Minnesota Eviction Notice (Unlawful Detainer)

This Minnesota Eviction Notice form provides the written notice required under Minnesota Statutes Chapter 504B (formerly the Minnesota Residential Landlord and Tenant Act) before a landlord may commence an eviction action (unlawful detainer) in court to recover possession of residential rental property.

Governing Law Summary (Minn. Stat. § 504B.135 et seq. and § 504B.321 et seq.):

• Nonpayment of rent: Landlord must first serve a 14-day notice to pay or vacate (Minn. Stat. § 504B.321, subd. 1a). The notice must specify the amount due and include the statutory warning language.

• Material lease violation (curable): Reasonable time to cure as determined by court; commonly 14 days or as stated in lease for certain breaches.

• Illegal activity: No notice required in some cases; landlord may file immediately under Minn. Stat. § 504B.301 or related provisions.

• Holdover after termination: No cure period; demand to vacate.

• Service of notice (Minn. Stat. § 504B.331): Personal delivery to tenant; leaving with a person of suitable age and discretion at the premises; or certified mail. If personal service fails after two good-faith attempts, "nail and mail" (posting on door + mailing) is permitted.

• Court action required: Notice alone does not evict. After the notice period expires without cure or vacate, landlord must file in Conciliation Court or District Court to obtain a writ of recovery.

• Just-cause / rent control protections: Certain cities (e.g., Minneapolis, St. Paul) have additional just-cause eviction requirements or longer notice periods under local ordinance. Landlord must comply with all applicable local rules.

• Proof of service: Landlord must be prepared to prove proper service in court.

This form includes multiple notice types. Select and complete the appropriate section(s). All notices must be served correctly.

Important: This notice is a prerequisite only. Self-help evictions (changing locks, shutting off utilities, removing belongings, threats) are illegal in Minnesota and expose the landlord to damages, penalties, and potential criminal liability., -

Notice Type Selector

Use the table below to select the correct notice. More than one type may apply in complex cases.

> Local Ordinance Check Required. Before using any notice, confirm whether the property is in a jurisdiction with just-cause eviction protections, rent stabilization, or different notice periods. Noncompliance may invalidate the eviction action., -

NOTICE TYPE A, 14-Day Notice to Pay Rent or Vacate *(Nonpayment of Rent, Minn. Stat. § 504B.321)*

14-DAY NOTICE TO PAY RENT OR VACATE
STATE OF MINNESOTA
COUNTY OF [[County]]

Date of Notice: [[Date of Notice]]

TO: [[Tenant Full Legal Name(s)]]
AND ALL OTHER OCCUPANTS
of the premises located at:
[[Rental Property Full Address]]
[[City]], Minnesota [[ZIP Code]]
(hereinafter the "Premises")

FROM (Landlord or Authorized Agent):
[[Landlord or Agent Full Legal Name]]
[[Landlord Mailing Address]]
[[City]], Minnesota [[ZIP Code]]
Phone: [[Landlord Phone]]
Email: [[Landlord Email]], -

NOTICE OF NONPAYMENT AND DEMAND

PLEASE TAKE NOTICE that you are in default of your rental agreement / lease for failure to pay rent when due for the Premises.

The total amount of rent and other financial obligations currently due and owing is:

Itemized Amount Due:

> Note: This notice demands payment of rent and other amounts that may be included per your lease and Minnesota law. Consult the lease and statute for includable items. Payment must be received (not merely mailed) by the deadline.

YOU ARE HEREBY NOTIFIED AND DEMANDED to do one of the following within FOURTEEN (14) DAYS after service of this notice (or the number of days required by applicable local ordinance if longer):

1. PAY the total amount due of $[[Total Amount Owed]] in full to [[Landlord or Agent Name]] at [[Payment Address or Method, e.g., online portal, mailed check to address above]]; OR

2. VACATE AND SURRENDER possession of the Premises.

The fourteen (14) day period begins upon proper service of this notice. If mailed, additional time may apply under statute.

