Eviction Laws in Minnesota (2026): Complete Tenant and Landlord Guide

Most people think landlords can just kick tenants out whenever they want. Not true. Minnesota has strict eviction laws that protect both sides. If you’re facing eviction or trying to evict someone, you need to know exactly how this works.

Let’s break down the whole process. No legal jargon. Just the facts.

What Is an Eviction in Minnesota?

An eviction is a legal court process. It’s the only way a landlord can legally remove a tenant from rental property.

You can’t just change the locks. You can’t shut off utilities. You can’t throw someone’s stuff on the lawn. That’s all illegal in Minnesota. Landlords who do this face serious penalties, including criminal charges.

The formal legal term is “Unlawful Detainer Action.” But most people just call it an eviction. The landlord files paperwork with the court, a judge hears the case, and only then can someone be removed.

Sound complicated? It’s actually pretty straightforward once you know the steps.

Why Can Landlords Evict Tenants?

Minnesota law says landlords need a valid legal reason to evict. They can’t just evict you because they don’t like you or want to rent to someone else.

Here are the legal reasons for eviction:

Not Paying Rent

This is the most common reason. Rent is late the day after it’s due. There’s no grace period unless your lease says so. If you don’t pay, your landlord can start the eviction process.

Breaking the Lease

You signed a lease. That’s a legal contract. If you violate the terms, your landlord can evict you. Common violations include having unauthorized pets, subletting without permission, or causing excessive noise.

Illegal Activity

Drug dealing, prostitution, gang activity, or having illegal weapons on the property. These are serious. Landlords can move fast on these cases.

Staying After Your Lease Ends

Your lease expires on June 30. You’re still there on July 1. That’s called “holding over.” Your landlord can evict you for this.

Wondering if your situation counts? If it’s not on this list, your landlord probably can’t evict you for it.

The New 14-Day Notice Rule (2024)

Okay, this one’s important. Starting January 1, 2024, Minnesota law changed.

Before filing for eviction for unpaid rent, landlords must give you a written 14-day notice. This applies statewide. No exceptions.

The notice must include specific information:

The total amount you owe with an itemized list. Who you should pay and where to send payment. Information about free legal help at LawHelpMN.org. Information about financial assistance programs you can apply for. A statement that eviction can be filed if you don’t pay or move within 14 days.

This gives you time to catch up on rent or find resources. Many people don’t realize how many assistance programs exist.

City-Specific Rules

Hold on, this part is important. Some Minnesota cities have even longer notice periods:

Minneapolis requires 30 days as of March 1, 2025. St. Louis Park requires 30 days. Brooklyn Center has similar protections.

If you live in one of these cities, your landlord must follow the longer timeline. They can’t use the shorter state timeline.

How Long Does the Eviction Process Take?

From start to finish, evictions typically take 2 to 8 weeks. Sometimes longer if tenants fight it.

Here’s the basic timeline:

Step 1: Notice Period

14 days minimum for unpaid rent statewide. 30 days in some cities. Different timeframes for other violations.

Step 2: Court Filing

After the notice period ends, the landlord files a Summons and Complaint with the court. The court sets a hearing date 7 to 14 days out.

Step 3: Court Hearing

Both sides show up. The judge hears the case. This usually takes 30 minutes or less. The judge decides the same day or within a few days.

Step 4: Writ of Recovery

If the landlord wins, the court issues a Writ of Recovery. This gives the tenant 24 hours to move out.

Step 5: Sheriff Removal

If you don’t leave in 24 hours, the sheriff can physically remove you. This costs the landlord about $75 per hour.

The whole thing moves pretty fast once it starts. Don’t wait until the last minute to get help.

What Landlords Cannot Do

Minnesota strictly prohibits “self-help” evictions. These are illegal, period.

Illegal Actions Include:

Changing the locks to keep you out. Shutting off utilities like water, gas, or electricity. Removing your belongings from the property. Threatening you or trying to scare you into leaving. Raising rent as punishment for complaining.

If your landlord does any of this, you have legal rights. You can sue for damages. The landlord could face criminal charges for Unlawful Ouster. This is a misdemeanor under Minnesota law.

Landlords who bypass the legal process face fines and potential jail time. Plus you can recover your actual damages, get a court order forcing them to restore your utilities, and get attorney fees paid.

Pretty much, landlords have to go through the courts. No shortcuts.

Your Rights as a Tenant

Not sure what counts as a violation? Let me break it down.

Right to Proper Notice

Your landlord must give you written notice before filing for eviction. The notice must be delivered properly. Either in person, by mail, or posted on your door. No notice means the eviction gets dismissed.

Right to Pay and Stay

For nonpayment of rent, you can stop the eviction by paying everything you owe. This is called “redemption.” You can do this any time before the sheriff removes you. You have to pay the full rent, late fees, court costs, and attorney fees (up to $5).

