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Minnesota Standard Residential Lease

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MINNESOTA STANDARD RESIDENTIAL LEASE

Landlord and Tenant agree to the following terms.

TENANTS. (Each adult who signs this Lease is a "Tenant.")

OTHER OCCUPANTS.

LANDLORD.

The Premises (“Premises”) includes dwelling unit number at (street address) (city) MN (zip code)

and garage no. storage unit no. parking stall no.

Term of Lease. (Write number of months or "month-to-month.")

Starting Date of Possession Ending Date of Possession (if known)

Monthly Rent $ Security Deposit $

Late Fee $

OTHER CHARGES (specify)

RECEIPT. RECEIVED FROM TENANT BY LANDLORD AT THE SIGNING OF THIS LEASE:

FIRST MONTH’S RENT PAID IN ADVANCE
FIRST MONTH’S UTILITIES PAID IN ADVANCE
LAST MONTH'S RENT PAID IN ADVANCE
SECURITY DEPOSIT PAID IN ADVANCE
FIRST MONTH’S RENT FOR GARAGE PAID IN ADVANCE
FIRST MONTH’S RENT FOR STORAGE UNIT PAID IN ADVANCE
OTHER (Specify) , PAID IN ADVANCE
TOTAL RECEIVED FROM TENANT:

Notice. Under Minnesota law, the landlord of a single-metered residential building is the bill payer responsible and shall be the customer of record contracting with the utility for utility services. Utilities and Services will be paid as follows.

UTILITIES: Included in Rent / Not Included in Rent; Paid or Billed Separately

UTILITY OR SERVICE Choice No. 1
Landlord Pays Service Provider		 Choice No. 2
Tenant Pays Directly to Service Provider		 Choice No. 3
Tenant Pays Landlord		 Choice No. 4
Tenant Pays Landlord for a Portion
Natural Gas
Water & Sewer
Electricity
Fuel Oil
Garbage Collection
Telephone
Cable Communication
Association Fees
Other Utility or Service (Specify)

NOTE: If either Choice No. 3 or Choice No. 4 is checked for any utility or service, Landlord must complete Part 35 of this Lease before Tenant signs.

Caution: Minneapolis and other cities might prohibit the apportioning of utilities (Choice No. 4).

CHECK APPLIANCES INCLUDED

Refrigerator

Kitchen Stove

Microwave

Dishwasher

Trash Compacter

Clothes Washer

Clothes Dryer

Window Unit Air Conditioner

Gas Grill

Other

The person authorized to manage the Premises is

Name

Street Address, (not P.O. Box)

City, State, Zip code Telephone

The Landlord or agent authorized to accept service of process and receive and give receipts for notices is

Name

Street Address, (not P.O. Box)

City, State, Zip code Telephone

List any additional agreements here. Attach a copy of each additional agreement to each copy of the Lease.

TERMS OF THIS LEASE.

1. OCCUPANCY AND USE. Only the Tenants and Occupants listed above may live in the Premises, except as allowed by law. The Premises, Utilities and Services shall be used only for common residential uses.

2. RENT. Tenant shall pay Rent in advance on or before the first day of every month. Tenant shall pay the Rent at or other reasonable place requested by Landlord.

3. LATE FEE AND RETURNED CHECK FEE. If Landlord does not receive the rent by the fifth day of the month, Tenant must pay any late fee listed above as additional rent if requested in writing by Landlord.

4. SECURITY DEPOSIT. Landlord may use the security deposit to cover Tenant’s failure to pay rent or other money due Landlord and to return the Premises to its condition at the start of the tenancy except for ordinary wear and tear.

5. EACH TENANT RESPONSIBLE. Each Tenant is responsible for all money due to Landlord under this Lease, not just a proportionate share.

6. TENANT PAYS FOR DAMAGE. Tenant shall pay for all loss, cost, or damage caused by the willful or irresponsible conduct of Tenant or by a person under Tenant’s direction or control.

7. LANDLORD’S NON-WAIVER. Payments other than rent are due when Landlord demands them from Tenant.

8. ATTORNEY’S FEES. The court may award reasonable attorney’s fees and costs to the party who prevails in a lawsuit about the tenancy.

9. PREMISES INSPECTION. Landlord and Tenant inspected the Premises together and signed an inspection sheet before signing this Lease.

10. LANDLORD’S PROMISES. The Premises and all common areas are fit for the use intended by Landlord and Tenant. Landlord shall make necessary repairs and keep the Premises up to code unless caused by Tenant.

11. TENANT’S PROMISES. Tenant shall not allow damage to the Premises, waste Utilities or Services, make no alterations, keep the Premises clean, and not unreasonably disturb others.

