Minnesota (MN) lease form
Minnesota residential leases are governed by Minn. Stat. Chapter 504B, which sets out specific landlord disclosure duties, mandatory lease content, and terms that courts will void as unenforceable. Landlords who skip required disclosures face statutory penalties, including the right of tenants to terminate the lease. Understanding these rules before drafting or signing protects both parties from costly disputes.
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Before tenancy begins, the landlord must disclose in writing the name and address of the property manager and a person authorized to accept legal service of process and receive notices on the landlord's behalf. Minn. Stat. § 504B.181.
The lease must display on its first page the total monthly rent plus all nonoptional fees, clearly labeled "Total Monthly Payment," and must specify which utilities, if any, are included. Minn. Stat. § 504B.120.
Landlords must provide prospective tenants with copies of any outstanding health or safety code violation orders before accepting a deposit or signing a lease. Minn. Stat. § 504B.195.
If the property is subject to a pending mortgage foreclosure or contract-for-deed cancellation, the landlord must disclose that fact to prospective tenants before accepting rent or a security deposit. Minn. Stat. § 504B.151.
For housing built before 1978, landlords must disclose any known lead-based paint hazards and provide the EPA pamphlet "Protect Your Family from Lead in Your Home" before the lease is signed. 42 U.S.C. §§ 4851-4856.
General information, not legal advice. Governing statute: Minnesota Statutes Chapter 504B (Landlord and Tenant). Confirm current requirements or consult an attorney before finalizing a lease.
Minnesota lease FAQ
Minnesota landlords must disclose the landlord's name and authorized agent contact (§ 504B.181), total monthly payment including all nonoptional fees on page one (§ 504B.120), any outstanding health or safety code violations (§ 504B.195), and pending foreclosure or contract-for-deed cancellation (§ 504B.151). Pre-1978 units also require a federal lead-paint disclosure.
Courts will void clauses that waive the habitability covenant, impose one-sided attorney fee provisions, require pet declawing or devocalization, allow landlord entry without notice, shorten security deposit return deadlines, or hide fees not listed on the first page of the lease.
Yes. Minn. Stat. § 504B.111 establishes written lease requirements, and § 504B.115 requires the landlord to give the tenant a signed copy. A landlord who fails to provide a copy may not enforce certain lease terms until the copy is delivered.
Minnesota limits late fees under Minn. Stat. § 504B.177; the fee must be stated in the lease, must not be compounded, and must not be charged until rent is actually late. The exact cap is set by statute, so landlords should confirm the current figure with the Minnesota Attorney General's office before drafting the lease.
