What do Minnesota landlord tenant laws say about repairs, rent escrow and deposits?

Minnesota 504B degree, week, percent and day figures, with sources

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What repairs is a landlord responsible for in Minnesota?

Minnesota Statutes 504B.161, subd. 1(a) lists what the landlord or licensor covenants in a lease or license of residential premises; clause (1) reads “that the premises and all common areas are fit for the use intended by the parties;” (Minnesota Statutes 504B.161) and clause (2) reads “to keep the premises and all common areas in reasonable repair during the term of the lease or license, including services and conditions listed in section 504B.381, subdivision 1 , and extermination of insects, rodents, vermin, or other pests on the premises, except when the disrepair has been caused by the willful, malicious, or irresponsible conduct of the tenant or licensee or a person under the direction or control of the tenant or licensee;” (Minnesota Statutes 504B.161), read 2026-10-29.

Clause (4) of the same 504B.161 list ties residential premises to code compliance: “to maintain the premises and all common areas in compliance with the applicable health and safety laws of the United States, of the state, and of the local units of government, including ordinances regulating rental licensing, where the premises are located during the term of the lease or license, except when violation of the health and safety laws has been caused by the willful, malicious, or irresponsible conduct of the tenant or licensee or a person under the direction or control of the tenant or licensee; and” (Minnesota Statutes 504B.161)

Under 504B.161, subd. 1(b), the parties to a lease or license of residential premises may not waive or modify these covenants.

For a repair that keeps a Minnesota rental fit to live in and up to housing codes, a property manager can describe the job once on InstaBids and compare written bids side by side.

How long does a landlord have to make repairs in Minnesota?

The day count in chapter 504B that follows a repair problem sits in the rent escrow section, 504B.385, subd. 1(c), and it starts from the tenant's written notice of the violation: “the residential tenant must give written notice to the landlord specifying the violation.” (Minnesota Statutes 504B.385), read 2026-10-29.

The same paragraph of 504B.385 then sets the 14 days: “If the violation is not corrected within 14 days, the residential tenant may deposit the amount of rent due to the landlord with the court administrator along with an affidavit specifying the violation.” (Minnesota Statutes 504B.385) A violation not corrected within those 14 days is what opens rent escrow to the residential tenant.

When a tenant's written notice of a violation arrives, a property manager can post that repair on InstaBids, add photos and get written bids on the same scope.

How long does a landlord have to return a security deposit in Minnesota?

Minnesota Statutes 504B.178, subd. 3(a) sets the landlord's time at three weeks after termination of the tenancy, five days after the tenant leaves due to a legal condemnation not caused by the tenant's willful, malicious, or irresponsible conduct, and after receipt of the tenant's mailing address or delivery instructions: “Every landlord shall: (1) within three weeks after termination of the tenancy; or (2) within five days of the date when the tenant leaves the building or dwelling due to the legal condemnation of the building or dwelling in which the tenant lives for reasons not due to willful, malicious, or irresponsible conduct of the tenant, and after receipt of the tenant's mailing address or delivery instructions, return the deposit to the tenant, with interest thereon as provided in subdivision 2, or furnish to the tenant a written statement showing the specific reason for the withholding of the deposit or any portion thereof.” (Minnesota Statutes 504B.178), read 2026-10-29.

Under 504B.178, subd. 2, the deposit is held by the landlord for the tenant and bears simple noncompounded interest at one percent per annum, from the first day of the next month after the deposit is paid in full.

What the landlord keeps is limited by 504B.178, subd. 3(b): “The landlord may withhold from the deposit only amounts reasonably necessary: (1) to remedy tenant defaults in the payment of rent or of other funds due to the landlord pursuant to an agreement; or (2) to restore the premises to their condition at the commencement of the tenancy, ordinary wear and tear excepted.” (Minnesota Statutes 504B.178)

For move-out cleaning and repairs at a vacated unit, a property manager can post the job on InstaBids and compare written quotes on one scope.

Who pays for pest control in a rental in Minnesota?