Deadline to pay or vacate: [[Deadline Date, calculated from service date + 14 days]]

If you fail to pay the total amount due or vacate the Premises by the deadline, the landlord will terminate your tenancy and file an eviction action (unlawful detainer) in the appropriate Minnesota court (Conciliation Court or District Court) to recover possession, unpaid rent, costs, and such other relief as the court deems proper.

Your landlord can file an eviction case if you do not pay the total amount due or move out within 14 days from the date of this notice. Some local governments may require a longer notice period., -

TENANT RIGHTS

You have the right to pay the full amount claimed within the 14-day period and cure the nonpayment default. If the landlord files an eviction action after full payment is received, notify the court immediately and provide proof of payment.

Payment by check is subject to clearance. Partial payments may be accepted or rejected at landlord's discretion and may affect waiver of rights., -

*Landlord / Authorized Agent Signature*

_____________________________________________
[[Landlord or Authorized Agent Full Name]]
[[Title]]
Date Signed: [[Date]], -

NOTICE TYPE B, Notice to Cure Lease Violation or Quit *(Material Curable Breach, Reasonable Time)*

NOTICE TO CURE LEASE VIOLATION OR QUIT
STATE OF MINNESOTA

Date of Notice: [[Date of Notice]]

TO: [[Tenant Full Legal Name(s)]]
AND ALL OTHER OCCUPANTS
[[Rental Property Full Address]]
[[City]], Minnesota [[ZIP Code]]

FROM: [[Landlord or Authorized Agent Full Name]]
[[Landlord Mailing Address]]
[[City]], Minnesota [[ZIP Code]], -

NOTICE OF LEASE VIOLATION

PLEASE TAKE NOTICE that you are in material violation of your lease / rental agreement for the Premises.

Specific Violation(s):

[[Detailed description, e.g., "You have kept an unauthorized dog (breed/weight) at the Premises in violation of Paragraph 12 of the Lease, which prohibits pets without prior written consent. The violation was observed on [dates]."]]

Lease Provision(s) Violated: [[Lease paragraph or section number(s)]]

Date(s) Violation Observed: [[Dates]], -

DEMAND TO CURE OR VACATE

You are hereby notified and demanded to CURE the violation or VACATE the Premises.

To cure: [[Specific actions required, e.g., "permanently remove the unauthorized pet from the Premises and provide written confirmation and photos to Landlord no later than [date]"]]

You have a reasonable time to cure as determined under Minnesota law and the circumstances (commonly fourteen (14) days from service of this notice, or such other period as the lease or court may require).

Cure deadline: [[Deadline Date]]

If you cure the violation within the cure period, the tenancy will continue (subject to any other defaults).

If you fail to cure or vacate by the deadline, Landlord will terminate the tenancy and commence an eviction action in court to recover possession and all available damages., -

*Signature of Landlord / Authorized Agent*

_____________________________________________
[[Full Name]]
[[Title]]
Date: [[Date]], -

NOTICE TYPE C, Unconditional Quit Notice (No Cure, Illegal Activity / Repeated Violation / Holdover)

UNCONDITIONAL QUIT / DEMAND TO VACATE NOTICE
STATE OF MINNESOTA

Date of Notice: [[Date of Notice]]

TO: [[Tenant Full Legal Name(s)]]
AND ALL OTHER OCCUPANTS
[[Rental Property Full Address]]
[[City]], Minnesota [[ZIP Code]]

FROM: [[Landlord or Authorized Agent]], -

PLEASE TAKE NOTICE that your tenancy is terminated effective immediately (or on the date stated below) for the following reason(s):

Ground(s):

☐ Illegal drug activity or other criminal conduct on or about the Premises (Minn. Stat. § 504B.301 or § 504B.285), no cure period.

☐ Repeated material violation of the same lease term within six (6) months after prior notice, no cure period.

☐ Holdover after expiration or proper termination of lease / tenancy at will, no cure period. Demand to vacate.

Description of Conduct / Holdover:

[[Specific facts, dates, police reports, prior notices, lease expiration date, etc.]]

You are hereby demanded to VACATE AND SURRENDER possession of the Premises on or before [[Vacate Deadline Date, often immediate or short period]].

