Minnesota 14-Day Notice to Pay Rent or Quit

Minnesota 14-Day Notice to Pay Rent or Quit

Table of Contents

1. Notice to Tenant
2. Statutory Authority and Effect
3. Itemized Statement of Rent Due
4. Tenant's Right to Cure (Redemption)
5. Tenant Resources Disclosure
6. Manner of Service
7. Certificate of Service
8. Filing Eviction After Notice
9. Drafting Notes for Landlord Counsel
10. Sources and References

1. Notice to Tenant

TO: [TENANT NAME 1] and [TENANT NAME 2], and all other occupants of the leased premises

RENTAL PREMISES: [STREET ADDRESS, UNIT NUMBER, CITY, MN, ZIP]

FROM: [LANDLORD / OWNER / MANAGING AGENT NAME]
LANDLORD ADDRESS: [ADDRESS FOR PAYMENT AND NOTICES]
LANDLORD PHONE: [PHONE]
LANDLORD EMAIL: [EMAIL]

DATE OF NOTICE: [__/__/____]

YOU ARE HEREBY NOTIFIED that you are in default of your obligation to pay rent for the residential premises described above.

Your landlord can file an eviction case if you do not pay the total amount due or move out within 14 days from the date of this notice. Some local governments may have an eviction notice period longer than 14 days.

2. Statutory Authority and Effect

This notice is given pursuant to Minn. Stat. § 504B.321, subd. 1a, which requires a residential landlord to deliver a written 14-day notice of nonpayment before filing an eviction action under Minn. Stat. § 504B.291.

If you fail to (a) pay the full amount of rent in arrears, with interest and costs as set forth below, OR (b) vacate and surrender the premises within 14 days of delivery or mailing of this notice, the landlord may commence an eviction (unlawful detainer) action in the District Court for [_______] County (Housing Court Division, if applicable).

This notice does not waive any other right or remedy available to the landlord under the lease or Minnesota law.

3. Itemized Statement of Rent Due

Payments received after [__/__/____] are not reflected above. If you have made a payment that is not credited, contact the landlord at the address listed in Section 1 immediately and provide proof (money order copy, receipt, bank statement) — see Minn. Stat. § 504B.291, subd. 1(b) (rebuttable presumption of payment from money order copies and rent receipts).

4. Tenant's Right to Cure (Redemption)

You have the right to stop the eviction by paying the full amount in arrears at any time before the writ of recovery is issued and possession is delivered. Minn. Stat. § 504B.291, subd. 1, provides that a tenant may avoid eviction by paying:

☐ The amount of rent in arrears, plus
☐ Interest at the legal rate, plus
☐ Costs of the eviction action (filing fee, service costs), plus
☐ Statutory attorney's fee not to exceed $5.00.

This right of redemption is available at any point before the sheriff executes the writ of recovery, even after judgment. Payment must be applied first to the oldest rent due (Minn. Stat. § 504B.291, subd. 1(c)).

Acceptable methods of payment:

☐ Cash (in person, request receipt)
☐ Certified or cashier's check payable to: [LANDLORD/PAYEE NAME]
☐ Money order payable to: [LANDLORD/PAYEE NAME]
☐ Electronic payment via: [PORTAL / PLATFORM]

Personal checks are: ☐ accepted ☐ not accepted (per lease § [___]).

Where to pay: [PAYMENT ADDRESS OR PORTAL]

5. Tenant Resources Disclosure

The following resources may be able to help you pay your rent or understand your legal rights:

• Minnesota 211 (United Way): Dial 2-1-1 or visit https://www.211unitedway.org — rental assistance referrals statewide.
• HOME Line (statewide tenant hotline): 612-728-5767 / 1-866-866-3546 — free legal advice for renters.
• Mid-Minnesota Legal Aid (Twin Cities metro): 612-334-5970 — https://mylegalaid.org
• Legal Services of Northwest Minnesota / Central Minnesota Legal Services / Southern Minnesota Regional Legal Services: Eligibility based on income and county.
• Minnesota Attorney General — Landlords & Tenants: https://www.ag.state.mn.us/Consumer/Handbooks/LT/
• Minneapolis Stable Homes Stable Schools / Emergency Rental Assistance: [LOCAL HOTLINE] (Minneapolis tenants).
• Saint Paul Office of Financial Empowerment / Ramsey County Emergency Assistance: [LOCAL HOTLINE] (St. Paul / Ramsey tenants).
• Hennepin/Ramsey County Housing Court Self-Help Centers: Located at the Government Center / Ramsey County Courthouse.

6. Manner of Service

This Notice was served as follows (check all that apply):

☐ Personal delivery to [TENANT NAME] at [ADDRESS] on [__/__/____] at [____] a.m./p.m.
☐ Substituted service — left with [NAME, RELATIONSHIP, AGE 14+] at the leased premises on [__/__/____].
☐ Conspicuous posting on the entry door of the leased premises on [__/__/____] (only if personal/substituted service not feasible).
☐ First-class U.S. mail to the tenant at the leased premises, postmarked [__/__/____].
☐ Certified mail with return receipt requested, tracking number [______________].
☐ Email to [_____@_____] on [__/__/____] (only as supplementary; not sufficient alone under § 504B.321, subd. 1a).

The 14-day cure period begins on the day of delivery or mailing and runs continuously, including weekends and holidays. Day 1 is the day after delivery/mailing; day 14 is the deadline by which payment must be received or the premises vacated.

Cure deadline / vacate deadline: [__/__/____]

7. Certificate of Service

I, [SERVER NAME], being over 18 years of age and not a party to this matter, certify under penalty of perjury under the laws of the State of Minnesota that on [__/__/____] I served the foregoing 14-Day Notice to Pay Rent or Quit on [TENANT NAME] by the method(s) checked in Section 6.

8. Filing Eviction After Notice

If the tenant has not cured by [__/__/____] and remains in possession, the landlord may:

1. File a Complaint and Summons in Eviction (Minn. Stat. § 504B.321) in District Court for the county where the premises are located.
2. Attach this 14-Day Notice and Certificate of Service to the complaint.
3. Plead compliance with § 504B.321, subd. 1a in the body of the complaint.
4. Request issuance of a summons with a return date 7 to 14 days from issuance (Minn. Stat. § 504B.321, subd. 2).

In Hennepin, Ramsey, and Anoka Counties, eviction matters are heard in the Housing Court division of District Court.

9. Drafting Notes for Landlord Counsel

10. Sources and References

• Minn. Stat. § 504B.291 — Eviction action for nonpayment of rent: https://www.revisor.mn.gov/statutes/cite/504B.291
• Minn. Stat. § 504B.321 — Complaint and summons (subd. 1a 14-day notice): https://www.revisor.mn.gov/statutes/cite/504B.321
• Minn. Stat. § 504B.285 — Eviction grounds and retaliation: https://www.revisor.mn.gov/statutes/cite/504B.285
• Minn. Stat. § 504B.161 — Landlord covenants (habitability): https://www.revisor.mn.gov/statutes/cite/504B.161
• HF 1655 (2023): https://www.revisor.mn.gov/bills/bill.php?b=House&f=HF1655&ssn=0&y=2023
• Minnesota Attorney General — Landlords & Tenants Handbook: https://www.ag.state.mn.us/Consumer/Handbooks/LT/
• HOME Line (statewide tenant hotline): https://homelinemn.org/
• Mid-Minnesota Legal Aid: https://mylegalaid.org/
• Minneapolis Renter Protections Ordinance (Code ch. 244): https://www2.minneapolismn.gov/business-services/licenses-permits-inspections/rental-licenses/renter-protections/

END OF NOTICE