2008 complete binder of ud and eviction defenses

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RESIDENTIAL UNLAWFUL DETAINERAND EVICTION DEFENSE

TENTH EDITIONMARCH 2008

(Appellate Cases, Statutes and Forms updated through March 2008)(Unreported District Court Decisions updated through 2004, to be updated shortly)

Posted at http://www.povertylaw.homestead.com under Reading

By

Lawrence R. McDonoughAttorney at Law

Lawrence R. McDonoughAttorney at Law

Legal Aid Society of Minneapolis, Inc.2929 4th Avenue South

Minneapolis, MN 55408

612-746-3646, Fax: [email protected]://povertylaw.homestead.com
http://www.povertylaw.homestead.com/mailto:[email protected]://povertylaw.homestead.com/mailto:[email protected]://povertylaw.homestead.com/http://www.povertylaw.homestead.com/


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ACKNOWLEDGMENTS

Tenth Edition, March 2008

Thanks again to the attorneys, law students, advocates, legislators, judges, and referees whocontinue to assert and expand the law for the benefit of tenants. I especially wish to thank DrewSchaffer, whose analysis is reflected in much of the next text; John Freeman, for his technical

support at www.projusticemn.org; and Alice Engstrom and Christa Lord, for wordprocessing support.

Ninth Edition, March 2004

Thanks to the attorneys, law students, advocates, legislators, judges, and referees who continueto expand the law for the benefit of tenants. I especially wish to thank Paul Birnberg, whoseanalysis once again is reflected in many sections of this manual, and Sharon Elmore and JayaShoffner of the Minnesota Legal Services Coalition, who managed the placement of this manual,forms, and cases on www.projusticemn.org.

Eighth Edition, July 2000

I am grateful to Lila Talvitie-Zamora, who helped process the updates for this edition, and theattorneys and advocates who continue to expand the law for the benefit of tenants. I especiallywish to thank Paul Birnberg, whose analysis is reflected in many sections of this manual, andBricker Lavik and Candee Goodman, who first developed the idea of an annual housing lawinstitute, for which I first prepared this manual. Finally, thanks to the Minnesota State BarAssociation and Nancy Kleeman, Dorsey and Whitney, and Probono.net, for providing theencouragement and technical support to make this manual and the many unpublished decisionsdiscussed in it available on the internet.

Seventh Edition, November 1996

I would like to thank Chris Nelson, who helped process this edition, and the attorneys andadvocates who developed many creative arguments that resulted in the decisions reported here.As I put these materials together I can see the wonderful work all of you are doing to make life alittle more just for tenants.

Sixth Edition, November 1995

I wish to thank and acknowledge the work of Peggy Armour, who spent many hours processingthis edition; and the attorneys and advocates from legal services, volunteer attorney programs

and other agencies, which provided important court decisions for these materials. I especiallywant to thank Paul Birnberg, Robin Williams, Charlene D'Cruz, and Doug Clark, who helped medevelop some of the arguments and forms in these materials. Finally, I wish to dedicate thisedition to Dawn Carlson, a legal services attorney in Moorhead, Minnesota, who recently passedaway. While she was with Legal Services only for a few short years, her dedicated workbenefitted her clients, the law, and those of us who knew her.

Fifth Edition, November 1994
http://www.projusticemn.org/http://www.projusticemn.org./http://www.projusticemn.org./http://www.projusticemn.org/http://www.projusticemn.org./


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The author again wishes to thank Kaylen Randle, who spent many hours processing this edition;and the attorneys and advocates from legal services, volunteer attorney programs and otheragencies dedicated to the protection of tenants.

Fourth Edition, November 1993

The author wishes to thank Kaylen Randle, who had the thankless task of processing this edition

from the previous edition, two supplements and additional material.

Third Edition, April 1991

This article is dedicated to all of the Legal Services and volunteer attorneys whose advocacycontinues to expand legal protection for tenants. Many of the statutes and court decisionsdiscussed in this article are a result of their work. The author also wishes to thank Mescal Urich,who again devoted countless hours to processing this continuously expanding article.

Second Edition, October 1989

The author wishes to thank Peter Brown, Richard Fuller, Bricker Lavik, Candace Rasmussen,Galen Robinson, Randall Smith, Timothy L. Thompson, Thomas Vasaly, and John Whitelaw,Esquires, whose written materials and/or comments formed the basis for portions of this article;and Mescal Urich, who devoted many hours to formatting and processing numerous drafts of thisarticle.

Lawrence R. McDonough


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TABLEOF CONTENTS

ACKNOWLEDGMENTS...............................................................................................................................

TABLEOF CONTENTS..............................................................................................................................

CHAPTER I:

INTRODUCTION TO UNLAWFUL DETAINER (EVICTION) ACTIONSAND LANDLORD-TENANT RELATIONSHIPS .....................................................................................

A. STATUTESAND CASES.................................................................................................................

1. Recodification of Landlord-Tenant Laws......................................................2. Cases3. Effect of Unpublished Court of Appeals Decisions.......................................4. Preemption of Ordinances by State Statutes..................................................

B. SUMMARYOF UNLAWFUL DETAINER (EVICTION) ACTIONSAND COURT PROCEDURE............................

C. CREATIONOFA LANDLORD-TENANT RELATIONSHIP........................................................................

D. TYPESOF PRIVATE TENANCIES.....................................................................................................