Right to a Court Hearing

You get your day in court. Always. Even if you did everything the landlord says, you still have the right to a hearing. Go to court even if you think you’ll lose. You can ask for up to 7 days to move if you have a hardship.

Right to Free Legal Help

If you can’t afford a lawyer, free legal aid may be available. Call Legal Aid at 1-877-696-6529. Visit LawHelpMN.org for resources. In public housing, you have the right to a lawyer.

Right to a Safe Home

Landlords must keep your unit livable. This means working heat, running water, no major safety hazards. If they don’t, you can use this as a defense against eviction for unpaid rent.

Common Defenses to Eviction

You’re not alone. This confuses a lot of people. But tenants have several legal defenses they can raise in court.

Improper Notice

Did your landlord give you the required notice? Was it delivered correctly? Did it include all the required information? If not, the court must dismiss the case.

Rent Was Already Paid

You have receipts showing you paid. Money orders, bank statements, text messages confirming payment. Bring all of this to court. The burden shifts to the landlord to prove you didn’t pay.

Landlord Retaliation

Did your landlord try to evict you within 90 days of you complaining about repairs? Or reporting code violations? Or joining a tenant association? That’s illegal retaliation. The court will assume retaliation unless the landlord proves otherwise.

Uninhabitable Conditions

Your apartment has serious problems. No heat in winter. Broken windows. Mold everywhere. You can argue the landlord breached the lease first by not maintaining the property. The court may reduce or eliminate rent owed.

Discrimination

Federal and state fair housing laws protect you. Landlords can’t evict based on race, religion, gender, disability, family status, national origin, or public assistance status. If you think discrimination is involved, contact the Minnesota Department of Human Rights at 800-657-3704.

Honestly, this is the part most people miss. You have more defenses than you think.

The Court Hearing: What to Expect

Many people assume they’ll lose automatically. They won’t. But you have to show up prepared.

Before the Hearing

Gather all documents. Lease, rent receipts, text messages, photos. Organize everything by date. Write down your key points. What happened and when.

Try to negotiate with your landlord before court. Many courts have mediators available. If you reach a deal, get it in writing and signed. Bring it to the judge.

During the Hearing

Arrive early. Dress respectfully. Bring three copies of everything. One for the judge, one for the landlord, one for you.

The judge will ask both sides to explain. Keep your answers short and factual. Stick to the lease and the law. Don’t get emotional or argumentative.

Present your evidence. Show receipts, photos, inspection reports. Point to specific lease violations by the landlord.

The judge usually decides right there. Sometimes they take a few days.

If You Lose

The judge orders eviction. You typically get 24 hours to move. You can ask for up to 7 days if you have a hardship. Job interview, medical issue, family emergency. Explain why you need time.

Even if you lose, you might be able to get the eviction expunged from your record later. This helps with future housing applications.

Special Situations

Here’s where it gets interesting.

Domestic Violence Victims

If you’re a victim of domestic violence, you have special protections. You can terminate your lease early with proper notice. Your landlord cannot evict you just for being a victim. They cannot disclose your situation to others. Penalties for violations include $2,000 fines.

Subsidized Housing

Section 8, public housing, and other subsidized programs have additional rules. You have the right to a lawyer in many public housing evictions. Your landlord must notify the housing agency about the eviction. Different notice periods may apply.

Month-to-Month Tenants

No fixed lease end date? Your landlord can end the tenancy with proper notice. Usually one full rental period, which is typically 30 days. They don’t need a reason. But they still can’t discriminate or retaliate.

Roommate Issues

Multiple people on the lease? Each person is responsible for the full rent. If your roommate doesn’t pay their share, you’re on the hook. Your landlord can evict everyone. But you can sue your roommate later for their share.

Not sure what applies to you? Look at your specific lease terms and situation.

What Happens to Your Belongings?

You moved out. Or the sheriff removed you. Your stuff is still there. Now what?

Minnesota law protects your property. Landlords can’t just throw it away.

The 28-Day Rule

Your landlord must inventory your belongings. They must store them for 28 days. They must notify you where the items are stored. You have 28 days to contact them and arrange pickup.

After 28 days, if you haven’t claimed your stuff, the landlord can sell it or dispose of it. They can charge you reasonable storage fees.

Getting Your Things Back

Contact your landlord immediately. Ask where your belongings are stored. Arrange a specific pickup time. Get everything in writing.

Your landlord can require payment of storage costs before releasing items. But they must be reasonable. If you can’t pay, try to negotiate. Get your essential items first like medications, documents, work equipment.

How to Avoid Eviction

Prevention works better than fighting eviction. Trust me, this works.

Pay Rent on Time

Set up automatic payments if possible. Keep proof of every payment. Get a receipt or confirmation number. If you can’t pay, tell your landlord immediately. Don’t ghost them.

