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Minnesota month-to-month lease agreement
Written for Minnesota law, checked September 24, 2026 General information, not legal advice
A month-to-month tenancy renews each month until the landlord or the tenant gives notice. Choose month-to-month as the lease type, or set a fixed-term lease to convert to month-to-month when its term ends.
Minnesota rules that apply
- Ending a month-to-month tenancy
- 1 rent period
- the time between rent due dates, up to three months
- Minn. Stat. § 504B.135
Ending a month-to-month tenancy
Either side may end a tenancy at will, such as a month-to-month tenancy, with written notice at least as long as the time between rent due dates or three months, whichever is less. For monthly rent that is one full rental period.
More detail (4)
- When a tenant of urban real estate stays on after the lease ends without your express agreement, only a tenancy for the shortest interval between rent payments under the old lease is implied. Minn. Stat. § 504B.141
- An automatic renewal clause for a term of two months or more is enforceable only if you remind the tenant of it in writing, personally or by certified mail, 15 to 30 days before the tenant's notice of leaving is due. Minn. Stat. § 504B.145
- For a lease longer than ten months, you may not require the tenant to renew more than six months before it expires. Minn. Stat. § 504B.144
- A tenant may not be evicted or refused renewal because a child joined the household during the tenancy until a year has passed and you have given six months' written notice, unless the tenant does not pay, damages the home, disturbs others or otherwise breaches the lease. Minn. Stat. § 504B.315
The lease's termination clause restates this rule, the rule on unequal notice periods, the six-month limit on early renewal and the written reminder an automatic renewal needs.
Rent increase notice
Minnesota law sets no general notice period for a rent increase. If the lease gives the landlord a notice period for a rent increase or a notice to quit that differs from the notice the tenant must give, your notice may not be shorter than the tenant's, and the tenant may give notice of leaving using either period. These rules cannot be waived.
More detail (3)
- A notice to quit here includes a notice that the lease will not be renewed. Minn. Stat. § 504B.147, subd. 1
- A rent increase or service cut meant as a penalty for a tenant's lawful acts is a defense to an eviction for nonpayment, and the retaliation rules apply. Minn. Stat. § 504B.285, subd. 3 Minn. Stat. § 504B.441
- A city, county or town may control rents only through a measure approved in a general election. Minn. Stat. § 471.9996
The lease's termination clause says that when the lease gives the two sides different notice periods, the tenant may use either, and a notice of a rent increase may not be shorter than the notice the tenant must give.