Minnesota eviction law

Before filing an eviction for unpaid rent or other unpaid charges under the lease, deliver a written notice personally or by first class mail to the tenant at the rental address. It must state the total due, a specific accounting of rent, late fees and other charges, the name and address of the person authorized to receive rent, and three statements whose exact words the statute sets, about legal help, financial help and the 14-day deadline. If the tenant has not paid or moved out within 14 days, or a longer local notice period, you may file.

Minn. Stat. § 504B.321, subd. 1a

• The eviction complaint must attach a copy of the notice; a case filed without it is dismissed without prejudice and the court file expunged. Minn. Stat. § 504B.321, subd. 1(d)
• Counties must accept the notice as proof of an emergency when the tenant applies for emergency assistance. Minn. Stat. § 504B.321, subd. 1b
• Minneapolis' published guidance requires at least 30 days' written notice before filing a nonpayment eviction. Its clock starts when the notice is mailed or delivered; the shorter statewide minimum does not replace this local requirement. City of Minneapolis: renter rights guidance

The landlord and tenant chapter sets no notice or cure period before filing an eviction for a breach of the lease other than unpaid rent. A landlord may evict a tenant who holds over contrary to the lease's conditions or covenants, so any notice or chance to cure depends on what the lease itself says.

Minn. Stat. § 504B.285, subd. 1

• The complaint must identify the lease clause breached, the conduct and its dates, and the clause giving the right to evict for it, and must attach the current lease. Minn. Stat. § 504B.321, subd. 3
• Cases for illegal activity, seriously endangering other residents, seriously damaging property, or (in cases filed on or after August 1, 2026) assaulting the landlord or the landlord's employees or contractors can get an expedited hearing 5 to 7 days after the summons is issued, supported by an affidavit. Minn. Stat. § 504B.321, subd. 2 2026 Minn. Laws ch. 81, § 5
• Unpaid rent and a material lease violation may be combined in one case as alternative grounds. Minn. Stat. § 504B.285, subd. 5

An eviction starts with a complaint filed in district court. The court sets an appearance 7 to 14 days after the summons is issued, and the summons and complaint must be served at least 7 days before the appearance. Either side may ask for a jury.

Minn. Stat. § 504B.321, subd. 1 Minn. Stat. § 504B.332 Minn. Stat. § 504B.335

• If you regularly communicate with the tenant electronically, also make a good faith attempt that way to tell the tenant about the hearing at least 7 days ahead. Service by mail and posting is allowed only after personal service fails, including two attempts on different days, one between 6 p.m. and 10 p.m. Minn. Stat. § 504B.332, subd. 2 Minn. Stat. § 504B.332, subd. 4
• In a nonpayment case where you did not also allege a material lease violation, the tenant may redeem the tenancy before possession is delivered by paying the rent owed with interest, costs and an attorney's fee of no more than $5. Minn. Stat. § 504B.291, subd. 1
• If you win, the court stays the writ for a reasonable time of up to 7 days in most cases; the officer then demands the tenant leave within 24 hours. Minn. Stat. § 504B.345, subd. 1(d) Minn. Stat. § 504B.365, subd. 1
• An eviction file is not public until final judgment, and either side may appeal within 15 days. Minn. Stat. § 504B.321, subd. 6 Minn. Stat. § 504B.371, subd. 2
• In eviction cases filed on or after August 1, 2026, do not name a tenant's minor child as a defendant (unless the minor is the only person renting the unit); the tenant may recover actual damages or $300, whichever is greater. 2026 Minn. Laws ch. 81, § 3

Do not remove or lock out a tenant, or cut electricity, heat, gas or water, to force them out. Doing so intentionally is a misdemeanor, and in a prosecution an intentional utility interruption is presumed to be meant to remove the tenant.

Minn. Stat. § 504B.225

• A tenant removed, excluded or kept out unlawfully and in bad faith may recover three times their damages or $500, whichever is greater, plus attorney's fees. Minn. Stat. § 504B.231
• A tenant whose electricity, heat, gas or water you interrupt may recover three times their damages or $500, whichever is greater, plus attorney's fees. Only actual damages are recoverable if the tenant gave no notice or you restored service within a reasonable time, and it is a defense that the tenant caused the interruption. Minn. Stat. § 504B.221
• A tenant locked out, including by utility shutoff or removal of doors, windows or locks, may petition the court for an order restoring possession, which the sheriff carries out immediately. Minn. Stat. § 504B.375, subd. 1
• In a building with shared utility meters, you may never disconnect a tenant's utility service for unpaid utility charges. Minn. Stat. § 504B.216, subd. 12
• After an eviction judgment, an officer executes the writ. Unless the home was abandoned, a landlord who enters and removes the tenant's belongings outside that process commits an unlawful ouster. Minn. Stat. § 504B.365, subd. 1 Minn. Stat. § 504B.365, subd. 5

If a tenant abandons the home, you may take possession of belongings left behind, and must store and care for them. You may sell or dispose of them 28 days after you get actual notice of the abandonment, or 28 days after it reasonably appears the tenant has abandoned the home, whichever is later.

Minn. Stat. § 504B.271, subd. 1

• Before a sale, make reasonable efforts to notify the tenant at least 14 days ahead, in person or by first class and certified mail to the last known address, and post a notice of the sale on the premises at least two weeks before it. Minn. Stat. § 504B.271, subd. 1(d)
• You may recover reasonable removal, storage and care costs, and apply sale proceeds to them or to deposit claims; pay the rest to the tenant on written demand. Minn. Stat. § 504B.271, subd. 1(a), (c)
• If you hold the tenant's property, let them retake it within 24 hours after a written demand, or within 48 hours excluding weekends and holidays if you stored it elsewhere; otherwise you may owe punitive damages up to twice actual damages or $1,000, whichever is greater, plus damages and attorney's fees. Minn. Stat. § 504B.271, subd. 2
• After an eviction, property the sheriff's officer removes and stores off the premises is subject to a lien for removal and storage; if unpaid for 60 days, it may be sold at public sale. Minn. Stat. § 504B.365, subd. 3

It is a defense to an eviction after a notice to quit that you ended the tenancy, even in part, to penalize the tenant for a good faith attempt to enforce their rights or a good faith report of a code violation to a government authority. If the notice came within 90 days after that act, you must prove it was not retaliatory.

Minn. Stat. § 504B.285, subd. 2

• You may not evict, increase the tenant's obligations or reduce services to penalize a complaint of a violation; within 90 days after the complaint you carry the burden of proof. Minn. Stat. § 504B.441
• You may not raise rent, cut services, change the lease, sue, contact law enforcement about immigration status or seek possession in retaliation for reporting code violations to officials, community groups or the media, asking for repairs, joining a tenant association or testifying about the home's condition. Bad faith violations cost up to $1,000 per occurrence plus attorney's fees. Minn. Stat. § 504B.212, subd. 2 Minn. Stat. § 504B.212, subd. 3
• You may not limit or penalize a tenant's calls for police or emergency help, including for a health or mental health crisis; the tenant may recover $250 or actual damages, whichever is greater, plus attorney's fees. Minn. Stat. § 504B.205, subd. 2 Minn. Stat. § 504B.205, subd. 5
• Tenants may organize, leaflet, meet in a space at the building and contact other tenants, and you may not require permission first. Minn. Stat. § 504B.212, subd. 1