AI Minnesota Residential Lease Agreement

This Residential Lease Agreement (this "Agreement") is entered into as of [[Agreement Date]] by and between [[Landlord Full Name]] ("Landlord"), whose address for notices is [[Landlord Mailing Address, City, State, ZIP]], and [[Tenant Full Name(s)]] (jointly and severally, "Tenant"). Landlord and Tenant agree as follows.

Minnesota Statute Chapter 504B governs residential tenancies in Minnesota. This Agreement incorporates the mandatory provisions and required disclosures under §504B, including landlord identification, security deposit handling, and habitability obligations.

1. Definitions

"Premises" means the residential dwelling unit described in Section 2 together with any included parking, storage, or furnishings. "Rent" means all periodic rent and other monetary obligations of Tenant under this Agreement. "Lease Term" means the period specified in Section 3. "Security Deposit" means the sum paid under Section 6 and held pursuant to Minn. Stat. § 504B.178. "Habitability" means compliance with all applicable health, safety, building, and housing codes. Words importing the singular include the plural and vice versa.

2. Premises; Parking; Storage; Furnishings

Landlord leases to Tenant the residential dwelling unit located at:

[[Property Full Street Address, City, Minnesota, ZIP Code]]

(the "Premises").

Assigned parking: [[Assigned Parking Space(s) or "None"]].

Storage: [[Storage Area Description or "None"]].

Furnishings, appliances, and other items included: [[List of Included Furnishings and Appliances or "See attached Move-In Checklist"]].

Tenant acknowledges having inspected the Premises and accepts the Premises in its present condition, subject only to the items noted on the Move-In Inventory and Condition Report attached as Exhibit A, except as otherwise required by law to be repaired by Landlord.

The Premises shall be used and occupied solely as a private residence by Tenant and the authorized occupants listed in Section 8. No other use is permitted without Landlord's prior written consent.

3. Term; Possession; Holdover

3.1 Lease Term. The Lease Term is [[Lease Term Length (e.g. 12 months)]], beginning on [[Lease Start Date]] and ending on [[Lease End Date]] (the "Expiration Date"), unless sooner terminated or extended as provided herein.

3.2 Early Possession. If Landlord is unable to deliver possession of the Premises on the Lease Start Date due to causes beyond Landlord's reasonable control, Rent shall abate until possession is delivered. If possession is not delivered within [[Delay Period e.g. 7 days]] after the Lease Start Date, Tenant may terminate this Agreement by written notice and receive a full refund of all prepaid sums.

3.3 Holdover. If Tenant remains in possession after the Expiration Date without Landlord's written consent, Tenant shall become a holdover tenant. Holdover rent shall be [[Holdover Rent Amount or Percentage e.g. 150% of Monthly Rent]] per month (prorated daily), and Tenant shall be liable for all actual damages incurred by Landlord, including but not limited to lost rent and costs of securing a new tenant.

3.4 Month-to-Month After Term. If Landlord accepts Rent after the Expiration Date without a new written lease, the tenancy shall convert to month-to-month on the same terms, subject to termination by either party upon proper written notice under Minnesota law.

4. Rent; Payment

Tenant agrees to pay Rent in the amount of [[Monthly Rent Amount]] per month, due and payable in advance on the [[Due Day of Month e.g. 1st]] day of each calendar month during the Lease Term. Rent shall be paid to [[Payee Name or "Landlord"]] at [[Payment Address or Electronic Payment Instructions]] by [[Payment Methods e.g. personal check, cashier's check, money order, electronic funds transfer]] without demand, deduction, or offset.

The first month's Rent shall be prorated on a daily basis if the Lease Term commences on a day other than the first day of the month. Partial payments or late acceptance of Rent shall not constitute a waiver of any default or of Landlord's right to pursue remedies.

5. Late Charges; Returned Payments; Grace Period

5.1 Grace Period. Rent is due on the date specified. A grace period of [[Grace Period Days e.g. 0 or as agreed]] days applies before late charges may be assessed, consistent with the lease terms and applicable law.

5.2 Late Charge. If Rent is not received by the end of any applicable grace period, Tenant shall pay a late charge of [[Late Fee Amount or "a reasonable amount not to exceed limits under law"]]. Late fees must be reasonable.

5.3 Returned Payment. A fee of [[Returned Check or NSF Fee e.g. $30]] shall be charged for any payment returned for insufficient funds or other reason. After [[Number e.g. two]] returned payments in any twelve-month period, Landlord may require future payments in certified funds.