1. Fixed term..................................................................................................................2. Month-to-month and other periodic tenancies...............................................3. Tenancy at will...............................................................................................4. Tenancy at sufferance....................................................................................5. Subtenants......................................................................................................6. Domestic partners..........................................................................................

7. Implied tenancy and terms.............................................................................8. Covenant running with the land.....................................................................9. Covenants implied by statute.........................................................................10. Lease renewal or extension............................................................................11. Relatives and Guests......................................................................................

E. STATUTORY DEFINITIONS.............................................................................................................

F. MANUFACTURED (MOBILE) HOME PARKLOT TENANCIES...............................................................

G. PUBLICAND GOVERNMENT SUBSIDIZED HOUSING TENANCIES...........................................................

H. NON LEASEHOLD RELATIONSHIPS.................................................................................................

1. Tenant versus hotel guest...............................................................................2. Licenses..........................................................................................................3. Caretakers: tenants versus employees...........................................................

4. Constructive trust.......................................................................................................5. Post Dissolution.........................................................................................................


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I. TAXFORFEITEDPROPERTY............................................................................................................

J. FORMS

CHAPTER II:SUMMARY PROCEEDING...............................................................................................................

A. SUMMARY PROCEEDINGTO REPLACE SELF-HELP EVICTION..............................................................

B. ACTION NOT APPROPRIATEFORCERTAIN TYPESOF LITIGATION.......................................................

1. Parallel or complex litigation.........................................................................2. Domestic partners..........................................................................................

CHAPTER III:SUBJECT MATTERJURISDICTION...................................................................................................

CHAPTER IV:

PERSONAL JURISDICTION..............................................................................................................

CHAPTER V:PROCEDURE...............................................................................................................................

A. INITIALHEARING.........................................................................................................................

B. ANSWER...................................................................................................................................

C. THIRD PARTY PRACTICEAND JOINDER...........................................................................................

D. TEMPORARY RESTRAINING ORDERS...............................................................................................

1. Against tenant within eviction action............................................................2. Against landlord to prevent filing of eviction action.....................................

E. CONTINUANCE............................................................................................................................

F. DISCOVERY...............................................................................................................................

G. HOUSING COURT: RAMSEYAND HENNEPIN COUNTIES....................................................................

1. Housing Court Rules......................................................................................2. Judge Review.............................................................................................................3. Free photocopies............................................................................................4. Consolidation of actions................................................................................

H. TRIALAND EVIDENCE.................................................................................................................

I. POSTING RENTORSECURITY........................................................................................................


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J. EXCEPTIONSTOTHE UNAUTHORIZED PRACTICEOF LAW (EXCEPTFORJURYTRIALSANDAPPEALS)

K. AMENDINGTHECOMPLAINT..........................................................................................................

L. SUMMARY JUDGMENTAND DISMISSAL...........................................................................................

M. FINDINGSANDCONCLUSIONS........................................................................................................

N. COLLATERAL ESTOPPELAND RES JUDICATA...................................................................................

O. REMOVALOF ACTIONTO FEDERAL COURT....................................................................................

P. RELEASEFROM PRISONFORHEARING...........................................................................................

Q. EXPEDITED CASES......................................................................................................................

R. SETTLEMENT..............................................................................................................................

S. CONSOLIDATINGTHE EVICTION ACTIONWITH OTHER ACTIONS.........................................................

T. SEALINGOREXPUNGING COURT RECORDS.....................................................................................

U. DISBURSEMENTOF FUNDS PAID INTO COURT.................................................................................

V. WITNESS FEES...........................................................................................................................

W. ATTORNEY TESTIMONY...............................................................................................................

CHAPTER VI:DEFENSES..................................................................................................................................

A. FORM ANSWERSAND MOTIONS....................................................................................................

B. LIMITATIONSONQUESTIONSOFTITLEOREQUITABLEDEFENSES..........................................................

1. In Municipal or County Court........................................................................2. In District Court.............................................................................................3. Mortgage Foreclosure and Contract for Deed Cancellation..........................4. Counterclaims................................................................................................

C. IMPROPERSERVICE.....................................................................................................................

1. Requirements for personal jurisdiction..........................................................

2. Specific defenses............................................................................................

a. No service...............................................................................b. Service less than seven (7) days before the initial hearing....


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c. Service on legal holidays

d. Service by a named plaintiff or agents...................................e. Substituted service on non-defendant defenses......................f. Improper substitute service by mail and posting...................

g. If the defendant is confined to a state institution, failure toserve the institution's chief executive officer.................................................

h. Improper affidavit of service..................................................

i. Waiver of defense...................................................................j. Service before filing action ....................................................k. Service on business................................................................

3. It is unclear whether defendants can be designated as "John" or "JaneDoe"

4. Subtenants......................................................................................................

D. FAILURETO SATISFY PRECONDITIONSTO RECOVERYOFTHE PREMISES...............................................

1. The plaintiff is not entitled to possession......................................................

2. Landlord address disclosure ..........................................................................

3. Trade name registration ................................................................................

4. Foreign corporation........................................................................................

5. Tenant in possession for at least three years..................................................

6. Failure to state the facts that authorize recovery of the premises..............................

a. Pleading compliance with statutory preconditions for the

actionb. Rent claims.............................................................................

c. Breach claims.................................................................................................

