Source: http://www.mncourts.gov/Help-Topics/Landlord-and-Tenant-Issues.aspx
Timestamp: 2016-05-05 16:12:52
Document Index: 347320161

Matched Legal Cases: ['§ 504', '§ 504', '§ 504', '§ 609', '§ 504', '§ 504', '§ 504', '§ 504', '§ 504', '§ 504', '§ 504', '§ 504', '§ 504', '§ 504', '§ 504', '§ 484']

Minnesota Judicial Branch - Landlord and Tenant Issues
Legal rights and duties of the landlord and tenant are determined by lease (rental agreement), state and federal laws, and city ordinances. We link to many online resources for landlords and tenants offered by other agencies in Minnesota. You might also find materials at your local law library.
Tenant Moved Out But Owes Rent
Tenant Moved Out But Damaged Property
Tenants are responsible for paying rent through the lease period. Generally, if a tenant moves out of the property before the end of the lease, the tenant still owes rent for the remainder of the lease period. Landlords can deduct unpaid rent from the security deposit pursuant to MN Statute § 504B.178 or can sue the tenant for the amount of the unpaid rent in Conciliation Court (less than $15,000) or District Court (over $15,000).
Helpful Links FAQs on Managing Rental Property (MN Multi-Housing Assoc.)
Landlord/Tenant Hotline (952) 858-8222 (pre-recorded information) (MN Multi-Housing Assoc.)
Tenants' Rights in Minnesota (Chapter: Moving Out) (booklet, MLSC)
Vacating Your Apartment (Legal Fact Sheet, MN Attorney General's Office)
Tenant Moved Out But Damaged PropertyA tenant is not generally responsible for normal "wear and tear" of the premises. However, if the damage left behind is more than normal "wear and tear," the landlord may be able to use the security deposit (or a portion of the security deposit) to pay for the damage. The landlord also might be able to sue for damage to property in Conciliation Court (less than $15,000) or District Court (over $15,000).
Helpful Links Tenants' Rights in Minnesota (Chapter: Moving Out) (booklet, MLSC)
Being a Landlord FAQs (MN Multi-Housing Assoc.)
MN Multi-Housing Association: Landlord/Tenant Hotline (952) 858-8222 (pre-recorded information)
Laws MN Statute § 504B.165 (unlawful destruction of rental property)
MN Statute § 504B.178, Subd. 3(b)(2) (security deposits)
MN Statute § 609.595 (criminal liability for damage to property)
A landlord has a duty to make sure that the apartment or rental unit is fit to live in, kept in reasonable repair, and kept up to state and local housing codes.
The first step in getting repairs made is to let the landlord know, in writing, about the repairs that are needed. If the landlord has not completed the repair(s) (usually within 14 days of the written notice), the tenant may start a court action to get an order forcing the landlord to make the repairs. This remedy is called "Rent Escrow."
NOTE: If there is an emergency, like no heat, water or electricity, the tenant does not have to give written notice to the landlord and wait 14 days.
There may be other remedies available to the tenant. The following links provide additional information. You can also talk to an attorney about housing law issues or do your own research at your local law library.
Housing Court Forms Rent Escrow Forms Packet
Helpful Links Repairs, Condemnation, & Lock-outs (MLSC)
Questions About Renting - Repairs (Legal Fact Sheet, MLSC)
Tenants' Rights in Minnesota - Ch. Tenant's Remedies Act (booklet, MLSC)
LawHelpMN.org: Housing (legal website for non-lawyers)
Laws MN Statute § 504B.161 (Landlords' duty for repairs)
MN Statute § 504B.385 (Rent Escrow actions)
Starting an Eviction ActionHousing Court Forms
How to File an Eviction Action in Minnesota (MN Multi-Housing Assoc.)
See generally, MN Statutes Chapter 504B Landlord and Tenant.
MN Statute § 504B.285 (reasons to evict; retaliation defense; combined reasons)
MN Statute § 504B.291 (evict for non-payment of rent; redemption and other rights)
MN Statute § 504B.321 (Summons and Complaint in eviction actions)
A mortgage foreclosure can affect renters as well as property owners. Foreclosures sometimes, but not always, involve the Court as part of an eviction case or other civil action to enforce the foreclosure.
Laws & Rules on Foreclosure MN Statutes Ch. 580 Mortgages; Foreclosure by Advertisement
Foreclosure Resources Consumer Financial Protection Bureau (CFPB) (Federal agency that helps people deal with financial services - banking, credit cards, loans, mortgages, etc.)
