Minnesota Security Deposit Demand Letter
Direct answer
In Minnesota, the landlord must return the deposit within 21 calendar days (ordinary termination (three weeks = 21 days)) or 5 calendar days (the building was legally condemned). The deadline is measured from this trigger: 21 calendar days (ordinary termination (three weeks = 21 days)): after termination of the tenancy and after receipt of the tenant's mailing address or delivery instructions; 5 calendar days (the building was legally condemned): after tenant leaves due to legal condemnation of the building/dwelling for reasons not due to willful, malicious, or irresponsible conduct of the tenant, and after receipt of mailing address or delivery instructions. The verified state formula is failure to provide timely written statement (or other listed duties) = liability for the withheld portion plus interest as a penalty, in addition to the portion wrongfully withheld plus interest; separate bad-faith punitive damages up to $500 per deposit under Minn. Stat. § 504B.178.
Key facts
| Deadline | 21 calendar days (ordinary termination (three weeks = 21 days)); trigger: after termination of the tenancy and after receipt of the tenant's mailing address or delivery instructions |
|---|---|
| Deadline (branch 2) | 5 calendar days (the building was legally condemned); trigger: after tenant leaves due to legal condemnation of the building/dwelling for reasons not due to willful, malicious, or irresponsible conduct of the tenant, and after receipt of mailing address or delivery instructions |
| Penalty formula | failure to provide timely written statement (or other listed duties) = liability for the withheld portion plus interest as a penalty, in addition to the portion wrongfully withheld plus interest; separate bad-faith punitive damages up to $500 per deposit |
| Bad faith required | No |
| Itemization required | Yes |
| Interest on deposit | Yes |
| Maximum deposit | No general statewide statutory maximum for ordinary residential deposits under § 504B.178. |
| Forwarding address required | Yes |
| Small claims limit | $20,000 (conciliation court (statewide)) in Conciliation Court |
| Statute citation | Minn. Stat. § 504B.178 |
Statute says
Every landlord shall: (1) within three weeks after termination of the tenancy; or (2) within five days of the date when the tenant leaves the building or dwelling due to the legal condemnation of the building or dwelling in which the tenant lives for reasons not due to willful, malicious, or irresponsible conduct of the tenant, and after receipt of the tenant's mailing address or delivery instructions, return the deposit to the tenant, with interest thereon as provided in subdivision 2, or furnish to the tenant a written statement showing the specific reason for the withholding of the deposit or any portion thereof.
What this means
Read the deadline, trigger, and penalty together before sending a letter. Match the dates in your documents to the trigger listed above, then cite Minn. Stat. § 504B.178 and request the deposit amount supported by your records.
Worked example
Use your actual deposit amount when you write the letter. For context, median rent in Minnesota is $1,280 according to U.S. Census Bureau QuickFacts, American Community Survey 2020-2024 5-Year Estimates data as of .
- Hennepin County: $1,487
- Ramsey County: $1,329
- Dakota County: $1,548
- Anoka County: $1,464
- Washington County: $1,710
Example demand basis: a deposit equal to the state median rent starts at $1,280 before applying the state formula: failure to provide timely written statement (or other listed duties) = liability for the withheld portion plus interest as a penalty, in addition to the portion wrongfully withheld plus interest; separate bad-faith punitive damages up to $500 per deposit.
County small claims courts
| County | Court and city | Limit | Filing fee | E-filing | Court link |
|---|---|---|---|---|---|
| Hennepin County | Minnesota District Court, Fourth Judicial District - Conciliation Court, Minneapolis | $20,000 (conciliation court (statewide) only) | County filing fee: $70 filing fee, including the county law-library fee, effective July 1, 2025 | Yes | Official court website Court page check not recorded |
| Ramsey County | Minnesota District Court, Second Judicial District - Conciliation Court, St. Paul | $20,000 (conciliation court (statewide) only) | Statewide filing fee: $80 filing fee, including the county law-library fee | Yes | Official court website Court page check not recorded |
| Dakota County | Minnesota District Court, First Judicial District - Conciliation Court, Hastings | $20,000 (conciliation court (statewide) only) | Statewide filing fee: $80 filing fee, including the county law-library fee | Yes | Official court website Court page check not recorded |
See all 87 county small claims courts and filing fees
Free Minnesota template, built from verified state data
I rented [rental property address] from [lease start date] to [move-out date]. I paid a security deposit of $[amount]. I returned the keys on [date] and gave you my forwarding address in writing on [date]. Under Minnesota law (Minn. Stat. § 504B.178), a landlord must return the deposit or respond in writing within [21 calendar days / 5 calendar days, see the note above] after [the event listed in the note above].
