Minnesota Standard Residential Lease Agreement Template

Maximum Amount: Minnesota does not cap security deposits, but several municipalities enforce local limits. Minneapolis (Mpls. Code § 244.2040(b)) and St. Paul (St. Paul Code § 193.03(a)) cap security deposits at one month’s rent.

• Receipt Required? Yes, a written receipt is mandatory whenever a tenant pays rent or a security deposit in cash (§ 504B.118). Landlords are not required to provide a bank account escrow receipt, but they must pay 1% simple noncompounded annual interest on all held deposits (§ 504B.178, subd. 2)

Return Period: The landlord must return the security deposit plus 1% simple interest within 21 days of the termination of the tenancy, or within 5 days if the premises are legally condemned (§ 504B.178, subd. 3(a)).

• Itemized List Required? Yes, if the landlord withholds funds for unpaid rent or actual property damage exceeding normal wear, the landlord must send an itemized written statement within the 21-day window (§ 504B.178, subd. 3(b)). Bad faith withholding subjects the landlord to statutory penalties equal to the withheld deposit plus up to $500 in punitive damages (§ 504B.178, subd. 7).

Applicant Screening Fee Disclosure: Prior to collecting an application fee, a landlord must provide a written disclosure detailing the screening service used, rejection criteria, and fee refund policies (§ 504B.173, subd. 1). Cities like Minneapolis and St. Paul enforce additional municipal screening restrictions regarding credit history and criminal record lookback limits.

Attorney General Handbook Notice: Landlords must provide written notice informing tenants that the state legal guide is available (§ 504B.181, subd. 2(b); § 504B.275).

Financial Distress / Pending Foreclosure Notice (if applicable): A landlord who has received a notice of mortgage foreclosure or contract cancellation must issue a written notice informing the prospective tenant before lease execution or deposit collection (§ 504B.151).

Initial and Move-Out Inspection Notice (included in the lease agreement): Within 14 days of move-in and prior to tenancy termination, the landlord must provide written notice of the tenant’s statutory right to request initial and pre-termination walkthrough inspections (§ 504B.182). This notice and a move-in inspection form are included in the Minnesota Standard Lease Template.

Lead-Based Paint Disclosure: For residential structures constructed before January 1, 1978, the landlord must disclose any known lead-based paint hazards and provide an EPA-approved information pamphlet prior to lease execution (40 CFR § 745.113).

Outstanding Inspection and Condemnation Orders (if applicable): Prior to lease signing or deposit collection, a landlord must provide written disclosure of all outstanding housing code inspection citations or condemnation orders issued against the property (§ 504B.195, subd. 1).

Owner and Manager Identity (included in the lease agreement): The lease agreement must state, or a posted notice on-site must display, the full legal name and physical address of the property owner and authorized management agent (§ 504B.181, subd. 1).

Shared Utility Billing Disclosure: Prior to lease signing in shared-metered buildings, the landlord must provide a written history of the previous calendar year’s monthly utility costs (§ 504B.215, subd. 2a(a)(1)) and include the utility allocation formula and bill inspection rights directly in the lease agreement (§ 504B.215, subd. 2a(a)(2)-(3)). The utility allocation formula is included in the Minnesota Standard Lease Template.