6. Security Deposit

6.1 Amount and Payment. Upon execution of this Agreement, Tenant shall pay a Security Deposit of [[Security Deposit Amount]]. Minnesota law does not impose a uniform statewide cap on security deposits, although local ordinances in certain cities (such as Minneapolis) may limit amounts. The Security Deposit secures Tenant's faithful performance of all terms of this Agreement.

6.2 Permissible Deductions. The Security Deposit may be applied to:

1. Unpaid Rent.

2. Costs to repair damage to the Premises or its contents caused by Tenant, occupants, or guests beyond ordinary wear and tear.

3. Costs to clean the Premises to return it to the move-in condition documented in Exhibit A (ordinary wear and tear excepted).

4. Any other amounts Tenant owes under this Agreement or permitted by Minn. Stat. § 504B.178.

6.3 Return Deadline and Itemization. Within 21 days (three weeks) after termination of the tenancy and Tenant's vacating of the Premises, and after receipt of Tenant's forwarding address or delivery instructions, Landlord shall either:

1. Return the Security Deposit in full to Tenant; or

2. Furnish Tenant a written statement itemizing the specific reasons for withholding any portion, together with payment of any balance due to Tenant.

Failure to comply with the return and statement requirements may subject Landlord to liability under Minn. Stat. § 504B.178, including damages up to the amount wrongfully withheld plus penalties.

6.4 Interest. Landlord shall pay interest on the Security Deposit at the rate required by Minn. Stat. § 504B.178 (generally one percent per annum or as updated by statute or commissioner). Interest shall be paid when the deposit is returned or applied.

6.5 No Application to Last Month's Rent. Tenant may not apply the Security Deposit as payment for the last month's Rent unless Landlord consents in writing.

6.6 Forwarding Address. Tenant shall provide Landlord a written forwarding address within [[e.g. 5 days]] after vacating. Failure to provide an address may delay or affect the accounting.

7. Utilities and Services

Tenant shall be responsible for payment of the following utilities and services: [[List Tenant-Paid e.g. electricity, gas, water/sewer, trash (if not included), internet, cable]].

Landlord shall be responsible for: [[List Landlord-Paid e.g. none / trash / water if master metered]].

Tenant shall have all tenant-paid utilities placed in Tenant's name as of the Lease Start Date and shall maintain service throughout the Lease Term. Landlord is not responsible for interruptions of utility service beyond Landlord's reasonable control.

8. Occupants and Guests

The Premises shall be occupied only by Tenant and the following additional authorized occupants:

[[Full Names and Ages or Relationships of Additional Occupants or "None"]].

No other persons may reside at the Premises for a period longer than [[Guest Limit e.g. 14 consecutive days or 30 total days in any calendar year]] without Landlord's prior written consent. Unauthorized occupants constitute a material breach.

9. Use of Premises; Compliance with Law; Nuisance

Tenant shall use the Premises solely as a private dwelling. Tenant, occupants, and guests shall:

1. Comply with all present and future laws, ordinances, rules, and orders of any governmental authority.

2. Not create or permit any nuisance, noise, or disturbance that unreasonably interferes with the peaceful enjoyment of neighbors or other tenants.

3. Not engage in or permit any illegal activity on or about the Premises.

4. Not conduct any business or commercial activity requiring customer traffic, signage, or special permits without prior written Landlord consent.

10. Pets and Assistance Animals

Pet Policy: [[Pet Policy e.g. No pets allowed without prior written consent and additional pet deposit or rent / Pets permitted subject to rules]].

No pet or animal may be kept on the Premises without Landlord's prior written consent, except for a service animal or assistance animal as required by fair housing laws. Tenant is fully responsible for any damage, odor, waste, nuisance, or injury caused by any animal. Landlord may require removal of any animal that violates policy or causes problems.

11. Smoking and Vaping

Smoking Policy: [[Smoking Policy e.g. No smoking or vaping of any kind inside the Premises or within 25 feet of entrances / Smoking permitted only in designated outdoor areas]].

Tenant shall be responsible for all costs to remediate damage from smoke or vapor, including but not limited to cleaning, painting, and deodorizing beyond ordinary wear and tear.

12. Vehicles and Parking

Only currently registered, operable motor vehicles may be parked in assigned spaces. Inoperable, abandoned, or unauthorized vehicles may be towed at the owner's expense after notice required by law. Tenant shall comply with all posted parking rules and not block access or fire lanes.