7. Unauthorized practice of law.........................................................................

a. Management agents for plaintiff............................................b. Corporations..........................................................................c. Limited Partnerships and Limited Liability Companies........

8. Failure to attach to the complaint or provide at the initial hearing a copy ofthe termination notice or lease (Hennepin and Ramsey County Housing Court)......

9. Failure to provide defendant with a copy of the lease beforecommencement of the action

10. Failure to timely file the affidavit of service (Fourth District; Hennepin


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and Ramsey County Housing Courts)........................................................................

11. Section 8 Existing Housing Certificate and Voucher Programs: Failure togive notice to the public housing authority................................................................

12. Bankruptcy.....................................................................................................

13. Pending parallel litigation..............................................................................

14. Failure to join an indispensable party............................................................

15. Lack of jurisdiction over Indian trust property..............................................

16. Action is inappropriate method to resolve complex claims...........................

17. Failure to sign complaint...............................................................................

18. Landlord's preparation of summons...............................................................

19. Action or claim is premature..........................................................................

20. Plaintiff's voluntary dismissal........................................................................

21. Lease Signed under Duress............................................................................

22. Filing case in violation of consumer fraud order...........................................

23. Domestic abuse..............................................................................................

a. Eviction Defense....................................................................b. Tenant Remedies....................................................................

24. Summons content ......................................................................................................

25. Failure to use written lease............................................................................

26. Mootness........................................................................................................

27. Plaintiffs default...........................................................................................

28. Statute of frauds.............................................................................................

29. Tenant waiver of claims.................................................................................

30. Statute of limitations......................................................................................

31. Servicemembers Civil Relief Act..................................................................

E. NONPAYMENTOFRENTDEFENSES..................................................................................................


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1. Breach of the covenants of habitability.........................................................

a. The covenants.........................................................................b. The plaintiff must prove that rent was not paid.....................c. The defendant must tender the rent to be withheld or

provide adequate security

d. Evidence of violations............................................................

(1) Reasonable repair and code compliancecovenants

(2) Fit for use intended covenant: otherconditions and conduct problems.......................................................

(3) Housing code violations not concerninghousing condition

(4) Disrepair caused by acts of nature or third

parties(5) Court inspection of the property....................(6) Trial court discretion......................................(7) Use of inspection reports...............................(8) Lead paint.......................................................(9) Lay testimony.................................................

e. Is notice of violations required?............................................ f. Landlord defenses.................................................................. g. Measure of damages..............................................................h. Public and Government Subsidized Housing.........................

i. Relief j. Companion tenant's remedies and rent escrow actions.........k. Landlord's potential tort liability...........................................l. Consequential damages.........................................................m. No assessment of costs against tenant...................................

n. Fineso. Contempt of court .........................................................................................p. Punitive damages ..........................................................................................q. Compliance hearings ....................................................................................

r. Housing inspection agency records.......................................s. Studies of effects of inadequate housing conditions..............

t. Subsequent owner liability.....................................................u. Manufactured (mobile) home park lot tenancies...................

2. Other housing condition defenses..................................................................

a. Violation of housing code precluding action for rent............b. Agency housing repair orders................................................c. Rental dwelling licenses.........................................................


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3. Breach of an express covenant which creates a condition precedent topayment of rent

4. Tenant payment of utility or essential services following landlord'snonpayment

5. Previous lockout or wrongful exclusion or eviction......................................

6. Taxes on the land paid by the tenant..............................................................

7. Improper notice to increase rent or fees.........................................................

8. Waiver of notice to increase rent...................................................................

9. Retaliatory rent increase or services decrease...............................................

10. Late fees and other fees..................................................................................

a. Liquidated damages and penalties.........................................b. Usurious interest....................................................................c. Waiver of late fees..................................................................d. Public and subsidized housing...............................................e. Manufactured (mobile) home park lot tenancies..................

f. No late fee is due because the tenant properly withheld rent........................g. Plaintiff did not prove existence of late fees..................................................

11. Manufactured (mobile) home park lot tenancies...........................................

12. Public and government subsidized housing...................................................

a. Section 8 existing housing certificate and voucherprograms

b. Subsidized housing projects...................................................c. Public housing.......................................................................

13. Waiver of rent due by accepting partial payment..........................................

14. Waiver of past rent due by accepting rent for later months...........................

15. When and how much rent is due....................................................................

a. Amount of rent ........................................................................b. No agreement on when the rent is due...................................c. Waiver of prompt payment of rent.........................................

16. Discrimination................................................................................................

17. Reasonable accommodation of disabilities....................................................


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18. Utilities...........................................................................................................

a. Tenant or landlord liability under the lease..........................b. Landlord liability with shared meters....................................c. Landlord termination of utilities............................................d. Tenant payment of utility or essential services following

landlord's nonpayment

19. Combined actions for nonpayment of rent and material lease violations..... .

20. Redemption....................................................................................................

a. The court may deny restitution of the premises, conditionedon the defendant's payment of the arrearage within a specific time..............

b. Redemption apparently applies to more than just

traditional nonpayment of rent cases.............................................................

c. Combined actions for nonpayment of rent and materiallease violations

d. Attorney's fees........................................................................e. Month-to-month tenancies..................................................... f. In manufactured (mobile) home park lot tenancies............... g. No waiver of right to redeem.................................................h. Landlord extension of tenant's right to redeem.....................i. Waiver of costs and service fees............................................j. Good faith effort to redeem ....................................................