Foreclosure Assistance (MN Attorney General's Office)
Foreclosure for Homeowners (LawHelpMN.org)
Foreclosure for Renters (LawHelpMN.org)
Foreclosure Resource Center (Federal Reserve Bank of Minneapolis)
Foreclosure Resources Nationwide (American Bar Association)
How to Postpone a Foreclosure/Sheriff's Sale in Minnesota (online form tool, MLSC)
Legal Fact Sheet: "When Your Landlord Loses a Building to Foreclosure"
Landlord Locked Out the Tenant from the Property
If a landlord locks a tenant out of her home and will not let her to re-enter the property, the tenant may start a court action to re-gain access to the property by filing a Lock Out Petition Form (#HOU702) (Word Doc or PDF) with the court.
Helpful Links Lock-Outs and Shut-Offs to Evict are Illegal (Legal Fact Sheet, MN Legal Services)
Tenants' Rights in MN (booklet, MN Legal Services)
Laws MN Statutes §§ 504B.225 and 609.606 (criminal liability for Landlord)
MN Statute § 504B.375 (civil court action against Landlord)
damage to property beyond normal wear & tear, and/or
other money tenant owes to landlord (for example, for unpaid water bill, if there was an agreement that tenant would pay the water bill).
If the tenant believes the landlord has wrongly kept the security deposit, she can sue the landlord in Conciliation Court to recover the money.
LawHelpMN.org: Housing - Security Deposits (legal website for non-lawyers)
MN Statute § 504B.178 (security deposits)
No heat, water, electricity or other essential serviceSometimes a landlord shuts off a utility (heat, water, electricity, etc.) on purpose as a way to force the Tenant to leave. Sometimes the loss of a utility or other essential service is not intentional, but the Landlord failed to keep up with repairs or pay utility bills. See also information on lock-outs.
Housing Court Forms Helpful Links HOME-Line (free legal help for tenants in Minnesota)
Legal Information on Utilities (Gas, Electricity, Phone) in Landlord/Tenant Cases (for non-lawyers, LawHelpMN.org)
Tenants' Rights in Minnesota (Chapter: Eviction: Forcing the Tenant to Move) (booklet, Legal Services State Support)
Laws MN Statutes § 504B.375 (civil court action against Landlord)
MN Statutes § 504B.381 (Emergency Tenant Remedies Action)
Responding to an Eviction ActionHousing Court Forms
Eviction Answer Form (#HOU202)
NOTE: The MN Judicial Branch does not publish statewide instructions for completing the Eviction Answer form. Housing Court Forms
HOME-Line (free legal help for tenants in Minnesota) Call (612) 728-5767 (metro) or (866) 866-3546 (outside metro)
Tenants' Rights (booklet, MLSC)
See generally, MN Statute Chapter 504B Landlord and Tenant.
MN Statute § 504B.335 (Answer and trial)
Landlords often do background checks on new tenants, and they may look at court records to see if there are past eviction cases involving the tenant(s). There are also screening companies who provide this service for a fee. It can be difficult, but not impossible, to have an eviction record expunged (sealed) so that landlords and screening companies cannot see the record.
Eviction Record Expungement Forms
LawHelpMN.org: Housing - Eviction Record Expungement (legal website for non-lawyers)
Hennepin County Housing Court Project (legal advice clinic for cases in Hennepin County dealing with evictions, lease violations, repair problems, emergency repairs, lock-outs, expungement of housing court records and service issues)
Ramsey County Legal Advice Clinic (Housing & Conciliation Court)
MN Statutes § 484.014 (Housing Records)
Q: Why would I want to ask for an expungement of my court record?
the parties settled the eviction case with an agreement, and the landlord agreed that he or she did not have good legal reasons for starting the case.
the tenant lost the eviction case by default because he never got the court papers from the landlord.
A: Expungement is usually denied if:
The tenant lost the eviction case for legal reasons and a judgment was issued against the tenant. Talk to a lawyer to find out if and how the judgment can be satisfied.
The tenant did not pay all rent due before the eviction case was filed, even if the case was resolved (before or at the hearing), and the tenant voluntarily left the property.
Q: How do I ask for an expungement?
MN Statute 504B.385
Please read the complete instructions before you begin. If you do not understand these instructions, you may need to contact an attorney. Court staff cannot give you legal advice.
A rent escrow action is a legal way for a residential tenant to bring a claim that requires the landlord to make needed repairs or to comply with the terms of the lease. The court can only hear cases involving tenants who currently live in the residential property that is located in the court's own county.