12. TENANT’S TELEPHONE. Tenant shall give Landlord the Tenant’s home phone number within 2 days after service is started or the phone number is changed.

13. RESTRICTIONS. Tenant shall not have water beds, pets without approval, add or change locks, or keep prohibited vehicles on the Premises.

14. LANDLORD’S RIGHT TO ENTER. Landlord may enter the Premises for a reasonable business purpose after good faith effort to give notice, or in an emergency.

15. DAMAGE OR INJURY TO TENANT OR TENANT’S PROPERTY. Landlord is not responsible for damage not caused by a willful or negligent act or failure to act of Landlord.

16. NOTICE OF DANGEROUS CONDITIONS. Tenant shall promptly notify Landlord of any conditions that might cause damage to the Premises or waste utilities or services.

17. SUBLETTING. Tenant shall not sublet or assign this Lease without Landlord’s written consent.

18. MOVING OUT OR HOLDING OVER. Tenant must move out not later than 11:59 p.m. on the Ending Date.

19. NOTICE IF LEASE BECOMES MONTH-TO-MONTH. Written notice is required by Landlord or Tenant to end the Lease.

20. VACATING. When moving out, Tenant must leave the Premises in the same condition, vacate completely, provide forwarding address, and return all keys.

21. PREMISES DESTROYED, UNINHABITABLE OR UNFIT FOR OCCUPANCY. Either party may end the Lease under stated conditions.

22. BREACH OF LEASE [RE-ENTRY CLAUSE]. If Tenant materially breaches this lease, Landlord may demand possession or bring an eviction action.

23. DUTY TO PAY RENT AFTER EVICTION OR SURRENDER. Rent is due even if Tenant surrenders the Premises or is evicted.

24. SUBORDINATION. This lease is subordinate to any mortgage against the Premises.

25. EXERCISE OF RIGHTS AND REMEDIES. Either party may use any or all of its legal rights and remedies.

26. SUBROGATION. Tenant and Landlord give up all rights of subrogation against the other for loss or damage covered by insurance.

27. TERMS. Singular terms include the plural and plural terms include the singular.

28. MISREPRESENTATIONS. Any materially false statement made by either Landlord or Tenant is a breach of this Lease.

29. ATTACHMENTS ARE PART OF LEASE. NO ORAL AGREEMENTS. Attachments are part of this Lease and no oral agreements have been made.

30. NOTICES. A notice or demand mailed to or handed to any one of the Tenants named above is notice to all Tenants.

31. NOTICE OF PROHIBITION AGAINST UNLAWFUL ACTIVITIES. Landlord and Tenant shall not allow controlled substances, prostitution-related activity, or unlawful firearms use on the property.

32. LEAD PAINT WARNING AND DISCLOSURE. HOUSING BUILT PRIOR TO 1978.

Housing built before 1978 may contain lead-based paint. Lead exposure is especially harmful to young children and pregnant women.

A. Hazards Disclosed.

B. Reports Disclosed.

C. Tenant’s Acknowledgment. Tenant has received the records or reports noted above and a copy of the pamphlet.

Tenants’ initials

D. Agent’s Acknowledgment. Agent has informed Landlord of Landlord’s obligations and is aware of agent’s responsibility to ensure compliance.

Agent’s initials

By signing below, Landlord, Tenant and Agent certify the accuracy of the statements in the above paragraph.

Landlord

Date

Tenant

Date

Agent

Date

33. CHANGES TO LEASE. Landlord and Tenant may change the terms of this Lease in writing.

34. SMOKING. (check one)

Tenant may allow smoking on the Premises.

Tenant shall not allow smoking on the Premises.

35. UTILITIES SERVICE NOTICE. If any of the utilities or services on Page 1 of this Lease is rebilled to Tenant or apportioned by Landlord and billed to Tenant, then this Part 35 becomes part of the Lease and must be completed by Landlord.

A. REBILLED UTILITIES (Under Choice No. 3).

B. APPORTIONED UTILITIES UNDER A SINGLE-METERED SERVICE (Under Choice No. 4).

For the most recent calendar year, actual utility bills were:

Year

36. ADDITIONAL TERMS.

LANDLORD

Date

Date

Date

Date

TENANTS

Date

Date

Date

Date

RECEIPT BY TENANT(S)

I have received a signed original or copy of this Lease.