21. Violation of tenant privacy and security........................................................

22. Landlord refused to accept rent......................................................................

23. Rent credit for work done for the landlord by the tenant...............................

24. Tenant financial obligations under a separate agreement with the landlordmay not be rent

25. Retaliation......................................................................................................

26. Notice for month to month tenants................................................................

27. Illegal lease provisions...................................................................................

28. Manufactured (mobile) homes not in mobile home parks.............................

29. Tenant or landlord in bankruptcy...................................................................

30. Assessment of rent from guest.......................................................................


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31. Landlords actual or acquiescence in unlawful activities................................

32. Rent claims under prior leases.......................................................................

33. Garnishment of rent.......................................................................................

34. Fair Debt Collection Practices Act defenses..............................................................

35. Joint liability only if provided in lease......................................................................

36. Right to cure under the lease..........................................................................

F. HOLDINGOVERAFTERNOTICETOQUITDEFENSES.............................................................................

1. Improper notice to quit...................................................................................

a. Month-to-month tenancies.....................................................

b. Term leases............................................................................c. Following cancellation of a contract for deed or a

mortgage foreclosure

d. Different notice lengths for landlord and tenant...................

2. The lease does not provide for termination of the tenancy beforeexpiration of the lease

3. Retaliatory eviction........................................................................................

a. Protected tenant activity........................................................b. Presumption of retaliation.....................................................c. Housing code provisions on retaliation.................................d. Litigating retaliatory notice in a tenant initiated case..........e. Term leases............................................................................

4. Waiver of Notice to quit by acceptance of rent.............................................

a. In public and government subsidized housing.......................b. Manufactured (mobile) home park lot tenancies...................

5. Waiver of notice by issuing a later notice, extending a notice or executinga new lease

6. Waiver of notice by demanding subsequent rent in an eviction (unlawfuldetainer) action



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8. Discrimination................................................................................................

9. Reasonable accommodation of disabilities....................................................


a. Section 8 existing housing certificate and voucherprograms.

(1) No notice required for breach cases...............(2) Notice for business reasons............................(3) The endless lease?..........................................(4) State one year notice requirement..................(5) Mortgage foreclosure.....................................(6) Subsidy termination.......................................(7) Landlord notice to the Section 8 Office.........

b. Subsidized housing projects...................................................

(1) HUD Handbook No. 4350.3 projects.............(2) Moderate rehabilitation projects....................(3) RHCDS (formerly FmHA) projects...............(4) Low Income Housing Tax Credit Projects.....

c. Public housing.......................................................................d. Revocation of tenant's notice to quit......................................

11. Contract for deed cancellation.......................................................................

12. Mortgage foreclosure.....................................................................................

a. Mortgagor Defendant............................................................b. Tenant of Mortgagor as Defendant........................................

13. Subtenants......................................................................................................

14. Tenant revocation of tenant's notice to quit...................................................

15. Expiration of lease following tenant's failure to give proper notice

of renewal

16. Uniform Relocation Act.................................................................................

G. BREACHOFLEASEDEFENSES........................................................................................................

1. No right of reentry clause in the lease...........................................................

2. Implied modification of the lease or waiver of lease provisions................. ..


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3. Plaintiff unilaterally modified the lease.........................................................

4. Waiver of breaches by acceptance of rent.....................................................

a. In government subsidized housing.........................................b. Exceptions..............................................................................

(1) Breach of a fundamental lease term...............(2) MCDA v. Powell...........................................(3) The lease contains an enforceable

nonwaiver clause(4) Ongoing lease violations................................(5) Payment of rent into court..............................

c. Waiver of a nonwaiver clause................................................

5. Waiver of breaches by executing a new lease...............................................

6. Waiver of breaches by demanding subsequent rent in an eviction(unlawful detainer) action..........................................................................................

7. Improper late fees. .......................................................................................

8. Discrimination................................................................................................

9. Reasonable Accommodation of disabilities...................................................


a. Notice and administrative process.........................................b. Good cause for eviction.........................................................

(1) Tenant's conduct............................................(2) Repeated lease violations...............................(3) Criminal activity by tenants and third parties

(a) Public housing.......................(b) Section 8 certificates and

vouchers

(c) HUD subsidized projects.......(d) Rural Housing andCommunity Development Service (formerly Farmers Home

Administration) subsidized housing projects.........................(e) Search and seizure.................

(4) Other actions of third parties..........................(5) Verification requirements..............................(6) Laundry list of allegations.............................


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(7) Tenant waiver of rights..................................(8) Pets

c. Section 8 Existing Housing Certificate and Voucher

Programsd. Government subsidized housing projects...............................e. Public housing.......................................................................

f. Low Income Housing Tax Credit properties..........................g. Violence Against Women Act (VAWA)...................................


a. Termination of tenancy..........................................................b. Defenses.................................................................................c. Cases

12. Illegal lease provisions...................................................................................

13. Unconscionable lease term............................................................................

14. Adhesion contract..........................................................................................

15. Oral leases......................................................................................................

16. Allegations of unlawful activity.....................................................................

a. Covenant of landlords and tenants........................................b. Seizurec. Public nuisance......................................................................

d. Public and subsidized housing...............................................e. Regulation prohibiting Legal Services Corporation

recipients from representing tenants in certain drug allegation publichousing cases

f. Reasonable accommodation of disabilities............................g. Informants..............................................................................h Search and seizure.................................................................