A tenant cannot be evicted on the basis of demanding repairs, calling a Housing Inspector or starting a rent escrow action. The tenant can be evicted for not paying the rent due to the landlord up to the time of filing the rent escrow action or not depositing the full amount with the court at the time the action is filed. The landlord may allege that there are other reasons the tenant should be evicted. One of the following must occur before the tenant may file:
The tenant must give the landlord written notice listing the needed repairs or what part of the lease that the landlord has not completed. The notice must have been personally delivered to the landlord by a disinterested third party or sent to the place where the rent is usually paid. It must tell the landlord that the repairs must be made within 14 days or a rent escrow action will be filed and this time period must have passed without the repairs being completed. Keep a copy of the letter to bring to court.
Filing a Rent Escrow Action
You must complete an Affidavit of Rent Escrow. Attach a copy of the Code Inspection Report by the inspector OR the tenant’s letter to the landlord requesting repairs.
Deposit with the court all rent money owed. If you do not deposit the full amount owed, the landlord may file a counterclaim for possession of the rental property or a separate eviction action. Housing court will tell you what forms of payment are accepted. Personal checks and money orders are usually not accepted while cash or cashier’s checks may be preferred.
Once your Affidavit has been filed with the court, the clerk will prepare a Notice of Hearing for Rent Escrow and attach a copy of the Affidavit of Rent Escrow and either the code violation report or your letter to the landlord requesting repairs.
A court date will be set within 10 to 14 days after the rent is deposited with the court unless there is a pending eviction action. If so, both the eviction and the rent escrow will be set for the same date (MN Statute 504B.385s8)
Notifying (Serving) the Landlord of the Court Date (MN Statute 504b.385 subd. 5)
Cost of Repairs is $15,000 or less:
The court clerk will serve the landlord at the address provided by the tenant. Service will be by first class mail.
Cost of Repairs is more than $15,000:
The tenant is responsible for arranging for personal service on the landlord(s). Personal service is where the papers are physically handed to the landlord. Service may be done by anyone 18 years of age or older who is not a party to the case. The tenant cannot serve the landlord. Service must be made at least five days, but not more than ten days, before the date of the hearing. The person doing the service must complete an Affidavit of Personal Service. This form is available from the court administrator’s office. The tenant must file the Affidavit of Service with the court at least three days prior to the court date.
If Repairs are Made Prior to the Court Date
The tenant must notify the court in writing that the needed repairs have been made, and the clerk will release the rent to the landlord. The hearing will be cancelled. If the tenant and landlord enter into a written agreement that is signed by all parties and distributes the rent between them, the clerk must release the rent in accordance with the written agreement.
The Minnesota Judicial Branch publishes many forms for landlord/tenant disputes, including forms for eviction, rent escrow and repairs, expungement of housing record, and more.
NOTE: the "Statewide" versions of the Instructions and Forms are for use in any Minnesota District Court. Forms listed for a specific District (e.g., District 2, 4, etc.) are for use only in that specific court.
Housing Court Forms - statewide MN Courts
Housing Court Forms - Hennepin County District Court
Non-Court Housing Forms
MN Standard Residential Lease Form (MN State Bar Assoc.)
Real Estate Forms (MN Dept. of Commerce) Quit claim deed, contract for deed, mortgage forms, liens, etc.
The following is a list of some of the laws and rules that deal with housing issues in Minnesota.
MN Statutes, Ch. 504B Landlord and Tenant
MN General Rules of Practice, including:
Title VII. Housing Court Rules (Hennepin & Ramsey Counties)
You can get more help with your legal research at Law Libraries throughout Minnesota. County law libraries are open to the public, but hours will vary. Click MN County Law Libraries to see a directory of county law libraries.
How to Prepare for Trial in Housing Court (booklet)
HOME Line Tenants in Minnesota can get free legal help by E-mail and by phone at (612) 728-5767 (Twin Cities) or (866) 866-3546 (outside metro).
Housing & Landlord/Tenant Legal Fact Sheets Over 30 legal topics covered, including translations into Spanish, Somali and other languages
Housing & Landlord/Tenant Legal Resources (LawHelpMN.org - for non-lawyers)
Housing and Mortgage Issues (MN Attorney General's website)
How to File an Eviction Action in MN: A Resource for Residential Property Owners and Managers (MN Multi-Housing Assoc.)
HUD (Minnesota) - Housing Discrimination and Other Resources
Tenants' Rights in Minnesota (booklet, Legal Services State Support)