1. Premises
Landlord leases to Tenant the residential premises at [[Property Address with Unit Number]] in [[City, Minnesota]] (the "Premises").
2. Term
The term is [[Lease Term]] beginning [[Start Date]] and ending [[End Date]].
3. Rent
Tenant shall pay monthly rent of [[Monthly Rent]] due on the [[Due Day]] of each month.
4. Security Deposit
Tenant shall pay a security deposit of [[Security Deposit Amount]]. Under Minnesota law (Minn. Stat. § 504B.178), there is no statewide statutory cap on the amount of a security deposit (local ordinances may apply, e.g., in Minneapolis). The deposit shall be returned, together with interest at the rate of one percent (1%) per year (simple non-compounded), within three (3) weeks after termination of the tenancy (or within five (5) days in cases of condemnation not due to tenant fault), after receipt of the tenant's forwarding address. If any portion is withheld, Landlord must provide a written itemized statement of the specific reasons. Failure to return timely may result in liability for the full deposit plus penalties. The deposit may not be applied as last month's rent without agreement.
5. Utilities and Services
[[Utilities Allocation]]
6. Use and Occupants
The Premises shall be used as a private residence only. Occupants: [[Permitted Occupants]].
7. Maintenance and Repairs
Landlord shall maintain the Premises in a habitable condition consistent with Minnesota law (Minn. Stat. § 504B.161 covenant of habitability). Tenant shall keep the Premises clean and report needed repairs promptly.
8. Landlord's Right of Entry
Landlord may enter with reasonable notice (typically 24 hours) for inspection, repairs, showing to prospective tenants or purchasers, or other lawful purposes, except in emergencies (Minn. Stat. § 504B.211). Landlord shall not abuse the right of entry.
9. Default and Termination
If Tenant defaults, Landlord may pursue remedies under Minnesota law, including unlawful detainer actions in district court. Notices shall comply with Minn. Stat. ch. 504B (e.g., 14-day notice requirements in many cases prior to filing).
10. Required Disclosures
- Lead-based paint (pre-1978)
- Any required Minnesota disclosures (e.g., lead-based paint, radon where applicable, bedbug if known)
- Bed bug disclosure if required
- Other: [[Other Disclosures]]
11. Governing Law
This Agreement is governed by the laws of the State of Minnesota.
12. Attorney Review Disclaimer
This is a template. Not legal advice. Verify against current Minnesota landlord-tenant law (Minn. Stat. ch. 504B). As of June 2026.
Sources: Minn. Stat. §§ 504B.178 (security deposits + 1% interest + 21-day/3-week return), 504B.161 (habitability), 504B.211 (entry), ch. 504B generally; federal lead disclosure; as of June 2026.
Signatures
Landlord: ______________________________ Date: ___________
Tenant: ______________________________ Date: ___________
Template - not professional advice. Verify with current Minnesota statutes (Minn. Stat. ch. 504B) and consult counsel.
## 13. Additional Lease Terms
13.1 Pets. [[Pet Policy]]
13.2 Smoking. [[Smoking Policy]]
13.3 Parking. [[Parking Rules]]
13.4 Guests. Guests staying more than [[Guest Limit]] require consent.
13.5 Alterations. No alterations without written consent.
13.6 Insurance. Tenant is encouraged (or required) to maintain renter's insurance.
13.7 Holdover. Holdover rent shall be [[Holdover Rate]].
13.8 Notices. Notices shall be in writing and delivered as specified.
13.9 Severability. Invalid provisions shall not affect the remainder.
13.10 Entire Agreement. This Agreement constitutes the entire agreement.
14. Numbered Statutory Highlights (Minnesota Specific)
1. No statewide statutory cap on security deposit; 1% annual interest required (Minn. Stat. § 504B.178).
- Deposit (plus interest) must be returned within 3 weeks (21 days) after tenancy termination (or 5 days for condemnation), with written itemized statement for any deductions (Minn. Stat. § 504B.178).
- Periodic late fee may not exceed 8% of the unpaid rent (Minn. Stat. § 504B.177).
- Landlord must comply with the covenant of habitability (Minn. Stat. § 504B.161).
- Landlord may not retaliate against tenant for exercising rights.
- Entry generally requires reasonable notice (typically 24 hours) (Minn. Stat. § 504B.211).
- Implied warranty of habitability and repair obligations apply.
- Domestic violence victims have certain early termination rights under Minn. Stat. § 504B.206.
- Lead paint disclosure required for pre-1978 housing (federal 42 U.S.C. § 4852d).
- Certain cities require additional pre-filing notices before eviction actions.
15. YMYL Disclaimer
Template - not professional advice. Verify all provisions, forms, and disclosures against current Minnesota law (Minn. Stat. ch. 504B and local ordinances). Both parties should consult a licensed Minnesota attorney. As of June 2026.
Sources (as of 2026-06): Minn. Stat. ch. 504B; § 504B.178 (deposits, interest, timelines); § 504B.161 (habitability); § 504B.211 (entry); § 504B.177 (late fees); federal lead rules.
Signatures (continued for formality)
Landlord: _______________________________
Tenant: _______________________________
Additional Tenant: _______________________________
16. Detailed Move-In/Move-Out Procedures
Landlord shall provide a written inventory and condition statement at move-in. Tenant shall note any discrepancies within the statutory period and return the signed checklist. At move-out, a similar inspection shall occur. Deductions for damage beyond ordinary wear and tear must be supported by evidence. Ordinary wear and tear includes normal aging of paint, carpet, and fixtures.
17. Default and Cure Periods
For non-payment of rent, Landlord shall provide notice as required by Minnesota law (typically 14 days prior to filing in most areas; 30 days in certain cities such as Minneapolis). For other breaches, appropriate notice and opportunity to cure shall be given before termination or eviction proceedings.
18. Early Termination
Tenant may have rights to early termination in cases of domestic violence, military service, or other circumstances recognized by law. Landlord may have rights to recover damages for early termination by Tenant without cause.
19. Subletting and Assignment
Tenant shall not sublet or assign without Landlord's prior written consent, which shall not be unreasonably withheld.
20. Governing Law and Venue
This Agreement shall be governed by Minnesota law. Venue shall be in the district court having jurisdiction over the Premises or as otherwise required.
21. Final Provisions
All exhibits attached are incorporated by reference. This document may be signed in counterparts.
22. Additional Tenant Protections
Landlord shall not discriminate in violation of federal or Minnesota fair housing laws. Tenant has the right to quiet enjoyment of the Premises.
23. Repairs and Habitability
Landlord shall comply with all applicable building and housing codes. Tenant shall notify Landlord in writing of any needed repairs. If Landlord fails to make repairs within a reasonable time after notice, Tenant may have remedies including rent withholding or repair-and-deduct as permitted by law.
24. Insurance and Liability
Landlord recommends (and may require) that Tenant obtain renter's insurance. Landlord's insurance does not cover Tenant's personal property.
25. Lead and Environmental Disclosures
For housing built before 1978, federal and state lead paint disclosures apply. Other environmental disclosures (mold, radon, etc.) shall be provided if known or required.
26. Signatures and Exhibits
Landlord acknowledges receipt of the security deposit and agrees to the terms.
Tenant acknowledges receipt of keys and copies of this Agreement and all required disclosures.
Exhibit A: Move-In Checklist and Inventory
Exhibit B: Rules and Regulations
Exhibit C: Lead Paint Disclosure (if applicable)
Exhibit D: Other Required Addenda