Before you send
- Collect your lease, deposit receipt, and move-in records.
- Save photos, videos, and messages about move-out condition.
- Write down the move-out date you can prove.
- Confirm the forwarding address you gave the landlord.
- Send by certified mail when appropriate, and keep a copy of the final letter and delivery proof.
Typical mistakes
- Sending a letter before organizing the documents that prove the timeline.
- Demanding an amount that does not match the payment records.
- Leaving out the forwarding address or preferred response method.
- Mixing repair complaints into a deposit letter without separating the issues.
Local ordinances
- Minneapolis: Minneapolis Code Sec. 244.1940 - security deposits and required noticeMinneapolis caps most security deposits at one month's rent (half a month, payable in up to three installments, if the tenant must pay more than first-month rent plus deposit before the end of month one). Referral tenancies may go to 1.5 months.
- St. Paul: Saint Paul Tenant Protections Ordinance - security-deposit limitationThe Tenant Protections Ordinance, effective May 14, 2026, caps the security deposit at one month's rent and prepaid rent at one month, with a one-month extra deposit or prepayment allowed if the application could be denied under the screening rules. Pet deposits and application fees remain allowed. State 504B.178 still governs return, interest, and itemization.
FAQ
Does Minneapolis have its own security deposit law?
Minneapolis caps most security deposits at one month's rent (half a month, payable in up to three installments, if the tenant must pay more than first-month rent plus deposit before the end of month one). Referral tenancies may go to 1.5 months. Minneapolis security deposit rules
Does St. Paul have its own security deposit law?
The Tenant Protections Ordinance, effective May 14, 2026, caps the security deposit at one month's rent and prepaid rent at one month, with a one-month extra deposit or prepayment allowed if the application could be denied under the screening rules. Pet deposits and application fees remain allowed. State 504B.178 still governs return, interest, and itemization. St. Paul security deposit rules
Does Rochester have its own security deposit law?
No separate city security-deposit ordinance is listed in the verified data. Check the applicable Minnesota law.
Does Bloomington have its own security deposit law?
No separate city security-deposit ordinance is listed in the verified data. Check the applicable Minnesota law.
What is the small claims limit in Minnesota?
See the applicable court limits and jurisdictions in the state court guide. Minnesota small claims courts and filing fees
Can I use this if I do not know the exact deposit amount?
Use the amount shown in your lease, receipt, or move-in records. If records conflict, keep copies and avoid guessing in the letter.
Should I send evidence with the first letter?
Attach copies when they prove the basic facts, such as payment, move-out condition, forwarding address, or prior messages.
Can this page replace legal advice?
No. This page is self-help information for organizing a demand letter and checking the cited data before you act.
City data on this page currently includes Minneapolis, St. Paul, Rochester, Bloomington, Duluth, Brooklyn Park, Plymouth, Woodbury.
When this letter will NOT work
- The dispute is not about return of a security deposit.
- You need urgent court relief instead of a demand letter.
- You cannot identify the landlord or property manager to contact.
- Your documents point to a different state or a different kind of claim.
Tenant resources
- HOME Line tenant hotlinehotline, 612-728-5767
- Mid-Minnesota Legal Aid - get helplegal aid in Minneapolis
- LawHelpMNlegal aid
- Minnesota Attorney General - Security Deposits chapterag consumer
- Minnesota Judicial Branch - Conciliation Court FAQscourt self help