14-DAY NOTICE TO PAY OR VACATE / NOTICE OF LEASE TERMINATION AND INTENT TO FILE EVICTION
(Minnesota – Compliant with Minn. Stat. § 504B et seq.)
[// GUIDANCE: This template is designed for use only in the State of Minnesota. It provides the statutorily-required 14-day notice for non-payment of rent (Minn. Stat. § 504B.321, subd. 1(c)) and optional cure/termination language for other lease defaults or tenancy-at-will terminations. Delete or tailor any bracketed text that is inapplicable to the facts of your matter.]
TABLE OF CONTENTS
- Document Header
- Definitions
- Operative Provisions
- Representations & Warranties
- Covenants & Restrictions
- Default & Remedies
- Risk Allocation (N/A)
- Dispute Resolution
- General Provisions
- Execution Block & Certificate of Service
1. DOCUMENT HEADER
Landlord: [LANDLORD LEGAL NAME], a [STATE] [ENTITY TYPE]
Address for Notices: [LANDLORD NOTICE ADDRESS]
Tenant(s): [TENANT FULL LEGAL NAME(S)]
Premises: [STREET ADDRESS, UNIT, CITY, MN ZIP]
Lease Date: [OR “Tenancy-at-Will”]
Notice Date (Effective): [DATE]
Governing Law: State of Minnesota
Designated Forum: [NAME OF COUNTY] Housing Court (Minnesota State District Court)
2. DEFINITIONS
For purposes of this Notice, the following terms have the meanings set forth below. Capitalized terms appear elsewhere in this document.
“Cure Deadline” means 5:00 p.m. Central Time on the fourteenth (14th) calendar day after the Notice Date, inclusive of the Notice Date, unless such day is a legal holiday, in which case the deadline is the next business day.
“Default” means the occurrence of any event enumerated in Section 3.1.
“Rent Arrearage” means the sum of $[AMOUNT] representing unpaid base rent, late charges, utilities, and other amounts due through [DATE] under the Lease.
“Service” or “Serve” means delivery of this Notice in accordance with Minn. Stat. § 504B.124.
3. OPERATIVE PROVISIONS
3.1 Statement of Default
Check all that apply:
☐ Non-Payment of Rent (Rent Arrearage defined above).
☐ Lease Violation: [DESCRIPTION OF MATERIAL VIOLATION].
☐ Holdover / Termination of Tenancy-at-Will pursuant to Minn. Stat. § 504B.135.
3.2 Demand and Cure Rights
a. Non-Payment of Rent – Pursuant to Minn. Stat. § 504B.321, subd. 1(c), Tenant must pay the Rent Arrearage in full on or before the Cure Deadline. Partial payment will not forestall an eviction action unless accepted in writing by Landlord.
b. Other Lease Violation – Tenant must cure the cited violation(s) on or before the Cure Deadline by:
i. [DESCRIBE REQUIRED ACTION], and
ii. Providing written evidence of cure to Landlord.
c. Termination of Tenancy-at-Will – Tenant must vacate the Premises no later than [VACATE DATE], which is at least the statutory minimum notice period equal to the interval between rent payments, but not less than thirty (30) days, per Minn. Stat. § 504B.135.
3.3 Consequences of Failure to Cure or Vacate
If Tenant fails to comply with Section 3.2, Landlord will file an eviction action (unlawful detainer) in the [NAME OF COUNTY] Housing Court without further notice and will seek:
1. Restitution of the Premises (writ of recovery);
2. Monetary judgment for Rent Arrearage, holdover damages, court costs, and allowable attorney fees; and
3. Any other relief permitted by law.
4. REPRESENTATIONS & WARRANTIES
Landlord represents and warrants that:
a. Landlord is the record owner or authorized managing agent of the Premises and has full power to enforce the Lease.
b. All amounts stated as due are true, correct, and currently owing.
c. Service of this Notice complies with Minn. Stat. § 504B.124.