17. Subtenants and assignees...............................................................................

18. Retaliation......................................................................................................

19. The breach is not material..............................................................................

20. Cure

21. Combined actions for nonpayment of rent and material lease violations..... .

22. Tenant guest and trespass rules......................................................................


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23. Nonpayment of utilities and other charges....................................................

24. Nuisance or serious endangerment of safety of other residents, theirproperty, or the landlord's property............................................................................

25. Lack of clear rules or lease provisions...........................................................

26. Plaintiff must prove lease violations by a preponderance of the evidence.. ..

27. Written lease provisions may not continue after expiration of the lease.......

28. Lease provisions providing for forfeiture should be strictly interpreted toavoid forfeiture

29. Tenants breach was caused by landlords breach.........................................

30. Lease requirement for notice must be followed.............................................

31. Eviction for emergency police calls...............................................................

32. Notice to quit..............................................................................................................

33. Public reports.............................................................................................................

34. Uniform Relocation Act.................................................................................

35. Eviction of one tenant but not the other.........................................................

36. Election of remedies......................................................................................

37. Proof of the lease...........................................................................................

38. Landlords violation of covenants of habitability as defense to tenantbreach

CHAPTER VII:REMEDIES AND REQUESTS FORRELIEF.........................................................................................

A. ORDINARY RELIEF......................................................................................................................

B. EXTRAORDINARY RELIEF.............................................................................................................

C. CONTEMPTOF COURT.................................................................................................................

CHAPTER VIII:POST TRIAL ISSUES....................................................................................................................

A. REDEMPTION..............................................................................................................................


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B. WRITOFRESTITUTION.................................................................................................................

1. Stay of the writ...............................................................................................

2. Unavailability of writ for nonpayment of future rent....................................

C. EXECUTIONOFTHEWRIT.............................................................................................................

1. Service............................................................................................................2. Removal of the tenant and property...............................................................

D. WAIVEROFTHEWRITORTHERIGHTTORESTITUTION.......................................................................

E. MOTIONS..................................................................................................................................

1. Motions in anticipation of appeal..................................................................

a. Motion for new trial or amended findings not required forappeal

b. Motions on bonds, fees and staying eviction pending

appeal

2. Motion to vacate judgments and stay or quash the writ of restitution...........

a. Lack of personal jurisdiction.................................................b. Substantial compliance with settlement agreement...............c. Eviction grounds outside scope of complaint........................d. Tenant confusion....................................................................

e. Landlord violation of settlement agreement..........................f. Improper enforcement of writ ................................................g. Landlord waiver of tenant violation of settlement

agreement

h. Improper plaintiff ...................................................................i. Improper notice to Section 8 Office.......................................j. Rent had been paid .................................................................k. Unavailability of writ for nonpayment of future rent.............

3. Motion for return of personal property..........................................................

4. Motion for costs and attorney fees.................................................................

5. Motion to Seal or Expunge Court Records....................................................

a. At common law.......................................................................

(1) Action should not have been filed.....................................................(2) Defendant not at fault.....................................(3) Unique circumstances outside the


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defendants control

b. Expungement statute..............................................................

(1) Plaintiffs default...........................................(2) Service defenses.............................................(3) Precondition defenses....................................

(4) Rent defenses.................................................(5) Notice defenses..............................................(6) Breach defenses.............................................

(7) Stipulation..........................................................................................

c. Judge review of referee denial of expungement.....................

CHAPTER IX:JUDGE REVIEWOF REFEREE DECISIONS.........................................................................................

CHAPTER X:

APPEAL.....................................................................................................................................

A. TEN DAY APPEAL PERIOD. ........................................................................................................

B. THE APPEAL LIESFROM ENTRYOF JUDGMENT...............................................................................

C. IN SOME DISTRICTS, THE COURT DOES NOT REGULARLY ENTERJUDGMENT, BUT MERELY ISSUESORDENIESTHE WRITOF RESTITUTION BASEDUPONTHE ORDERFORJUDGMENT.....................................

D. HOUSING COURT APPEAL V. JUDGE REVIEW.................................................................................

E. MOTIONSIN ANTICIPATIONOF APPEAL..........................................................................................

1. Motion for new trial or amended findings not required.................................

2. Notice of intent to appeal...............................................................................

3. Motion to waive cost bond and set supersedeas bond: staying execution ofthe writ of restitution pending appeal........................................................................

a. Cost bond...............................................................................b. Supersedeas bond...................................................................

c. Mootness on appeal...............................................................

4. Appeal after issuance of the writ: certificate to stay execution of the writpending appeal

5. Note on exceptions.........................................................................................

CHAPTER XI:


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WRITOF PROHIBITION.................................................................................................................

CHAPTER XII:NUISANCE PROCEEDINGS.............................................................................................................


