Evicting a Tenant in Minneapolis or St. Paul? Here’s What You Need to Know Before You File

In less than a week, I’ve had seasoned Twin Cities duplex, triplex and fourplex owners reach out for a referral for an eviction attorney.

It had been a while since I’ve had a call like that, let alone multiples. Whether it’s a result of Operation Metro Surge, or the economy as a whole, I thought it might be good to revisit some basics since the last time this came up.

First, notice. There’s been a lot of noise in the media recently about both the Minneapolis and St Paul city councils considering extending the notice period because so many tenants were fearful of going to work during Operation Metro Surge. Here’s where things landed.

Notice Periods

Minnesota state law requires landlords to give a written 14-day notice before filing an eviction for nonpayment of rent. That’s the statewide floor. But if you own property in Minneapolis or Saint Paul, your timeline is significantly longer.

Minneapolis: As of March 2025, Minneapolis requires a 30-day written pre-eviction notice for nonpayment of rent, up from the previous 14-day requirement. This is not optional and not negotiable. If you file before that 30-day window closes, the court will dismiss your case.

Saint Paul: Saint Paul passed its own 30-day notice requirement in May 2025. Then, in March 2026, the City Council voted 7-0 to temporarily extend that to 60 days, effective May 14, 2026 through December 31, 2026. This temporary extension was passed in response to economic disruption caused by Operation Metro Surge. After December 31, 2026, the notice period is scheduled to return to 30 days — unless the Council acts again.

If you’re in Saint Paul and you serve a notice today, you need to count to 60 before you can file. That’s not 60 business days. That’s 60 calendar days. Mark it on your calendar the day you mail it.

For lease violations for anything other than nonpayment of rent — like unauthorized occupants, pet violations, or serious lease breaches — the extended notice rules do not apply. That said, you should still document everything carefully and consult the lease for any cure periods you may have agreed to.

Other cities in the metro have their own rules. Brooklyn Center, Saint Louis Park, and Richfield have had their own extended notice ordinances — some of which have since lapsed or changed. If your property is elsewhere in the metro, check with your city before assuming the state 14-day standard applies.

Before You Do Anything Else: Build Your File

The single biggest mistake landlords make going into an eviction is not having their paperwork in order. Courts move fast once you file. You will not have time to scramble for documentation after the fact. Get it all together before you serve the notice.

Here’s what you need:

Lease – Have a clean, signed copy of the current lease — every page, addendum, and renewal. If you’re operating month-to-month because the original term expired, know that and be ready to explain it.

Rent Ledger  -You need a clear, dated accounting of every charge and every payment going back at least 12 months, ideally to the beginning of the tenancy. Show the date rent was due, the date (and amount) of any payment received, any late fees applied, and the running balance. Spreadsheet, property management software, handwritten ledger — it doesn’t matter what format, as long as it’s complete and legible.

Proof of Notice Delivery When you serve the pre-eviction notice, you must deliver it personally or by first-class mail. Keep your certificate of mailing from the post office, or document in-person delivery with a dated photo or written record. You may want to tape the notice to the tenants door, then take a shot of it with your cell phone. This will time and date stamp it. Make sure you have the unit number in the photo.  If the notice isn’t proven to have been delivered, the court can dismiss your case.

Communications Records Print or export every relevant text, email, voicemail summary, and written letter between you and the tenant. This includes any acknowledgment of the debt, promises to pay, requests for extensions, complaints, and anything else that relates to the situation. Courts want to understand the full picture.

Your Pre-Eviction Notice Itself Under state law (Minn. Stat. § 504B.321), the notice must include specific language: the amount owed, a statement that the tenant has the right to seek legal help, contact information for legal aid, information on applying for financial assistance, and a statement that the landlord may file for eviction after the notice period if the amount isn’t paid. Minneapolis and Saint Paul may have additional required language. Use a current template, not something you printed off the internet three years ago.

Photos and Inspection Records If the eviction involves property damage, lease violations, or habitability issues on either side, have your documentation ready. Dated photos with file timestamps are better than undated ones. Inspection records from the city, if any exist, can cut both ways — know what’s in your file.

Rental License Status Make sure your rental license is current. An expired license can get your case dismissed or at minimum, complicate it significantly.

Do You Need an Attorney?

The short answer: it depends on the complexity of the case and your experience level. While it may be more expensive, I would rather pay someone to do it right, then show up at court only to discover I made a mistake and the tenant gets to keep living there until I get it right.

Your experience may be different.

Cases where you probably don’t need an attorney to file:

If you have a clean, straightforward nonpayment case — current lease, clear rent ledger, proper notice served and documented, no counterclaims obvious on the horizon — and you’ve done this before, you can likely handle the filing and initial hearing yourself in Hennepin or Ramsey County housing court.

That said, even in a simple case, it may be worth paying for a one-hour consultation with a landlord-tenant attorney before you file. They can review your notice, ledger, and lease and tell you missed anything.

Cases where you should hire an attorney from the start:

Bring in an attorney before you serve notice if any of the following are true:

• The tenant has complained about habitability or conditions in writing at any point. Retaliation claims are a real defense and can derail your case.
• There is any history of fair housing complaints or protected class issues in the tenancy.
• The tenant has a Section 8 voucher and the situation involves anything beyond simple nonpayment.
• The amount in dispute is large enough that getting it wrong — and starting over — is a serious financial problem.
• The tenant has their own attorney (you’ll often find this out at the hearing, but if you have reason to suspect it, be ready).
• The property has open city violations or a troubled inspection history.
• The eviction involves lease violations rather than nonpayment, especially anything involving alleged criminal activity or safety issues, since these cases are factually and legally more complex.
• You’ve had a previous case dismissed and are refiling.

If you have a tenant who’s behind on rent, or consistently breeches the lease and need a recommendation for an eviction attorney, give me a call, I’d be happy to connect you with someone who can help you solve your tenant problem.