Minnesota Statutes 504B.161, subd. 1(a)(2) names no payer; it puts pest extermination inside the covenant of the landlord or licensor in a lease or license of residential premises, which reads “to keep the premises and all common areas in reasonable repair during the term of the lease or license, including services and conditions listed in section 504B.381, subdivision 1 , and extermination of insects, rodents, vermin, or other pests on the premises, except when the disrepair has been caused by the willful, malicious, or irresponsible conduct of the tenant or licensee or a person under the direction or control of the tenant or licensee;” (Minnesota Statutes 504B.161), read 2026-10-29.

Subdivision 2 of 504B.161 lets the landlord or licensor agree that the tenant or licensee performs specified repairs or maintenance on residential premises only with adequate consideration and a conspicuous writing, and no such agreement may waive subdivision 1.

For pest extermination in a rental building, a property manager can post the treatment job on InstaBids and get written bids with no phone calls before picking.

When can a tenant withhold rent over repairs in Minnesota?

Minnesota Statutes 504B.385, subd. 1(a) answers with rent escrow at the court: “If a violation exists in a residential building, a residential tenant may deposit the amount of rent due to the landlord with the court administrator using the procedures described in paragraphs (b) to (d).” (Minnesota Statutes 504B.385), read 2026-10-29.

Once a 504B.385 case is filed, subd. 1(d) reads: “As long as proceedings are pending under this section, the residential tenant must pay rent to the landlord or as directed by the court and may not withhold rent to remedy a violation.” (Minnesota Statutes 504B.385)

The deposit step comes after the tenant's written notice and the 14 days of 504B.385, subd. 1(c), when the violation is not corrected.

To line up written bids on a repair a tenant has raised, a property manager can post the job once on InstaBids, add photos and compare the bids side by side.

Who does Minnesota landlord tenant law cover?

Minnesota Statutes 504B.161, subd. 1(a) opens: “In every lease or license of residential premises, the landlord or licensor covenants:” (Minnesota Statutes 504B.161) Subdivision 6 of 504B.161 says the covenants apply only to leases or licenses of residential premises concluded or renewed on or after June 15, 1971, with estates at will renewed at the start of each rental period, read 2026-10-29.

Under 504B.178, subd. 1, a deposit of money that secures the performance of a residential rental agreement is governed by that section, other than a deposit that is exclusively an advance payment of rent; subd. 11 limits the section to tenancies commencing or renewed on or after July 1, 1973.

Rent escrow under 504B.385, subd. 1(a) is for a residential tenant where a violation exists in a residential building.

For repair and maintenance work on a residential building, a property manager can post each job on InstaBids and get multiple written bids on the same scope.

Minnesota 504B rules a property manager works to

What to put in a written repair scope for a Minnesota rental

• The repair in plain words with photos, and which 504B.161, subd. 1(a) covenant for residential premises it falls under: fit for the use intended (1), reasonable repair including pest extermination (2), health and safety law compliance (4) or heat (5).
• The date the landlord received the tenant's written notice specifying the violation, since 504B.385, subd. 1(c) lets the residential tenant deposit rent with the court administrator if the violation is not corrected within 14 days.
• For heating work, the 504B.161, subd. 1(a)(5) covenant for residential premises to equip or furnish heat at a minimum temperature of 68 degrees Fahrenheit in places intended for habitation, including kitchens and bathrooms, from October 1 through April 30, unless a utility company requires and instructs the heat to be reduced.
• Whether the damage came from the willful, malicious, or irresponsible conduct of the tenant or licensee, the carve-out 504B.161, subd. 1(a)(2) makes in the repair covenant for residential premises.
• For move-out work charged to a deposit, a line showing it restores the premises to their condition at the commencement of the tenancy, ordinary wear and tear excepted (504B.178, subd. 3(b)), which the landlord's written statement of the specific reason for withholding can point to.

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Calling contractors one by one, or one written scope?

Calling contractors one by one about a 504B.161 repair gets a different idea of the job on each call. With one written scope that names the 504B.161, subd. 1(a)(2) covenant to keep residential premises in reasonable repair, you describe it once, contractors bid in writing on that scope, and you choose who gets your number.

Property managers can post a rental job on InstaBids today.

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Sources

• Minnesota Statutes 504B.385, read 2026-10-29: www.revisor.mn.gov
• Minnesota Statutes 504B.161, read 2026-10-29: www.revisor.mn.gov
• Minnesota Statutes 504B.178, read 2026-10-29: www.revisor.mn.gov