Minnesota Notice to Cure or Quit (Material Lease Noncompliance)
MINNESOTA LEASE-VIOLATION WARNING OR CONTRACTUAL CURE NOTICE
Use this form only after identifying a lawful material Lease term and the source, if any, of a prefiling notice or cure requirement. Minn. Stat. § 504B.285 supplies eviction grounds but does not prescribe a generic cure period or service method. Minn. Stat. § 504B.135 governs termination of a tenancy at will; it is not a material-breach cure statute.
1. PARTIES AND PREMISES
Date of Notice: [__/__/____]
To Tenant(s): [NAMES]
Premises: [STREET ADDRESS, UNIT, CITY, MINNESOTA, ZIP]
From Landlord / Agent: [NAME / ADDRESS / CONTACT]
Lease Date and Term: [DETAILS]
2. AUTHORITY FOR THIS NOTICE
Check and complete the actual basis:
☐ Lease Section [__] requires notice and gives [__] days to cure.
☐ This is a warning only; no statutory or contractual termination is attempted.
☐ A separate statute, local ordinance, or housing-program rule requires this notice: [EXACT CITATION, TERM, AND SERVICE METHOD].
☐ This is a written notice terminating a tenancy at will under Minn. Stat. § 504B.135, with a termination date calculated under that section and any longer controlling rule: [CALCULATION].
☐ The claimed conduct is a breach of the statutory covenant in Minn. Stat. § 504B.171: [IDENTIFY THE EXACT SUBDIVISION 1 CONDUCT AND FACTS].
Do not check an authority merely because it concerns evictions. For example, Minn. Stat. § 504B.345 governs judgment, writ issuance, and stays; its safety language does not create a standalone “incurable breach” category.
3. SPECIFIC LAWFUL MATERIAL TERM
Lease section / statutory covenant: [CITATION]
Exact text:
[QUOTE THE CONTROLLING TERM]
Confirm that the term is lawful, material, not waived by prior conduct, and applicable to the persons and Premises.
4. FACTS SUPPORTING THE CLAIM
Describe conduct, dates, location, persons involved, and reliable supporting information. Do not state conclusions unsupported by facts.
| Date / time | Location | Specific conduct | Source or witness |
|---|---|---|---|
| [____] | [____] | [____] | [____] |
| [____] | [____] | [____] | [____] |
Documents referenced: [COMPLAINTS / PHOTOS / REPORTS / PRIOR CORRESPONDENCE / OTHER].
Minn. Stat. § 504B.321, subdivision 3, requires a later breach-of-lease eviction complaint to identify the Lease clause, nature of the conduct, and dates, and to attach the current or most recent written Lease and relevant addenda.
5. REQUESTED CURE OR SURRENDER
Complete only the route supported by the authority selected above:
☐ To cure, Tenant must take this specific lawful action: [ACTION].
Cure deadline: [__/__/____], calculated under [LEASE / OTHER AUTHORITY].
☐ This is a warning requesting correction by [__/__/____]; it does not promise that cure is legally required or sufficient.
☐ This notice terminates a tenancy at will on [__/__/____] under Minn. Stat. § 504B.135 and any controlling Lease, local, or program rule.
☐ Counsel has determined that no prefiling cure notice is required for the identified claim. This document records the allegations but does not invent a statutory “no-cure” rule.
If nonpayment of rent or another unpaid financial obligation in violation of the Lease is also alleged, serve the separate notice required by Minn. Stat. § 504B.321, subdivision 1a. This form does not replace that notice.
6. POSSIBLE NEXT STEP
If the identified breach remains legally actionable after the applicable period, Landlord may seek relief in a Minnesota district court with jurisdiction and proper venue. Any eviction complaint must satisfy Minn. Stat. § 504B.321 and is subject to defenses, including the retaliation provisions in § 504B.285.
This notice does not itself award damages, fees, possession, or an expedited hearing. Expedited procedure is limited by § 504B.321, subdivision 2, to specified § 504B.171 and serious-safety or intentional-serious-property-damage allegations supported by a sufficient affidavit.
7. DELIVERY RECORD
Use only a delivery method authorized by the Lease and any controlling statute, local ordinance, housing program, or court rule.
Authority for delivery method: [CITATION / LEASE SECTION]
Date, method, address, and recipient: [DETAILS]
Delivered by: [NAME / ROLE]
Signature: ________________________________________ Date: [__/__/____]
8. LANDLORD / AGENT SIGNATURE
Signature: ________________________________________
Printed Name / Title: [________________________________]
Date: [__/__/____]
SOURCES AND REFERENCES
About this template
- Last updated
- August 13, 2026
- Citations checked
- August 13, 2026
- Jurisdiction
- Minnesota
- Category
- Landlord & Tenant
Legal authority
- Minn. Stat. § 504B.171 (nonwaivable covenant concerning specified unlawful activities)
- Minn. Stat. § 504B.285 (eviction grounds and retaliation defense)
- Minn. Stat. § 504B.321, subd. 3 (complaint allegations and attachments for lease breach)
- Minn. Stat. § 504B.135 (separate written notice rule for termination of a tenancy at will)
Landlord-tenant paperwork governs who can stay in a property, on what terms, and what happens when something goes wrong. Leases, notices to quit, security deposit demands, and habitability complaints all have state and often city-specific requirements for timing, content, and service. Getting the paperwork right is what makes an eviction actually succeed or a security deposit actually come back, because judges regularly dismiss cases over small procedural mistakes.
Not legal advice
This template is provided for informational purposes. We recommend having an attorney review any legal document before signing, especially for high-value or complex matters.
Checked against the law it cites
A reviewer verified this template's legal citations against the official source on August 13, 2026.
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