Minnesota landlord entry law: a business reason, 24 hours' notice and an 8-to-8 window

What counts as a reasonable business purpose in Minnesota?

The statute spells the purposes out, which makes it among the most specific in the country:

• Showing the unit to prospective tenants during the notice period before the lease ends, or after the tenant has given move-out notice.
• Showing the unit to a prospective buyer or an insurance representative.
• Performing maintenance.
• Inspections by state, county or city officials enforcing health, housing, building, fire or maintenance codes.
• The tenant is causing a disturbance.
• A reasonable belief that the tenant is violating the lease.
• A reasonable belief that someone without a legal right to occupy is living in the unit.
• Prearranged housekeeping in senior housing where at least 80 percent of tenants are 55 or older.
• The tenant has vacated the unit.

How does the 24-hour notice work?

The notice must state a time or an anticipated window of entry, and the landlord has to make a good-faith effort to give it at least 24 hours in advance. A tenant may agree to a shorter notice, but a landlord cannot require a waiver as a condition of the lease, and the right cannot be waived by the tenant. A clause in your lease that says "landlord may enter at any time" is therefore of no help.

When is no notice needed?

In an emergency the landlord may enter if reasonably suspecting that immediate entry is needed to prevent injury to people or property from maintenance, building security or law enforcement issues; to determine the tenant's safety; or to comply with local ordinances about unlawful activity in the unit. When the tenant is absent and no notice was given, the landlord must leave a written disclosure of the entry in a conspicuous place in the unit.

What can a tenant claim for a violation?

A violation can bring a rent reduction up to full rescission of the lease, recovery of the damage deposit less amounts lawfully retained under section 504B.178, a civil penalty of up to $500 for each violation, and reasonable attorney fees. The tenant can use the enforcement procedures in sections 504B.381, 504B.385, and 504B.395 to 504B.471. A violation is also treated as a violation of section 504B.161. Manufactured home parks are outside the section.

Why the written reason matters

Since Minnesota limits entry to a reasonable business purpose, a vague notice such as "checking the apartment" is a weak start. Name the purpose from the list: maintenance, a showing after move-out notice, a code inspection or a reasonable belief that the lease is being violated. If your reason is the last one, keep the facts that led to the belief. The disclosure rule is easy to miss: when the tenant is away and no notice was given because of an emergency, a written note must be left in a conspicuous place. Photograph it, because the penalty of up to $500 per violation makes a missing note an avoidable expense.

How DoorKeeping fits in Minnesota

DoorKeeping keeps the messages you send tenants in one thread with each unit, so the entry notice you write for Minnesota and the date it went out sit beside the lease and the work order. Because the reason for entry must be on the list, write that reason into the message itself. This is general information, not legal advice. Check the current statute and your lease before you act.

Sources

1. Minnesota Statutes 504B.211, Residential tenant's right to privacy (Office of the Revisor of Statutes), read Oct 30, 2026

Questions

What hours can a Minnesota landlord enter?

Between 8:00 a.m. and 8:00 p.m., unless the landlord and tenant agree to a different time.

Can a Minnesota lease waive the 24-hour notice?

No. The tenant cannot waive the notice right, and a landlord cannot require a waiver as a condition of the lease.

What is the penalty for unlawful entry in Minnesota?

A civil penalty of up to $500 per violation, plus possible rent reduction, deposit recovery and attorney fees.