13. Landlord's Obligations, Habitability and Maintenance

Landlord shall maintain the Premises in a habitable condition as required by Minn. Stat. § 504B.161 and applicable codes, including but not limited to:

1. Compliance with all applicable building, housing, and health codes affecting health and safety.

2. Maintaining structural components, roof, exterior, plumbing, heating, electrical, and HVAC systems in good working order.

3. Keeping common areas clean, safe, and sanitary.

4. Supplying running water, reasonable amounts of hot water, and reasonable heat.

5. Maintaining supplied appliances in safe working order.

6. Providing and maintaining functioning smoke detectors and carbon monoxide detectors as required by Minnesota law.

14. Tenant's Obligations, Care of Premises

Tenant shall, at all times:

1. Keep the Premises in a clean, sanitary, and safe condition.

2. Dispose of all garbage, rubbish, and waste in appropriate receptacles.

3. Use all electrical, plumbing, heating, and other systems and appliances in a reasonable and proper manner.

4. Not deliberately or negligently damage, destroy, deface, or remove any part of the Premises or its fixtures or appliances.

5. Promptly notify Landlord in writing of any defective condition, needed repairs, or unsafe situation.

6. Replace HVAC filters, light bulbs, and batteries in smoke/CO detectors as needed.

7. Not permit any guest or occupant to violate these obligations.

8. Maintain any yard, lawn, or landscaping as agreed: [[Yard Maintenance Responsibility e.g. Tenant / Landlord]].

15. Repair Requests and Emergencies

Routine repair requests shall be submitted in writing to [[Landlord or Manager Contact Name, Phone, Email, or Portal]].

For life-threatening or urgent safety emergencies (fire, gas leak, major water leak, no heat in winter, etc.), Tenant shall immediately contact emergency services if appropriate and then notify Landlord or the emergency contact: [[Emergency Contact Name and Phone Number]].

Tenant's failure to promptly report a known condition that causes further damage may limit remedies.

16. Alterations, Improvements, and Locks

Tenant shall not make any alterations, additions, improvements, or installations (including painting, wallpaper, antennas, satellite dishes, security systems, or locks) without Landlord's prior written consent. Any approved alterations become Landlord's property upon installation unless otherwise agreed in writing. Tenant shall not change or add locks without immediately providing Landlord a copy of the new key(s).

17. Landlord's Right of Entry

Landlord may enter the Premises:

1. In case of emergency without prior notice.

2. To make repairs, decorations, alterations, or improvements, supply services, or exhibit the Premises to prospective tenants, purchasers, lenders, contractors, or inspectors, upon reasonable notice (typically at least 24 hours where practicable under Minn. law and lease terms).

3. To inspect for compliance with the lease and law, upon reasonable notice.

Entry shall occur during reasonable hours (generally 8:00 a.m. to 6:00 p.m.) except in emergencies. Landlord shall not abuse the right of entry or use it to harass Tenant.

18. Renter's Insurance and Waiver of Subrogation

Tenant is strongly encouraged (and may be required by Landlord) to maintain renter's insurance with personal liability coverage of at least [[Minimum Liability Amount e.g. $100,000]] throughout the Lease Term and to provide proof upon request. Landlord's insurance does not cover Tenant's personal property or liability.

Each party waives claims against the other to the extent covered by their insurance and shall obtain any required waiver of subrogation from their insurer.

19. Liability and Indemnification

Except to the extent caused by Landlord's negligence, willful misconduct, or violation of law, Tenant shall indemnify, defend, and hold Landlord harmless from and against all claims, damages, losses, and expenses (including reasonable attorneys' fees) arising out of Tenant's use or occupancy of the Premises or the acts or omissions of Tenant, occupants, or guests. Landlord is not liable for loss or damage to Tenant's personal property from any cause.

20. Assignment and Subletting

Tenant shall not assign this Agreement or sublet the Premises or any part thereof without Landlord's prior written consent. Consent may be withheld or conditioned in Landlord's reasonable discretion. Any attempted assignment or sublease without consent is void and a material breach. Subletting is governed by a separate sublease agreement if approved; the original Tenant remains fully liable to Landlord for all obligations.

21. Rules, Regulations, and Association Requirements

Tenant shall comply with any Rules and Regulations attached as Exhibit B, as reasonably amended by Landlord on written notice. If the Premises are subject to a homeowners association, condominium declaration, or similar, Tenant shall comply with all applicable rules, bylaws, and declarations: [[HOA/Condo Reference or "N/A"]]. Landlord shall provide copies upon request.