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CHAPTER I:INTRODUCTION TO UNLAWFUL DETAINER (EVICTION) ACTIONSAND LANDLORD-TENANT RELATIONSHIPS

A. STATUTESAND CASES

1. Recodification of Landlord-Tenant Laws

The 1998 legislature passed a recodification of the existing landlord-tenant statutes in Chapters504 and 566 into a new chapter 504A. The legislature delayed the effective date of Chapter 504A and

the repeal date of Chapters 504 and 566 one year to allow for study and comment of the recodification.The purpose of Chapter 504A was to make landlord-tenant laws more accessible to the public by placingthem in one chapter, and rewriting them in a more understandable form. A committee of landlord andtenant attorneys reviewed Chapter 504A, and proposed in its place Chapter 504B, which was an attemptto reach the goals of Chapter 504A while better ensuring that the recodification does not change statelaw.

In 1999 the legislature passed 504B. It replaces both 504A, which never went into effect, and504 and 566, which it consolidated. Tenants should cite to both 504B (the current statutes) and either504 or 566 (the old statutes), since case law up to 1999 cited the old statutes. This manual containscites to both the new statute and it old counterpart. Tenants can review and download a copy of 504B,

504, and 566 from the Minnesota Legislature athttp://www.leg.state.mn.us/leg/statutes.htm. Tenantsalso should review the Statute Cross Reference Charts (Form 1).

As part of the recodification creating Chapter 504B, the term unlawful detainer was replacedwith eviction. MINN. STAT. 504B.001. This manual will use both terms, often with a cross reference tothe other term, since all cases before 1999 used the term unlawful detainer.

2. Cases

Many cases interpreting landlord-tenant law are unreported, either at the state district court orCourt of Appeals levels. Unreported district court decisions are in an appendix to this manual. Given

the rise of tenant screening agencies reporting information on eviction cases, recent decisions discussedin this manual do not contain the tenants name in the citation.

This manual also refers to some unpublished district court decisions contained in MINNESOTARESIDENTIAL TENANT REMEDIES and its appendix (TR), which covers actions brought by tenants to enforcetenant rights. Unreported Court of Appeals decisions can be reviewed and downloaded from theMinnesota State Courts, as well as online legal research services.

3. Effect of Unpublished Court of Appeals Decisions

Since creation of the Minnesota Court of Appeals, most appellate decisions discussing residential

landlord-tenant law have been unpublished decisions of the Court of Appeals, rather than publisheddecisions of the Court of Appeals or Minnesota Supreme Court. Unpublished decisions of the Court ofAppeals may be of persuasive value, but are not precedential. Dynamic Air, Inc. v. Bloch, 502 N.W.2d796 (Minn. Ct. App. 1993); MINN. STAT. 480A.08, subd. 3 (Unpublished opinions of the Court ofAppeals are not precedential. Unpublished opinions must not be cited unless the party citing theunpublished opinion provides a full and correct copy to all other counsel at least 48 hours before its usein any pretrial conference, hearing, or trial. If cited in a brief or memorandum of law, a copy of the
http://www.leg.state.mn.us/leg/statutes.htmhttp://www.leg.state.mn.us/leg/statutes.htmhttp://www.leg.state.mn.us/leg/statutes.htm


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unpublished opinion must be provided to all other counsel at the time the brief or memorandum isserved, and other counsel may respond). TheDynamic AirCourt noted that the trial court "committederror by relying upon an unpublished [Court of Appeals] opinion ...." The Court added that "a party maycite to an unpublished opinion affirming a trial court's exercise of discretion to persuade a trial court toexercise discretion in the same manner. It is, however, improper to rely on unpublished opinions asbinding precedent." Id. at 800. However, counsel may have an ethical obligation to cite unpublishedopinions adverse to counsel's client if that authority is the only opinion on point in the jurisdiction. M.Johnson,Advisory Opinion Service Update, BENCH & BAROF MINN. at 13 (Oct. 1993). See generally 3 E.

MAGNUSON, D. HERR& R. HAYDOCK, MINN. PRAC. 117.3 at 95 (Supp. 1994).

4. Preemption of Ordinances by State Statutes

Many cities have ordinances regulating landlord and tenant relationships. Rarely a state statutewill specifically preempt application of a contrary ordinance. See MINN. STAT. 504B.205 and Evictionfor Emergency Police Calls, discussion, infra, at .

In City of Morris v. Court of Appeals considered a challenge to a local habitability ordinance onthe grounds that it was preempted by the state building code. The Court answered four questions indetermine whether preemption applied:

(1) what is the subject matter being regulated, (2) has the subject matter been so fully covered bystate law as to have become solely a matter of state concern, (3) has the legislature in partiallyregulating the subject matter indicated that it is a matter solely of state concern, and (4) is thesubject matter itself of such a nature that local regulation would have unreasonably adverseeffects upon the general populace.

Id.(citations omitted). The Court concluded that the state building code did not preempt local regulationof habitability. Id.

B. SUMMARYOF UNLAWFUL DETAINER (EVICTION) ACTIONSAND COURT PROCEDURE

The unlawful detainer action is now called an eviction action under MINN. STAT. 504B.001,Subd. 4. It is a summary proceeding, created by statute, to allow the landlord or owner of rentalproperty to evict the tenant or possessor of the property. The landlord prepares a complaint, often usinga form. (Forms Z-CJ-C and Z-4th-C). The plaintiff files the case with the court administrator, whoprepares a summons. The defendant must be served at least seven days before the initial hearing, eitherby personal or substitute service.

