Minnesota Eviction Notice Template (Minn. Stat. § 504B.321)
Before a landlord can file an eviction case, most states require a written notice that tells the tenant what is wrong and how long they have to fix it or move out. Answer the questions below to create a clear, professional notice — then check it against your state and local rules before you serve it.
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Free to preview[Landlord or property manager name]
[Your address and phone for the tenant to reach you]
October 15, 2026
To: [Tenant name(s)]
and all other occupants of
[Rental property address]
Re: [Type of notice] — [Rental property address]
Dear [Tenant name(s)],
This letter is formal written notice to you as the tenant of the property at [Rental property address]. Type of notice: [Type of notice].
The reason for this notice is as follows:
[Reason for this notice]
Within [Notice period in days] days after this notice is delivered to you, you must [What the tenant must do within that time]. If this notice is delivered to you on October 15, 2026, that period ends on October 15, 2026.
This notice is given under Minnesota Statutes chapter 504B, which requires written notice to the tenant before a landlord may file an eviction action.
If you do not do so within that time, I intend to file an eviction case with the court to recover possession of the property. You will have the opportunity to respond in court, and you may not be removed from the property unless a court orders it. I will not remove you or your belongings or change the locks without a court order.
If you have questions about this notice, or wish to discuss payment or resolving the issue, please contact me in writing at the address above.
Sincerely,
[Landlord or property manager name]
Date this notice was delivered: ____________________
Method of delivery: ____________________
Delivered by: ____________________
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How eviction notices work in Minnesota
Minnesota Statutes § 504B.321 requires a landlord to give a written 14-day notice before filing an eviction for unpaid rent or other unpaid financial obligations under the lease. State law doesn't set a general notice period for lease violations; the lease controls. Ending a month-to-month tenancy takes written notice at least as long as the interval between rent due dates or three months, whichever is less, under § 504B.135, which is one month for monthly rent.
The 14-day notice must state the total amount due with an itemized accounting, the name and address of the person authorized to receive rent, and statutory statements about legal help, financial help and the 14-day deadline. It must be delivered personally or by first-class mail to the rental address. If a local government requires a longer notice, the longer period applies. The landlord's complaint must include a copy, and a case filed without the notice will be dismissed and the court file expunged.
If the tenant doesn't pay or move out, the landlord files an eviction action in district court, and the first appearance is set 7 to 14 days after the summons is issued. A tenant can stop a nonpayment eviction by paying the rent owed plus interest, costs and fees. Minnesota makes it a misdemeanor to lock out a tenant or cut off electric, heat, gas or water service to force a move, and a tenant removed in bad faith can recover treble damages or $500, whichever is greater. Only a sheriff or other authorized officer can enforce a writ of recovery.
What to do, step by step
Check your state and local rules first
Look up the notice period, required wording and delivery method for your state, county and city. Many places set different periods for unpaid rent, lease violations and ending a tenancy, and some cities add their own just-cause rules.
Fill in the notice
Answer the questions above. Name every adult tenant on the lease, state the facts plainly and enter the exact number of days your rules require.
Serve it the way your state requires
States specify how a notice must be delivered — commonly hand delivery, leaving it with an adult at the home, posting and mailing, or certified mail. A notice served the wrong way may have to be redone.
Record how and when you served it
Write down the date, time, method and who delivered it, and keep a copy of the notice. Courts often ask for this proof of service.
Wait out the full notice period
Don't change the locks, remove belongings or shut off utilities. If the tenant fixes the problem, accept it as your rules require; if not, the next step is filing an eviction case in court.
What if the tenant doesn't respond to the notice?
An eviction notice is not an eviction. It is the written warning most states require before you can go to court. If the notice period ends and the tenant hasn't paid, fixed the violation or moved out, the next step is to file an eviction case — often called an unlawful detainer or summary possession case — with your local court.
Until a judge rules in your favor and a court officer such as a sheriff or marshal carries out the order, the tenant has the right to stay. Changing the locks, removing the tenant's belongings, cutting off utilities or otherwise forcing them out is a so-called self-help eviction, which is illegal in nearly every state and can expose you to damages.
Courts look closely at the notice itself. If the period was too short, the wording missed something your state requires or it was delivered the wrong way, the case can be dismissed and you may have to start over. Your local court's self-help center or a landlord association can tell you what your court expects.
Example Minnesota eviction notice
A filled-in sample with made-up details, so you can see the finished result.
Greenway Rentals LLC
PO Box 2210, Lakeview, MN 55401 · (555) 201-4478
October 5, 2026
To: Taylor Brooks and Jamie Brooks
and all other occupants of
56 Willow St, Unit 3, Lakeview, MN 55402
Re: Notice to pay rent or quit — 56 Willow St, Unit 3, Lakeview, MN 55402
Dear Taylor Brooks and Jamie Brooks,
This letter is formal written notice to you as the tenant of the property at 56 Willow St, Unit 3, Lakeview, MN 55402. Type of notice: Notice to pay rent or quit.
The reason for this notice is as follows:
Rent of $1,450 for the month of September 2026, due on September 1, 2026, has not been paid, despite a reminder sent by email on September 10.
The total amount of rent now due is $1,450.00.
Within 14 days after this notice is delivered to you, you must pay the full amount of rent owed or move out of the property. If this notice is delivered to you on October 5, 2026, that period ends on October 19, 2026.
This notice is given under Minnesota Statutes chapter 504B, which requires written notice to the tenant before a landlord may file an eviction action.
If you do not do so within that time, I intend to file an eviction case with the court to recover possession of the property. You will have the opportunity to respond in court, and you may not be removed from the property unless a court orders it. I will not remove you or your belongings or change the locks without a court order.
If you have questions about this notice, or wish to discuss payment or resolving the issue, please contact me in writing at the address above.
Sincerely,
Greenway Rentals LLC
Date this notice was delivered: ____________________
Method of delivery: ____________________
Delivered by: ____________________
Frequently asked questions
Does Minnesota require notice before filing for unpaid rent?
Yes. Landlords must give a written notice and wait 14 days before filing an eviction for nonpayment. The notice must list the total amount due, an itemized accounting and the required statements. If the tenant pays the total amount due within the 14 days, the landlord may not file on that basis.
How much notice ends a Minnesota month-to-month tenancy?
Written notice at least as long as the time between rent due dates, or three months if that is shorter, under § 504B.135. For monthly rent, that is one month. Local governments can add their own rules, and the statute recognizes longer local notice periods, so check local requirements before serving notice.
What notice is needed for a lease violation in Minnesota?
State law doesn't set a general cure period for lease violations. If the lease allows eviction for the breach, the landlord may file a case based on it, and the complaint must identify the lease clause, the conduct, the dates and the clause granting the right to evict. Many leases require written notice first, so the lease terms matter.
Can a Minnesota landlord change the locks on a tenant?
No. Minnesota law makes it a misdemeanor for a landlord to remove or exclude a tenant, or interrupt electric, heat, gas or water service to force a move, without a court order. A tenant who is unlawfully excluded can petition the court to be restored to the unit and can recover treble damages or $500. Only an officer acting on a court writ can remove a tenant.
How much notice do I have to give a tenant?
It depends on your state, sometimes your city, the type of notice and the lease. Periods for unpaid rent can be as short as a few days or as long as a month, and notices ending a month-to-month tenancy are often 30 days or more. Check your state's landlord-tenant law and any local ordinance before serving.
Is an eviction notice the same as being evicted?
No. A notice only starts the process. If the tenant doesn't comply, the landlord must file a case in court and win a judgment. Only a court order, carried out by a sheriff, marshal or similar officer, can legally remove a tenant from the property.
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