Apply for Assistance

Many programs help with rent. Minnesota has emergency assistance programs. Call 2-1-1 or visit MNBenefits.mn.gov. Contact your county social services. Church groups and nonprofits sometimes help too.

Apply as soon as you know you’ll struggle. Don’t wait until you’re three months behind.

Know Your Lease

Read your lease carefully. Understand what’s allowed and what’s not. Follow the rules about guests, pets, and noise. Get permission before making changes to the unit.

Communicate

Having a problem? Tell your landlord in writing. Email or text works. Document everything. Keep copies of all communications.

Keep the Unit Clean

Don’t damage the property beyond normal wear and tear. Report maintenance issues promptly. Take photos when you move in and when you move out.

Pretty straightforward, right?

Criminal Penalties for Illegal Evictions

Landlords who break the law face serious consequences. This isn’t just a slap on the wrist.

Unlawful Ouster

This is a misdemeanor crime in Minnesota. If convicted, landlords can face up to 90 days in jail and fines up to $1,000. Plus you can sue them in civil court for damages.

Civil Penalties

You can recover actual damages from illegal evictions. The cost of a hotel while locked out. Lost wages from missing work. Damaged belongings.

Plus you might get statutory damages. $500 for each privacy violation. $250 or actual damages for illegal retaliation. Reasonable attorney fees.

The court can also order your landlord to let you back in. Restore utilities immediately. Stop harassment.

Basically, illegal evictions cost landlords way more than just going through the legal process.

Recent Law Changes You Should Know

Minnesota keeps updating tenant protections. Stay informed.

2024 Changes

The 14-day notice requirement for unpaid rent started January 1, 2024. Before this, landlords could file immediately in some cases. Now they must wait 14 days minimum statewide.

2025 Updates

Some cities extended notice periods further. Minneapolis went to 30 days as of March 1, 2025. More cities are considering similar protections.

Landlords can’t deny applications based on pending evictions anymore. Effective January 1, 2025. If the eviction didn’t result in a final judgment, landlords can’t use it against you.

What This Means

Tenants have more time to find help. More opportunities to avoid eviction. Better protection of rental records.

But landlords must adjust their procedures. Update their forms. Train their staff. Follow the new rules carefully.

Resources and Where to Get Help

You don’t have to handle this alone. Seriously. Lots of free help is available.

Legal Help

Legal Aid: Call 1-877-696-6529. LawHelpMN.org: Find resources and local offices. Mid-Minnesota Legal Aid: Serves many Minnesota counties. Conflict Resolution Center: Free or low-cost mediation.

Financial Assistance

Call 2-1-1 for United Way referrals. Visit MNBenefits.mn.gov to apply online. Contact your county or Tribal social services. Check with local churches and nonprofits.

Tenant Rights Organizations

HousingLink.org: Education and resources. Minnesota Attorney General’s Office: Landlord-tenant handbook. Minnesota Department of Human Rights: Discrimination complaints at 800-657-3704.

Court Self-Help

Minnesota Judicial Branch website (www.mncourts.gov) has forms and guides. Housing Court in Hennepin County: 612-348-5186. Housing Court in Ramsey County: 651-266-8230.

Don’t wait until the last minute. Get help early when you have more options.

Frequently Asked Questions

Can my landlord evict me without going to court?

No. All evictions in Minnesota must go through the court system. Self-help evictions like changing locks or shutting off utilities are illegal. If this happens, call the police and contact Legal Aid immediately.

How long do I have to move after an eviction judgment?

Typically 24 hours once the Writ of Recovery is issued. You can ask the judge for up to 7 days if you have a hardship. If you don’t leave voluntarily, the sheriff will remove you.

Will an eviction ruin my rental history forever?

Not necessarily. Some evictions can be expunged from your record. If the case was dismissed, you settled, or you won, you can request expungement. Even with an eviction on your record, landlords can’t deny you based solely on pending evictions that didn’t result in final judgments.

Can I withhold rent if my landlord won’t make repairs?

It’s risky. You can’t just stop paying. But you can file a Rent Escrow action with the court. The judge orders you to deposit rent with the court while repairs happen. This protects you legally while forcing the landlord to fix problems.

What if I can’t afford to pay all the back rent?

Apply for emergency assistance immediately. Contact 2-1-1 or your county social services. Many programs help with rent arrears. Even if you can only pay part, it shows good faith. Your landlord might work out a payment plan. Get any agreement in writing.

Final Thoughts

Minnesota eviction laws balance landlord and tenant rights. Both sides have protections. Both sides have responsibilities.

If you’re a tenant facing eviction, don’t panic. Know your rights. Get help early. Show up to court. You have more options than you think.

If you’re a landlord, follow the process exactly. One mistake can get your case dismissed. The rules exist for good reasons. Work within them.

When in doubt, get legal advice. Free resources exist. Use them.

Now you know the basics. Stay informed, document everything, and protect your rights.