Free Minnesota Lease Agreement Template

A Minnesota lease agreement is a written contract between a landlord and a tenant for a rental property in Minnesota. It explains:

• How much rent is due and when it must be paid
• How the security deposit is handled
• How long the lease lasts
• Who is responsible for maintenance and repairs
• House rules for using the property

Landlords use a Minnesota lease agreement when renting out a house, apartment, condo, or room. Putting everything in writing helps prevent misunderstandings and makes it easier for both sides to follow Minnesota landlord-tenant law.

Minnesota has specific rules that affect security deposits, late fees, and landlord access. Your Minnesota lease agreement should reflect these key points:

• Rent payments: Minnesota does not set a specific statewide rule for how often rent is due, so the due date should be clearly written in the lease.
• Security deposits: There is no state limit on the amount, but landlords must provide a written receipt and follow state rules for holding and returning deposits (MN Stat § 504B.181).
• Grace periods: Minnesota law does not require a grace period, but you can add one to your lease if you want to give tenants extra time.
• Late fees: Late fees may not be more than 8% of the monthly rent (MN Stat § 504B.177).
• Landlord entry: Landlords must give reasonable notice—typically at least 24 hours—and enter at reasonable times, usually between 8 a.m. and 8 p.m. (MN Stat § 504B.211). A landlord may enter without notice in the event of an emergency.

Document Genius helps you incorporate these rules so your Minnesota lease agreement stays aligned with state law.

Security deposits in Minnesota are flexible, but you must follow strict handling rules:

• Deposit limit: Minnesota does not cap the security deposit amount, but courts may question charges that seem excessive.
• Receipt: Landlords must provide a written security deposit receipt (MN Stat § 504B.181).
• Interest: Deposits must earn simple, non-compounded interest at 1% per year, which must be returned to the tenant along with the deposit (MN Stat § 504B.178).
• Return deadline: The landlord must return the security deposit and earned interest within three weeks after the tenant moves out, or within five days if the tenant had to leave because of a building code violation (MN Stat § 504B.178).
• Allowed deductions: Landlords may deduct for unpaid rent, unpaid utilities that are the tenant’s responsibility, or damage beyond normal wear and tear. Each deduction must be listed in a written, itemized statement sent to the tenant (MN Stat § 504B.178).

Your Minnesota lease agreement should explain the deposit amount, how it will be held, and the conditions for getting it back. That transparency helps avoid disputes during move-out.

Your lease should clearly describe how rent is paid and what happens if it is late. In Minnesota:

• Rent amount and due date: You and your tenant can agree on any rent amount and due date, as long as they are written into the lease.
• Rent control: There is no statewide rent control, but some local rules may apply in certain cities.
• Grace periods: Minnesota law does not create a built-in grace period. If you want tenants to have extra days before late fees apply, list that grace period directly in your Minnesota lease agreement.
• Late fees: Late fees must be clearly written in the lease and cannot be more than 8% of the monthly rent (MN Stat § 504B.177).

Document Genius prompts you to enter your rent amount, due date, accepted payment methods, and late fee policy so everything is clear from the start.

Minnesota law balances a tenant’s right to privacy with a landlord’s right to access the property for valid reasons.

Landlord Right of Entry

• Notice: Landlords must give reasonable notice before entering, typically at least 24 hours, unless there is an emergency (MN Stat § 504B.211).
• Time of entry: Entry should usually occur between 8 AM and 8 PM, unless the lease allows for other times or an emergency makes immediate entry necessary.
• Reasons for entry: Common reasons include repairs, inspections, and showing the property to prospective tenants or buyers.

Repairs and Maintenance

• Landlord duties: Landlords must keep rental units in reasonable repair and fit for their intended use, following local housing codes and health standards.
• Repair timeline: If a tenant reports a problem in writing, Minnesota law generally expects landlords to address necessary repairs within a reasonable time—often within 14 days for many issues, depending on the severity.
• Tenant remedies: If serious repair issues are not fixed, tenants may bring an action in housing court. A judge may order the landlord to make repairs, reduce rent, or allow repairs to be completed and paid from rent that has been deposited with the court (MN Stat § 504B.385).

Your Minnesota lease agreement should outline how tenants request repairs, how quickly you typically respond, and what access you need to complete the work.

Disclosures keep your lease transparent and help tenants understand important facts about the property and their rights. In Minnesota, common required disclosures include:

• Landlord and agent identification: You must share the name and address of the landlord and any authorized property manager or agent so tenants know who to contact (MN Stat § 504B.181).
• Notice of foreclosure: If the property is in foreclosure, Minnesota law requires specific notice to tenants so they understand the status of the property (MN Stat § 580.042).
• Unlawful activities disclosure: The lease must reflect that neither the landlord nor tenant will knowingly allow unlawful activities on the premises (MN Stat § 504B.171).
• Outstanding inspection orders: If there are outstanding housing or health inspection orders affecting the property, certain disclosures may be required so tenants are aware of existing violations (MN Stat § 504B.171) 
• Lead-based paint disclosure: For homes built before 1978, federal law requires a lead-based paint disclosure and an EPA lead safety pamphlet (42 U.S.C. § 4852d).

Document Genius helps you add these disclosures directly into your Minnesota lease agreement so important information is not overlooked.

Your Minnesota lease agreement should clearly explain how either party can end the tenancy and what happens to any remaining property.

• Fixed-term leases: These usually end automatically on the date listed in the lease. If the tenant stays and the landlord accepts rent, the tenancy may continue on a new basis—often month-to-month—unless a new lease is signed.
• Month-to-month leases: Either the landlord or the tenant must give at least one full rental period’s written notice—commonly one month—to end a month-to-month tenancy (MN Stat § 504B.135).
• Abandoned belongings: If a tenant leaves personal property behind, landlords must store it for 28 days. After that, they may sell or dispose of it. Sale proceeds can be used to cover reasonable costs and damages, and any remaining funds must be given to the tenant if they request them (MN Stat § 504B.271).

When you build your Minnesota lease agreement with Document Genius, you can set clear notice periods, outline what happens at move-out, and give both parties a simple roadmap for ending the tenancy.