The filing fee for court actions, including eviction actions, is $247. Other fees in the HennepinCounty/Fourth District Housing Court are $500 for appeals, $75 for juries, $12 for subpoenas, $40 forwrit of recoveries, $10 for certified copies, and $5 for uncertified copies, with no fees for motions in

housing court or conciliation court, even though there is a general $55 motion fee under MINN. STAT. 357.021.

In most courts, the initial hearing serves as an arraignment. If the defendant does not appear, thecourt will find for the plaintiff and issue a Writ of Restitution. If the defendant appears to contest theaction, the court generally will schedule a trial for another day. If the defendant appears and does notcontest the action, the court will find for the plaintiff, but might stay issuance of the Writ of Restitution

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for seven days.

In the Fourth Judicial District (Hennepin County), referee presides over the arraignment, whichcould include as many as 50 cases scheduled on the calendar. The clerk does a roll call before thearraignment begins. The order of cases is judge requests, defaults, settled cases, disputed cases withcounsel, and disputed cases without counsel. See Memorandum to Housing Court Staff from Sue Daigle(Oct. 3, 1996) (Appendix 173). If a trial is necessary, the referee generally will schedule it for anotherday. However, now and then judges may substitute for the referee at arraignment, and may be more

inclined to schedule trials for that day. Tenants should call the Housing Court Administration Office tofind out in advance who is hearing arraignments. The court also may schedule an evidentiary hearing ifneeded to resolve pre-trial motions, such as motions for dismissal for improper service. Housing courtadministrative services are divided into two offices, with one office on the skyway public service levelhandling eviction (formerly unlawful detainer) action case filings and public service information, andthe eighth floor office handling other services. See Hennepin County District Court,Access, Filing &Information Are Moving(Appendix 174). The Housing Court issued a May 15, 1996, Order approvingacceptance of uncertified checks from Legal Aid and other law firms. The Housing Court retainsdiscretion to decide whether to accept uncertified checks from social service agencies. It takes quite abit longer for the Court to process and disperse uncertified funds, so if quick dispersal of funds isimportant to the tenant, the tenant or tenant's attorney should submit funds by certified check.

(Appendix 174A).

At trial, the plaintiff has the burden of proof by preponderance of the evidence, and the defendantmay raise numerous statutory and common law defenses. If the tenant prevails, the landlord may notevict the tenant at this time. If the landlord prevails, the court may immediately issue a Writ ofRestitution, or stay issuance of the Writ for up to seven days. The landlord then must arrange for thesheriff or police to deliver the Writ, which is a 24-hour eviction notice. If the tenant does not move, thelandlord must schedule an eviction of the tenant with the sheriff or police. The landlord must store thetenant's property, either on site or with a storage company, for up to 60 days.

Either party may appeal from entry of judgment, within 10 days of entry of judgment. If the case

was heard by a referee in the Second or Fourth Judicial Districts (Ramsey and Hennepin counties), aparty may request district court judge review of the decision, but should request stay or vacation of entryof judgment pending review to preserve the right to appeal.

C. CREATIONOFA LANDLORD-TENANT RELATIONSHIP.

A landlord-tenant relationship arises when one person occupies the premises owned by anotherwith or without consent, in subordination to the other person's title. Gates v. Herberger, 202 Minn. 610,612, 279 N.W. 711, 712 (1938). The relationship is created by a conveyance of property for a period lessthan the conveying party has in the premises, in consideration of rent, leaving the landlord areversionary interest. State v. Bowman, 202 Minn. 44, 46, 279 N.W. 214, 215 (1938). See 10B DUNNELL

MINN. DIGEST 2DLandlord and Tenant 1.00.

The term "lease" generally is used to refer to the physical document creating the tenancy,although it is common to refer to a tenancy created by an oral agreement as an "oral lease". The lease isboth a conveyance of the right to possession of real property and a contract creating the terms for thelandlord-tenant relationships.Local Oil Company, Inc. v. City of Anoka, 303 Minn. 537, 539, 225 N.W.2d. 849, 851 (1975). Often the term "lease" and "tenancy" are used interchangeably to describe the rela-


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tionship between the landlord and tenant. The tenant's interest in the property is a leasehold interest.Sanford v. Johnson, 24 Minn. 172, 173 (1877). While a tenancy may be created by an oral or writtenlease, it also may be created by operation of law.

D. TYPESOF PRIVATE TENANCIES

1. Fixed term

A tenancy for a fixed term also is called a tenancy for years, and can be for any duration.Generally, during the term of the lease, the terms of the agreement cannot be changed without theconsent of the parties. The landlord cannot evict the tenant unless the tenant has breached (violated) thelease. The tenant cannot terminate the lease before the end of the term without the landlord's consent,unless a constructive eviction occurs or the tenant enters the miliary service and gives written notice tothe landlord.

Some term leases allow the landlord and tenant to terminate the lease before the end of the termwith notice. However, in some cases, the notice period may be unconscionable. See Pickerign v. PascalMarketing, Inc., 303 Minn. 442, 446, 228, N.W. 2d 562, 565 (1975) (lease providing for 30-day noticeto service station operator may be unconscionable). If a term lease becomes void under the statute of

frauds, the law will imply the creation of a tenancy at will.Fisher v. Heller, 174 Minn. 233, 236, 219N.W. 79, 80 (1928).

