sure any document fits your needs.
To the fullest extent permitted by law, FormBarn disclaims all liability for any loss or damage arising from your use of this site or any document created with it. If you need legal advice, consult a licensed attorney in your state.