Minnesota law requires residential landlords to make several important disclosures to tenants, both before and at the start of the tenancy. The primary governing law is Minnesota Statutes Chapter 504B (recodified and effective 1 July 1999). The 2024 reforms added significant new transparency requirements, particularly around non-optional fees.

Official Law Citation: Minnesota Statutes § 504B.181 and § 504B.120 dictate required fee and identity disclosures for residential landlords.

1. Identity of the Landlord or Authorized Agent

Under Minn. Stat. § 504B.181, there shall be disclosed to the residential tenant either in the rental agreement or otherwise in writing prior to commencement of the tenancy the name and address of:

• The person authorized to manage the premises.
• The landlord of the premises or an agent authorized by the landlord to accept service of process and receive and give receipt for notices and demands.

2. Fee Transparency (Effective January 2024)

One of the most impactful 2024 changes (under Minn. Stat. § 504B.120): landlords must now disclose all non-optional fees in both the lease agreement and in all rental advertisements (online listings, signs, flyers, etc.).

The sum total of rent and all nonoptional fees must be described as the Total Monthly Payment and be listed on the first page of the lease. A unit advertised for a residential tenancy must disclose the nonoptional fees included with the total amount for rent in any advertisement or posting. In a lease agreement disclosure or unit advertisement, the landlord must disclose whether utilities are included or not included in the rent.

The purpose is to prevent "drip pricing," where the advertised rent appears low but the actual cost is significantly higher after mandatory fees are added.

3. Federal Lead-Based Paint Disclosure

For all properties built before 1978, landlords must comply with the federal lead-based paint disclosure rule:

• Disclose known lead-based paint and/or lead-based paint hazards.
• Provide the EPA pamphlet "Protect Your Family From Lead In Your Home."
• Include a specific lead warning statement in the lease, signed by both parties.

4. Outstanding Inspection Orders, Condemnation Orders, or Declarations

Under Minn. Stat. § 504B.195, before signing a lease, a landlord must disclose to the prospective tenant:

• Any outstanding inspection orders from the city or county regarding health or safety violations.
• Any condemnation orders.
• Any declarations of the property being unfit for human habitation.

Failure to disclose these conditions means the tenant has no obligation to move in, and can void the lease entirely.

5. Utility Billing Arrangements

If utilities are shared or billed in a non-standard way (e.g., RUBS-Ratio Utility Billing System), the landlord must disclose the method of allocation. Recent amendments under Chapters 216B and 504B added further requirements for utility disclosure, effective January 2025.

6. Tenant's Right to Know About Building Code Violations

The landlord must inform tenants about any known building code violations that could affect the tenant's health or safety. This is closely tied to the expanded habitability protections taking effect in 2024.

Best Practices for Minnesota Landlords

1. Audit All Your Listings: Ensure every rental advertisement (Zillow, Apartments.com, Craigslist, your website) prominently discloses all non-optional fees. A single non-compliant listing can trigger an AG investigation.
2. Use a Disclosure Checklist: Create a standardized disclosure package that covers lead paint, landlord identity, outstanding orders, and fee schedules, and have every tenant sign it before move-in.

How Landager Helps

Landager tracks lease terms, important legal deadlines, and rent collection - making it easy to stay compliant with Minnesota regulations.

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