These representations survive delivery of this Notice.
5. COVENANTS & RESTRICTIONS
a. No Waiver. Acceptance of partial payment, or failure to enforce any provision herein, shall not constitute a waiver of Landlord’s right to enforce the entire Lease or this Notice.
b. Future Compliance. Tenant remains obligated to comply with all Lease terms pending resolution, including timely payment of accruing rent.
c. Property Access. Landlord reserves the right to access the Premises pursuant to Minn. Stat. § 504B.205 to inspect, make repairs, or show the unit to prospective tenants or purchasers.
6. DEFAULT & REMEDIES
a. Events of Default. Any failure by Tenant (i) to pay the Rent Arrearage, (ii) to cure a Lease violation, or (iii) to surrender possession by the required date shall constitute a Default.
b. Remedies. Upon Default, Landlord may pursue any lawful remedy, including but not limited to:
1. Filing an expedited eviction action;
2. Seeking a monetary judgment;
3. Recovering reasonable attorney fees and costs where authorized by the Lease or statute; and
4. Requesting immediate issuance of a writ of recovery.
c. Cumulative Rights. Remedies are cumulative and not exclusive.
7. RISK ALLOCATION
[Not applicable to a statutory eviction notice. Omitted by intent.]
8. DISPUTE RESOLUTION
a. Governing Law. This Notice and any resulting action are governed by the laws of the State of Minnesota.
b. Forum Selection. Exclusive venue lies in the Housing Court Division of the [NAME OF COUNTY] District Court.
c. Arbitration. Not available for eviction matters under Minn. law.
d. Jury Trial. Tenant’s constitutional right to a jury trial is preserved, subject to timely demand and fee payment under applicable court rules.
e. Injunctive Relief. Landlord reserves all rights to seek immediate injunctive or equitable relief permitted by statute.
9. GENERAL PROVISIONS
a. Entire Notice. This document constitutes the entire written 14-day notice required for non-payment of rent and/or notice of termination described herein.
b. Severability. If any provision is held unenforceable, the remaining provisions shall remain in effect.
c. Amendment & Waiver. Any amendment or waiver must be in a written instrument signed by Landlord.
d. Electronic Signatures. Facsimile, PDF, or other electronic signatures of this Notice are deemed originals.
10. EXECUTION BLOCK & CERTIFICATE OF SERVICE
10.1 Landlord / Managing Agent Signature
[NAME AND TITLE]
For: [LANDLORD LEGAL NAME]
Date: [DATE]
10.2 Certificate of Service
I, ______, being duly sworn, state that on [DATE OF SERVICE] I personally served the foregoing Notice upon the above-named Tenant(s) by the method checked below (as authorized by Minn. Stat. § 504B.124):
☐ Personal delivery to Tenant.
☐ Leaving a copy with a person of suitable age and discretion at the Premises.
☐ Posting a copy conspicuously at the Premises AND mailing a copy via first-class U.S. Mail.
☐ [OTHER STATUTORILY PERMISSIBLE METHOD].
[SERVER NAME & SIGNATURE]
Subscribed and sworn before me this ___ day of _, 20.
Notary Public
My Commission Expires: ______
[// GUIDANCE:
1. Double-Check Amounts & Dates – Insert precise arrearage totals, cure deadlines, and vacate dates.
2. Attach Ledger – Best practice is to attach a rent ledger or violation report to support amounts claimed.
3. Maintain Proof of Service – Keep notarized certificate and postage receipts (if mailed); courts scrutinize service rigorously.
4. Federal Protections – If the property is subject to the CARES Act or other federal subsidy programs, verify and comply with any longer notice periods (e.g., 30-day notice).
5. Language Access – Consider providing translations consistent with Minneapolis/Saint Paul local ordinances if applicable.
6. Legal Review – Always have Minnesota counsel review prior to issuance to confirm compliance with current statutory amendments and local court rules.
]