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Map of Minnesota eviction risk by county

Late Rent Notice Requirements in Minnesota 2025

Grace period, late fee cap, and pay-or-quit notice rules

None Grace period before late fee / notice
14 days Pay-or-quit notice period
8% of overdue rent per month Late fee cap
$978/mo Statewide median gross rent (ACS 2023)
Minnesota Quick Rule: No grace period. Late fees capped at 8% of the overdue rent per month under state law.

Minnesota does not use a traditional "pay-or-quit" form, but since January 1, 2024 it requires something with real teeth: a written 14-day pre-eviction notice before you can file an eviction for nonpayment of rent. The rule lives in Minn. Stat. § 504B.321, subd. 1a, and it is not optional paperwork. If you skip it or get the contents wrong, the court must dismiss your case and expunge the file, sending you back to the start. This page covers exactly what the notice must say, how to deliver it, and when a tenant can still pay to keep the tenancy.

The 14-day notice is mandatory before you file

Under Minn. Stat. § 504B.321, subd. 1a, a residential landlord must serve a written notice and wait 14 days before bringing an eviction action for nonpayment of rent or any other unpaid financial obligation under the lease. The 14-day clock runs from the date the notice is delivered or mailed. If the tenant pays the full amount due or moves out within that window, you cannot file. Only after the 14 days pass without payment (and without the tenant vacating) may you commence the eviction under Minn. Stat. § 504B.291.

This is a Minnesota-specific requirement, not a federal one. No federal statute sets a general late-rent notice period for ordinary private rentals; the CARES Act 30-day notice reaches only covered federally-backed or subsidized properties. For most Minnesota landlords, the state 14-day notice is the controlling rule.

What the notice must contain

The statute is prescriptive about content. A compliant notice must include:

Leaving out the legal-aid and financial-assistance referrals is a common, fatal error. The accounting must be accurate: inflated or unsupported charges give the tenant a defense.

How to deliver the notice

The statute limits how you may serve the 14-day notice. The landlord or an agent must deliver it personally or by first class mail to the residential tenant at the address of the leased premises. Certified mail, email, text, or a note taped to the door do not satisfy the statute on their own. Because the 14 days run from delivery or mailing, keep proof: a dated mailing record or a signed, dated record of personal delivery. If a local government has adopted a longer notice period, that longer period controls in that jurisdiction.

The tenant's right to pay and stay (redemption)

Even after you file, Minnesota gives the tenant a strong cure right. Under Minn. Stat. § 504B.291, a tenant may redeem the tenancy and be restored to possession by paying the rent in arrears, with interest, the costs of the action, and an attorney's fee not to exceed $5. This right exists at any time before possession has been delivered to the landlord. Practically, a tenant who tenders the full arrears and costs before the writ is executed stops the eviction and stays. Plan for this: a nonpayment case is often really a collections timeline, not a guaranteed removal. A narrow exception exists for leases exceeding 20 years, where a tenant may regain possession within six months after you obtain possession by curing the default.

What happens if you get the notice wrong

The penalty for a defective or missing 14-day notice is severe. The court shall dismiss the eviction action without prejudice for failure to provide the notice required by subdivision 1a, and shall grant an expungement of the eviction case court file. "Without prejudice" means you can refile, but only after serving a proper notice and waiting the full 14 days again, losing weeks and the filing fee. Because the summons in an eviction sets the tenant's appearance just 7 to 14 days from issuance, the case moves fast once filed correctly, so the effort belongs up front in a clean, complete notice.

The Pay-or-Quit Notice Process in Minnesota

Once rent is late and no grace period applies, the landlord must serve a formal 14-day pay-or-quit notice (Minn. Stat. § 504B.135) before filing for eviction. This notice must state the total amount owed and give the tenant the option to either pay in full or vacate. If the tenant does neither, the landlord may file an unlawful detainer action in Minnesota court.

Fill-In Notice Template, Minnesota

NOTICE TO PAY RENT OR QUIT MINNESOTA TO: [Tenant Full Name(s)] PROPERTY ADDRESS: [Street Address, City, MN ZIP] NOTICE IS HEREBY GIVEN that rent is past due for the following period: Rental Period: [Month and Year] Monthly Rent: $[RENT AMOUNT] Balance Due: $[TOTAL OWED] YOU HAVE 14 DAYS from the date this notice is served to either: (1) Pay the full balance of $[TOTAL OWED] to: [Landlord name and payment address or method] OR (2) Vacate and surrender possession of the premises. FAILURE to comply within 14 days will result in eviction proceedings being filed in Minnesota court pursuant to Minn. Stat. § 504B.135. Date Served: [Date] Landlord: [Printed Name] Signature: ___________________________ Phone: [Contact Number]

This overview reflects Minnesota law under Minn. Stat. § 504B.321 and § 504B.291, including the 14-day pre-eviction notice requirement effective January 1, 2024. Statutes and local ordinances change and individual cases turn on their facts; confirm the current statute text and any local notice extensions before serving a notice or filing, and consult a Minnesota attorney for advice on a specific matter.

Frequently Asked Questions

How many days is Minnesota's pre-eviction notice for nonpayment?

14 days. Under Minn. Stat. § 504B.321, subd. 1a, you must serve a written notice and wait 14 days from delivery or mailing before filing an eviction for nonpayment of rent. A local government may set a longer period, in which case the longer period controls.

How must I deliver the 14-day notice?

Personally, or by first class mail to the tenant at the address of the leased premises. Those are the two methods the statute authorizes. Keep dated proof of delivery or mailing, because the 14-day clock runs from that date.

What must the notice say?

The total amount due with an itemized accounting of rent, late fees, and other lease charges; the name and address of the person authorized to receive rent; a statement that you may file if the tenant does not pay or move out within 14 days; a referral to Legal Aid at www.LawHelpMN.org; and a referral to county or Tribal social services or 2-1-1 for financial assistance.

Can the tenant stop the eviction by paying?

Yes. Under Minn. Stat. § 504B.291, the tenant can redeem by paying the arrears, interest, costs of the action, and an attorney's fee capped at $5, at any time before possession has been delivered to you. A paying tenant is restored to possession.

What happens if I file without serving the 14-day notice?

The court must dismiss the case without prejudice and expunge the file. You can refile, but only after properly serving the notice and waiting a fresh 14 days, so a missed or defective notice costs you weeks.

Does federal law require a late-rent notice in Minnesota?

Not for ordinary private rentals. No federal statute sets a general late-rent notice period; the CARES Act 30-day notice applies only to covered federally-backed or subsidized properties. For most Minnesota rentals, the state 14-day notice under § 504B.321 is the governing rule.

Related Guides for Minnesota Landlords

← Minnesota Eviction Risk Overview Minnesota Eviction Notice Templates Minnesota Security Deposit Limits Minnesota Rent Increase Calculator Late Rent Rules, All States

Data sourced from Minnesota published statutes (Minn. Stat. § 504B.135), U.S. Census Bureau American Community Survey 2023 5-Year Estimates. Last updated August 28, 2026. This page is for informational purposes only and does not constitute legal advice. Consult a licensed attorney for your specific situation.