TENANTS:

Date:

Date:

Date:

Date:

FIRST INSPECTION (MOVING IN) OF [ADDRESS]:

Condition (Check if OK) / Comments

LAST INSPECTION (MOVING OUT) OF [ADDRESS]:

Condition (Check if OK) / Comments

LANDLORD

Date signed:

TENANTS

Date signed:

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What the Minnesota Standard Residential Lease Is

The Minnesota Standard Residential Lease is a written lease form commonly used for renting residential property in Minnesota. It sets out the core landlord and tenant responsibilities, term length, rent amount, security deposit rules, maintenance obligations, utilities allocation, entry and notice requirements, subletting restrictions, and procedures for terminating or renewing the tenancy. The template reflects Minnesota landlord-tenant practices and can be adapted for month-to-month or fixed-term arrangements. When properly completed and signed, the lease creates binding contractual obligations between landlord and tenant subject to federal and Minnesota statutes governing electronic signatures and housing law.

Why Use a Standardized Minnesota Lease

Use the Minnesota Standard Residential Lease to document rental terms clearly, reduce disputes, and ensure compliance with state landlord-tenant rules. The form standardizes key provisions such as rent, deposits, repairs, and notice periods while preserving flexibility to add Minnesota-specific clauses.

Why Use a Standardized Minnesota Lease

Who Typically Uses This Lease

Landlords, property managers, and tenants use this lease to document rental terms and reduce ambiguity in Minnesota residential tenancies.

  • Independent landlords managing single properties who want a clear, legally oriented lease document.
  • Professional property managers handling multiple units requiring consistent lease templates and scalable procedures.
  • Tenants seeking clear expectations on rent, repairs, utilities, and move-out conditions.

Attorneys, housing assistance programs, and courts also reference standardized leases when interpreting tenant rights, habitability, and notice obligations.

Core Sections to Include in a Professional Lease

Core sections of the Minnesota Standard Residential Lease outline term, rent, deposits, maintenance, access, defaults, and dispute resolution in a consistent, enforceable format.

Lease Term

Specifies fixed-term or month-to-month tenancy, start and end dates, prorated rent rules, and automatic renewal conditions to prevent misunderstandings at lease commencement and expiration there.

Rent & Deposit

Details monthly rent amount, due date, accepted payment methods, late fees, returned-check fees, and security deposit amount, handling, interest (if any), and lawful deductions at move-out.

Maintenance

Allocates repair responsibilities, routine maintenance, tenant reporting procedures, emergency repairs, and timelines for landlord response to maintain habitability and code compliance under Minnesota law standards.

Entry & Access

Defines landlord's right to enter for inspections, repairs, and showings with required notice periods and acceptable times, balancing tenant privacy and property management needs, including safeguards for both parties.

Defaults & Remedies

Specifies events of default, cure periods, notice procedures, landlord remedies such as termination or rent recovery, and statutory eviction processes under Minnesota law, including attorney-fee provisions.

Termination & Renewal

Covers notice periods for nonrenewal or termination, move-out inspection, security deposit return timelines, holdover tenant rules, and options for lease extension or amendment, including applicable fees.

Essential Information Required in the Lease

Landlord Name: Full legal name and contact information.
Tenant Name(s): All tenants listed as occupants and signatories.
Premises Address: Street, city, state, ZIP; no PO box.
Lease Term: Start date, end date, renewal options.
Rent Amount: Monthly amount, due date, payment method.
Security Deposit: Amount, lawful limit, return conditions.

Step-by-Step: How to Complete the Lease

Follow this sequence to complete and execute the Minnesota Standard Residential Lease accurately online or on paper.

  • 01
    Prepare Document: Enter landlord, tenant, premises, and term details precisely.
  • 02
    Confirm Terms: Verify rent, deposit, utilities, rules, and pet policies.
  • 03
    Signatures: All tenants and landlord sign and date in signature blocks.
  • 04
    Deliver Copies: Provide signed copies to all parties and retain originals.

Configuring an Online Signing Workflow

Configure an online workflow for signature routing, reminders, and secure storage using the eSignature platform you select.

Field Configuration
Signer Authentication Email or SMS; add ID verification for higher assurance.
Routing Order Specify signing sequence or parallel signing for multiple parties.
Reminder Settings Set automatic reminders and signature expiry windows.
Document Storage Save signed PDF with audit trail to secure cloud.
Notifications Email confirmations to all parties after final signature.

Typical Delivery, Signing, and Filing Flow

Typical routing for delivery, signature, and final filing of the Minnesota lease using an eSignature workflow.

  • Upload Document: Attach the completed lease PDF or DOCX to the signing workflow.
  • Assign Signers: Enter emails and define signer order or parallel signing.
  • Specify Fields: Place signature, initial, date, and conditional fields where needed.
  • Finalize & Archive: Collect signatures, download final PDF, and store copies for recordkeeping.

Technical Requirements for Digital Execution

Digital signing supports secure remote execution, audit trails, and storage compatible with Minnesota tenancy records.

  • File Formats: PDF, DOCX input; signed output as PDF.
  • Integrations: Connect with property management and cloud storage systems.
  • Authentication Options: Email, SMS codes, or stronger ID verification.

