Minnesota automatic lease renewal law: a written reminder 15 to 30 days before the tenant's deadline
Minn. Stat. 504B.145 lets a lease renew itself only if the landlord first sends a written reminder that points to the clause. The reminder must be served personally or mailed by certified mail at least 15 days, and not more than 30 days, before the tenant has to give notice of leaving.
Which clauses does the statute cover?
The section applies to a residential lease with an original term of two months or more that says, in effect, the term is renewed for a further period of two months or more unless the tenant gives notice of intent to quit at the end of the term. It starts with the words "notwithstanding the provisions of any residential lease," so a lease cannot waive it.
A clause that renews for a shorter period, or a lease that simply converts to a month-to-month tenancy when it ends, is not the kind of clause the section describes. The text does not say what happens to the tenancy if a covered clause is not enforced, so ask a Minnesota attorney how a missed reminder plays out in your situation.
What must the reminder contain and how is it delivered?
To enforce the clause the landlord must give notice as the section provides. The notice must be in writing, and it must direct the tenant's attention to the automatic renewal provision of the lease. It must be served personally or mailed by certified mail. A text message, an email or ordinary first-class mail is not on the list.
- In writing, and pointing to the renewal clause by name or section.
- Served personally or sent by certified mail.
- Delivered at least 15 days and not more than 30 days before the date the tenant must give notice of quitting.
How do you count the 15 to 30 day window?
The window is measured from the tenant's own deadline, not from the end of the lease. If the lease says the tenant must give 60 days' notice before the term ends, the deadline is 60 days before the end date, and your reminder goes out 15 to 30 days before that.
Example a made-up lease ends on August 31 and requires the tenant to give notice of leaving by July 2 (60 days before). The reminder must be served or mailed between June 2 and June 17 (30 and 15 days before July 2). A reminder mailed on July 1 is too late for the clause to be enforced.
How should an owner handle it?
Put the tenant's notice deadline on the calendar the day the lease is signed, then set a reminder date about 20 days earlier so a delay in certified mail does not push you out of the window. Keep the certified mail receipt and a copy of the letter in the tenant file. If you would rather avoid the issue, a lease that converts to month-to-month when the term ends does not rely on the reminder.
A reminder checklist for the owner
Keep this routine for every lease with a renewal clause. On the day you sign, record the tenant's notice deadline and the 15 to 30 day window before it. Draft the reminder with the lease section number and the exact deadline. Send it by certified mail and keep the receipt, or hand it over and get a signed copy. Put the return receipt and the letter in the tenant file. If you miss the window, do not treat the lease as renewed; talk to an attorney about how to proceed, and consider offering a fresh renewal that the tenant signs. A signed renewal avoids the question altogether.
How DoorKeeping fits
DoorKeeping's standard lease ends into month-to-month and has no automatic renewal clause. If you add one, the lease check reads the clause, shows the reminder window on the unit's list and drafts the reminder letter for you to approve and send by certified mail. DoorKeeping never holds your money and sends a payment only when you approve it. This is general information, not legal advice. Check the current statute or ask a local attorney before you rely on it.
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Questions
- Can a Minnesota lease renew automatically?
- Yes, but to enforce the clause the landlord must first send a written notice pointing to it, served personally or by certified mail 15 to 30 days before the tenant's deadline to give notice of leaving.
- Does the Minnesota rule apply to every lease?
- It covers residential leases with an original term of two months or more whose clause renews for a further two months or more unless the tenant gives notice.
- Can a Minnesota landlord send the reminder by email?
- The statute names personal service or certified mail only.