22. Damage or Destruction

If the Premises are damaged by fire or other casualty not caused by Tenant and become uninhabitable, Rent shall abate proportionally. If repairs cannot be completed within [[Repair Period e.g. 30-60 days]], either party may terminate this Agreement on written notice. Landlord shall return any prepaid Rent and the Security Deposit (subject to lawful deductions) promptly upon termination.

23. Condemnation

If all or a substantial part of the Premises is taken by eminent domain or condemnation, this Agreement shall terminate as of the date possession is required, Rent shall be prorated, and Tenant shall have no claim to any award except as permitted by law for relocation assistance.

24. Default by Tenant; Remedies

24.1 Nonpayment. If Tenant fails to pay Rent when due, Landlord may give written notice requiring payment or vacation within the period required by Minn. Stat. § 504B (typically 14 days or as applicable for the breach type). If not cured, Landlord may terminate and pursue eviction.

24.2 Other Material Breach. For material noncompliance (other than nonpayment), Landlord shall provide written notice specifying the breach and giving Tenant a reasonable opportunity to cure (typically 14 days or as provided by statute). If not cured, Landlord may terminate.

24.3 Remedies. Upon termination for default, Landlord may recover possession, unpaid Rent, damages, costs of re-renting (mitigation required), and reasonable attorneys' fees as permitted by law, and may apply the Security Deposit.

24.4 No Self-Help Eviction. Landlord shall not use self-help methods (changing locks, shutting off utilities, removing property) to evict Tenant. All evictions must proceed through lawful court process under Minnesota law.

25. Default by Landlord; Tenant's Remedies

If Landlord materially fails to maintain habitability or comply with obligations under § 504B.161 or this Agreement, Tenant shall give written notice. If Landlord fails to remedy within a reasonable time, Tenant may pursue remedies under Minn. Stat. § 504B, which may include rent abatement, repair-and-deduct in limited cases (if authorized), termination, damages, and attorneys' fees. Tenant shall not withhold Rent except as expressly authorized by law or court order.

26. Abandonment

If Tenant abandons the Premises (fails to occupy, removes belongings, and does not pay Rent), Landlord may take possession and dispose of remaining personal property only as authorized by Minnesota law after any required notice.

27. Surrender of Premises

Upon termination, Tenant shall:

1. Vacate completely and remove all personal property.

2. Return all keys, access devices, and remotes.

3. Leave the Premises in broom-clean condition, free of damage beyond ordinary wear and tear, as documented in Exhibit A.

4. Provide written forwarding address for Security Deposit return.

5. Complete any required final inspection walkthrough if offered.

28. Notices

All notices shall be in writing. Notices to Tenant may be delivered personally, left with a person of suitable age at the Premises, posted conspicuously on the main entry door, or mailed by first-class mail to the Premises (and deemed received 3 days after mailing). Notices to Landlord shall be sent to the address in the preamble or such other address as Landlord designates in writing. Electronic notice is effective only if the parties agree in writing.

29. Notices Required by Minnesota Law, Landlord Identification

Pursuant to Minn. Stat. § 504B.181, Landlord discloses:

Landlord Name: [[Landlord Full Name]]

Address for Notices and Service: [[Landlord Mailing Address, City, MN ZIP]]

Phone: [[Landlord Phone]]

Email (optional): [[Landlord Email]]

If Landlord is an entity or uses a manager, the authorized agent information is: [[Agent or Manager Name, Address, Phone]].

30. Lead-Based Paint Disclosure (Pre-1978 Housing)

If the Premises were built before 1978:

Landlord discloses known lead-based paint and/or lead-based paint hazards: [[Known Hazards or "None known to Landlord"]].

Tenant acknowledges receipt of the federal pamphlet "Protect Your Family From Lead in Your Home" and any required disclosure form (Exhibit C). This is required by 42 U.S.C. § 4852d.

31. Other Disclosures

31.1 Smoke and Carbon Monoxide Detectors. Landlord has installed and will maintain required smoke detectors and carbon monoxide detectors as mandated by Minnesota law and local code. Tenant shall test detectors monthly, replace batteries as needed, and not disable or remove them.

31.2 Sex Offender Registry. Information regarding registered predatory offenders may be obtained from the Minnesota Bureau of Criminal Apprehension at https://por.state.mn.us/ or local law enforcement.

31.3 Bed Bugs and Other Pests. Landlord discloses any known current bed bug infestation: [[Known Infestation Details or "None known"]]. Tenant shall promptly report any suspected infestation.