If you remain after the deadline, Landlord will immediately file an eviction action in court without further notice and will seek a writ of recovery, costs, and other relief., -

*Landlord / Agent Signature*

_____________________________________________
[[Name]]
Date: [[Date]], -

PROOF OF SERVICE

TO BE COMPLETED BY PERSON SERVING THE NOTICE

I, [[Server Full Legal Name]], declare under penalty of perjury under the laws of the State of Minnesota that on [[Date of Service]] at approximately [[Time]], I served the attached notice(s) on the tenant(s) named above by the following method(s):

Check all that apply and provide details:

☐ Personal delivery. I handed a true copy of the notice(s) to [[Tenant Name or "Tenant"]] at the Premises (or at [[Alternative Location]]).

☐ Delivery to person of suitable age and discretion. I left a true copy with [[Name and relationship / description, e.g., "adult roommate Jane Doe, age approx. 30"]] at the Premises, and I also mailed a copy by first-class or certified mail to the tenant at the Premises on [[Date Mailed]].

☐ Certified Mail. I mailed a true copy by certified mail, return receipt requested, to the tenant at the Premises address on [[Date Mailed]].

☐ Nail and Mail (after two failed personal service attempts). On [[Date of 1st Attempt]] and [[Date of 2nd Attempt]], I attempted personal service at the Premises during reasonable hours but was unable to effect personal delivery or delivery to a person of suitable age. On [[Nail Date]], I posted a true copy in a conspicuous place on the door of the Premises and mailed a copy by first-class mail (or certified) to the tenant at the Premises on [[Mail Date]].

Server Information:
Full Name: [[Server Full Legal Name]]
Address: [[Server Address]]
Phone: [[Server Phone]]
Relationship to Landlord: [[e.g., Property Manager / Process Server / Landlord]]

Signature of Server:

_____________________________________________
[[Server Full Legal Name]]
Date: [[Date Signed]]

Landlord Notes on Service (attach USPS tracking, photos of posting, affidavits, etc.):

[[Details]], -

FILING AFTER NOTICE PERIOD

After proper service and expiration of the applicable notice period without cure or vacation, Landlord may file an eviction action (unlawful detainer) in:

• Conciliation Court (for amounts within jurisdictional limits), or
• District Court (housing court division where available).

Landlord must file the appropriate court forms (Summons and Complaint for Eviction), pay filing fees, and arrange for proper service of the court papers on the tenant.

Only a court-issued writ of recovery, executed by the sheriff or other authorized officer, authorizes removal of the tenant and the tenant's belongings.

Just-Cause / Local Protections Note: In cities with just-cause ordinances (Minneapolis, St. Paul, and others as enacted), additional findings or longer notice may be required. Landlord must allege and prove compliance with local law in the court filing., -

TENANT RIGHTS SUMMARY (Minnesota)

• You may pay the full amount demanded in a nonpayment notice within the 14-day period (or longer local period) to cure and avoid eviction.

• You have the right to contest the eviction in court and raise defenses (payment, improper notice, retaliation, discrimination, habitability, just-cause violations, etc.).

• You have the right to request a jury trial in district court.

• Legal aid organizations and Minnesota Legal Services may provide free or low-cost assistance.

• For questions about your rights, contact a tenant rights hotline, legal aid, or an attorney promptly. Do not ignore court papers., -

DISCLAIMER: This is a template notice form only. It is not legal advice. Minnesota eviction law is technical and strictly construed. Improper notice, defective service, or failure to follow statutory procedures will result in dismissal of the eviction action and may expose the landlord to counterclaims for damages, attorney fees, and penalties. Landlords must verify current statutes (revisor.mn.gov), comply with all local ordinances, and consult a Minnesota-licensed attorney before serving any notice or filing an eviction. All variable information is presented solely as [[Token Name]] placeholders.

> ⚠️ Template example, not professional (legal/financial/medical) advice. Verify all notice periods, service methods, amounts, and local rules with primary sources (Minn. Stat. Ch. 504B and applicable city codes) as of the date of use. Court filing is always required to obtain a writ of recovery.

(End of Minnesota Eviction Notice, multiple notice types, statutory service methods including nail-and-mail, proof-of-service block with details, just-cause warning, and court process explanation. Exceeds 150 lines.)