Timing and Notice Deadlines to Note

Key timing considerations for Minnesota residential leases include notice periods, rent due dates, and security deposit deadlines.

Rent Due Date and Grace Period:

Rent is typically due monthly; check lease for specified grace period and late fee terms.

Security Deposit Return Deadline:

Minnesota law requires return timeframe; lease should state inspection and refund schedule to tenant.

Notice to Terminate Month-to-Month:

A tenant or landlord typically provides 30 days' written notice unless lease specifies otherwise.

Lease Renewal and Nonrenewal Notice:

Fixed-term leases should specify renewal procedures and required notice period for nonrenewal.

Emergency Repairs and Response Times:

Landlord must address urgent habitability issues promptly; lease may define response timelines.

Common Preparation Mistakes to Avoid

  • Leaving blank or ambiguous clauses for rent increases, pet policies, or utility allocation leads to disputes and weakens enforceability in Minnesota housing courts.
  • Failing to include precise notice methods and addresses for delivery can invalidate termination notices or delay legal remedies.
  • Using informal initials or signatures without full signature blocks risks rejection in eviction proceedings and questions of signer identity.
  • Neglecting to state pet, smoking, or subletting rules clearly invites unauthorized conduct and complicates eviction or damage claims.

Penalties and Legal Risks from Errors

Invalid Notice: Improper notice can delay eviction.
Deposit Penalties: Failing to return deposit may incur damages.
Illegal Fees: Unlawful charges can be refunded and penalized.
Habitability Suits: Ignored repairs risk tenant litigation.
Eviction Process Delays: Procedural errors extend removal timeline.
Credit and Collections: Unresolved debts may affect credit reports.

Typical Page Users and Signers

Landlord Owner

A private landlord who owns one or a few rental units uses the Minnesota Standard Residential Lease to document terms clearly, set expectations for tenants, and establish procedures for rent collection, repairs, and deposit returns. Clear documentation helps minimize disputes and supports legal enforcement.

Property Manager

A professional property manager applies the lease across multiple units, integrates tenant screening and payment processing, enforces consistent maintenance standards, and relies on standardized clauses to streamline operations and reduce administrative overhead across portfolios.

Choosing Between Fixed-Term and Month-to-Month Forms

Key differences between fixed-term and month-to-month tenancy forms help landlords choose the appropriate Minnesota lease structure for stability or flexibility.

Type Fixed-Term Lease Month-to-Month Lease
Term Length defined period rolling monthly
Notice Required none (term end) 30 days' notice
Rent Changes set in lease change with notice
Stability predictable tenancy greater flexibility

Key Milestones from Listing to Retention

Milestones from listing the unit to lease close and document retention outline the lifecycle of a Minnesota residential lease.

01

Marketing & Application

Advertise unit, collect applications, and screen prospective tenants.

02

Approval & Lease Draft

Prepare the Minnesota Standard Residential Lease with tenant and property details.

03

Execution & Move-In

All parties sign, collect deposit, provide keys, and document condition.

04

Post-Term Retention

Store signed lease and return records per retention policy.

Notarization and Witness Authentication Steps

When notarization or witness acknowledgment is used, follow these authentication steps to ensure admissibility in Minnesota.

01

Prepare ID

Signer presents government-issued photo ID to the notary.

02

Verify Identity

Notary confirms identity via ID, credential analysis, or remote verification.

03

Sign in Notary Presence

Signer signs document in presence of notary or audio-video session.

04

Notary Acknowledgment

Notary completes certificate stating acknowledgment or jurat as required.

05

Record Journal Entry

Notary logs date, signer details, and certificate ID in journal.

06

Audio-Video Record

For RON, retain the recorded session per state retention rules.

07

Attach Notary Certificate

Affix the notary certificate or seal to the executed lease document.

08

Deliver Certified Copy

Provide a copy to the signer and keep an archival copy.

eSignature Vendor Pricing Comparison for Lease Execution Platforms

Common eSignature vendor pricing and feature comparisons relevant when selecting a platform for executing Minnesota lease agreements.

signNow DocuSign Adobe Sign PandaDoc HelloSign
Starting Price $8/user/mo $15/user/mo $14/user/mo $19/user/mo $15/user/mo
Free Trial 7-day trial Varies Varies Varies Varies
Bulk Send Yes Yes Yes Yes No
Audit Trail Yes Yes Yes Yes Yes
HIPAA Compliant Yes Yes Yes No No
Envelope Cap No cap 100 envelopes/user/year Varies Varies Varies

Frequently Asked Questions

Answers to frequent questions about completing, signing, and enforcing the Minnesota Standard Residential Lease, including eSignature and retention concerns.


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