31.4 Shared Utilities or Submetering. If applicable: [[Description of any shared metering or allocation method or "N/A"]].

31.5 Methamphetamine or Hazardous Contamination. Landlord discloses any known prior manufacture of methamphetamine or other hazardous contamination on the Premises: [[Disclosure or "None known"]].

32. Move-In and Move-Out Condition Report

Tenant shall complete, sign, and return the Move-In Inventory and Condition Report (Exhibit A) within [[Days e.g. 5]] days after taking possession. Failure to do so constitutes acceptance of the Premises in the condition described by Landlord. The report will be used to determine Security Deposit deductions at move-out. Landlord shall offer a final inspection option consistent with Minn. Stat. § 504B.182 where applicable.

33. Retaliation Prohibited

Landlord shall not retaliate against Tenant for exercising rights under Minn. Stat. § 504B or reporting code violations, by increasing Rent, decreasing services, or threatening or commencing eviction, as prohibited by law.

34. Domestic Violence Protections

A Tenant who is a victim of domestic violence, sexual assault, or stalking may have rights to early termination or other protections under Minn. Stat. § 504B.206 and related provisions upon proper notice and documentation to Landlord.

35. Servicemembers Civil Relief Act

A servicemember or dependent may terminate this Agreement early upon qualifying military orders as provided by 50 U.S.C. § 3955.

36. Governing Law; Venue; Severability

This Agreement is governed by the laws of the State of Minnesota, including Minn. Stat. Chapter 504B. Any legal action shall be brought in the county where the Premises are located. If any provision is held invalid or unenforceable, the remainder shall continue in full force.

37. Entire Agreement; Amendments; Waiver

This Agreement, including all exhibits and addenda, constitutes the entire agreement and supersedes all prior negotiations and representations. Amendments must be in writing and signed. No waiver of any breach shall be a waiver of any other or subsequent breach. Time is of the essence.

38. Electronic Signatures and Counterparts

This Agreement may be signed in counterparts and by electronic signature (including DocuSign or similar), each of which shall have the same force as an original under Minnesota law.

39. Attorneys' Fees

In any action or proceeding to enforce rights under this Agreement, the prevailing party may recover reasonable attorneys' fees and costs to the extent permitted by Minnesota law.

40. Joint and Several Liability

All persons signing as Tenant are jointly and severally liable for all obligations under this Agreement.

41. Addenda and Exhibits

The following are attached and incorporated:

• Exhibit A: Move-In Inventory and Condition Report

• Exhibit B: Rules and Regulations

• Exhibit C: Lead-Based Paint Disclosure and Pamphlet (if pre-1978)

• Exhibit D: Pet Addendum (if applicable): [[Pet Addendum or "N/A"]]

• Exhibit E: Additional Addenda: [[Description or "None"]]

• [[Other Addenda as Needed]]

Signatures

LANDLORD

By: _______________________________
Printed Name: [[Landlord Signatory Name]]
Title (if applicable): [[Title or Owner]]
Date: ________________, -

TENANT(S)

_______________________________
Printed Name: [[Primary Tenant Full Name]]
Date: ________________, -

_______________________________
Printed Name: [[Additional Tenant Full Name]]
Date: ________________, -

GUARANTOR (if any)

The undersigned guarantees all of Tenant's obligations under this Agreement.

By: _______________________________
Printed Name: [[Guarantor Full Name]]
Address: [[Guarantor Address]]
Date: ________________, -

*Template, not professional legal advice. This document is provided for informational and template purposes only. Minnesota residential tenancy law is governed by Minn. Stat. Chapter 504B and applicable local ordinances. Consult a licensed Minnesota attorney, the Minnesota Attorney General's office, or a qualified housing counselor before using or relying on this document. Statutes and requirements are current as of June 2026; always verify the most current law and any municipal rules applicable to the property.*

Primary statutory references: Minn. Stat. §§ 504B.001 et seq. (residential landlord and tenant); § 504B.161 (landlord to maintain habitable premises); § 504B.178 (security deposits; interest; 21-day/3-week return; damages); § 504B.181 (landlord or agent disclosure); § 504B.182 (inspections); § 504B.206 (domestic abuse tenant protections); § 504B.211 (tenant right to privacy / entry rules); federal lead disclosure (42 U.S.C. § 4852d); SCRA (50 U.S.C. § 3955). Local ordinances may impose additional requirements (e.g., Minneapolis security deposit limits). As of June 2026., -

End of Minnesota Residential Lease Agreement