Minnesota Room Rental Agreement (2026)

Rent out a room in your home or apartment: private room, shared areas, house rules, utilities split, deposit and notice terms that follow your state's law.

Updated September 2026≈ 8 minReviewed against Minn. Stat. § 504B.178, subd. 3 · Minn. Stat. § 504B.178, subd. 2 · Minn. Stat. § 504B.177

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What you'll get

Sample first page of the Room Rental Agreement. Your answers fill in the blanks; the clauses required in Minnesota are added automatically.

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What this document covers

Homeowner or primary tenant and the room renter
The private room and the shared areas
Month-to-month or fixed term with state notice rules
Rent, due day and late fee within the state cap
Utilities included, split or fixed
Security deposit cap and return
Overnight guests, quiet hours, smoking and pets
Cleaning and chores
Landlord entry and repairs
State disclosures and lodger rules

Minnesota rules that this document follows

Security deposit limit	No statutory limitSource: No statutory limit (Minn. Stat. § 504B.178)
Deposit return deadline	21 days after move-outSource: Minn. Stat. § 504B.178, subd. 3
Interest on deposit	Required (see conditions)Source: Minn. Stat. § 504B.178, subd. 2 (1% simple interest per year)
Late fees	Max 8% of the overdue rent payment; must be in written leaseSource: Minn. Stat. § 504B.177
Landlord entry notice	24 hours (8:00 a.m. and 8:00 p.m.)Source: Minn. Stat. § 504B.211, subd. 2 (24 hours, 8 a.m.–8 p.m., as amended 2024)
Notice to end month-to-month	Landlord 30 days / Tenant 30 daysSource: Minn. Stat. § 504B.135 (one rental period; at least 30 days for monthly tenancies; landlord may also not terminate without cause where local ordinance applies)

Rules current as of 2026-10-27. Statutes change; verify before relying on them.

How to use this Room Rental Agreement in Minnesota

Describe the room and the shared areas precisely, set utilities as a fixed charge or state the split formula to avoid monthly arguments, and put guest, quiet-hour and cleaning rules in writing. Answer the state disclosure questions (flood zone, sprinklers, bed bugs and the like) — they print as actual statements in the agreement. Give the renter a copy, a receipt for the deposit and every attachment listed at the end.

If you are a tenant subletting a room, confirm your lease allows it and get your landlord's written consent first.

Frequently asked questions

Do landlord-tenant laws apply when I rent a room in my own home in Minnesota?

In most states yes, including deposit rules, statutory disclosures and eviction procedures, although some states exempt owner-occupied homes from certain rules (for example, parts of the federal Fair Housing Act under the 'Mrs. Murphy' exemption). This agreement follows Minnesota's general residential rules and prints the state's statutory disclosures that apply to a room letting.

Can I remove a roommate without going to court?

No. Once a person is a paying occupant, self-help removal is illegal. Serve the Minnesota notice and, if needed, file an eviction case.

Other names

roommate agreement
rent a room contract
lodger agreement
shared housing agreement
room lease
house share agreement
boarder agreement

Other states

FormsByState provides self-help document templates and general information, not legal advice. We are not a law firm. For advice about your situation consult a licensed attorney in your state.