When a landlord has proposed a written term lease, but the tenants took occupancy withoutsigning it and the landlord did not provide a copy to the tenants, the written lease is not applicable to thetenancy, leaving the landlord and tenant in a month-to-month oral tenancy. Ochoa v. Kenneth, UD-1950919505 (Minn. Dist. Ct. 4th Dist. Oct. 20, 1995) (Appendix 79). But see Line v. Reynolds, NumberUD-1960612512 (Minn. Dist. Ct. 4th Dist Aug 12, 1996) (Appendix 175) (Consolidated unlawfuldetainer (now called eviction) and rent escrow actions; landlord could require tenant to sign a term leaserather than continue as a month to month tenant).

2. Month-to-month and other periodic tenancies

A periodic tenancy is a tenancy made up of an indefinite series of rental periods, which eitherparty may terminate by giving written notice before the last rental period. A periodic tenancy also iscreated where a tenant of urban real estate holds over after expiration of a lease, with a period of thetenancy being the period between payments. MINN. STAT. 504B.135 (formerly 504.06), 504.141(formerly 504.07). Upon expiration of an initial term lease, without any action by the parties to renewthe lease, the parties' continuation of the landlord-tenant relationship becomes a month-to-month tenantfee, and cannot be based on the original written lease. Urban Investments, Inc. v. Thompson, No. UD-1950626525 (Minn. Dist. Ct. 4th Dist. Aug. 10, 1995) (Appendix 80). When a landlord has proposed awritten term lease, but the tenants took occupancy without signing it and the landlord did not provide a

copy to the tenants, the written lease is not applicable to the tenancy, leaving the landlord and tenant in amonth-to-month oral tenancy. Ochoa v. Kenneth, UD-1950919505 (Minn. Dist. Ct. 4th Dist. Oct. 20,1995) (Appendix 79).

In the most common form, the month-to-tenancy, written notice must be given before the lastmonth of the tenancy. MINN. STAT. 504B.135 (formerly 504.06);Johnson v. Ceil Hamm BrewingCompany, 213 Minn.12, 16, 4 N.W.2d 778, 781 (1942); Oesterreicher v. Robertson, 187 Minn. 497,

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501, 245 N.W. 825, 826 (1932). See Mako v. Naditch & Sons, 303 Minn. 6, 7, 226 N.W.2d 289, 290(1975) (strict compliance required);Eastman v. Vetter, 57 Minn. 164, 166, 58 N.W. 989, 989-90 (1894)(defective notice void and not effective at end of next month). A periodic tenancy does not terminateupon the death by either party. State Bank of Loretto v. Dixon, 214 Minn. 39, 43, 7 N.W.2d 351, 353(1943).

It is unclear whether the landlord has the right to unilaterally modify the terms of a periodictenancy by giving the same kind of notice as is required to terminate the tenancy. Landlords argue that it

is a common practice for landlords to give notice of changes in the rent or building rules, and for thesechanges to be accepted as part of the lease without the need for specifically terminating the existingtenancy or informing the tenant that the tenant must move if the tenant does not accept the new terms.Alternatively, landlords argue that such a notice is actually a notice to terminate the old periodic tenancycombined with an offer to re-rent the premises on new terms.

Tenants argue that if the tenant objects to the rent increase, the tenant cannot be bound to a newlease by implication. See Urban Investments, Inc. v. Thompson, UD-1950626525 (Minn. Dist. Ct. 4thDist. Aug. 10, 1995) (Appendix 80) (additional provisions that were not part of the original lease do notcreate additional obligations on the part of the tenant, without an agreement to make the additionalprovisions part of a new lease); FUNDAMENTALSOF LANDLORD/TENANT LAWAND PRACTICE,supra, 4.1-02(3)

at 3-4 (MCLE 1988). However, a notice that explicitly terminates an existing tenancy, offers to renewthe lease at an increased rent, and specifies that the offer may be accepted by remaining in possessionpast the expiration of the original term should be effective.

3. Tenancy at will

Historically there was some disagreement over whether a periodic tenancy was a tenancy at will.See State Bank of Loretto v. Dixon, 214 Minn. 39, 43 n.1, 7 N.W.2d 351, 353 n.1 (1943). Compare 10BDUNNELL MINN. DIGEST 2DLandlord and Tenant 1.02 andFUNDAMENTALSOF LANDLORD/TENANT LAWANDPRACTICE, 4.1-02(4) at 4. In any event, a tenancy at will generally has the same legal effect as a periodictenancy.

A tenancy at will has an uncertain term, and is created where the parties agree to a tenancywithout a fixed term, Weidemann v. Brown, 190 Minn. 33, 40-41, 250 N.W. 724, 727 (1933); where thelease is void,Hagen v. Bowers, 182 Minn. 136, 137-38, 233 N.W. 822, 823 (1931); or where a tenantremains on the property after expiration or termination of the lease (holdover tenant) and continues topay rent,Paget v. Electrical Engineering, 82 Minn. 244, 246, 84 N.W. 800, 801 (1901). Where theparties relationship was a personal and domestic partnership, rather than a relationship of landlord-tenant, vendor-vendee, or arms-length contracting parties, the relationship may be a tenancy-at-will.Charboneau v. Johnson, UD-1950817510 (Minn. Dist. Ct. 4th Dist. Aug. 30, 1995) (Appendix 81).Where there is a landlord-tenant relationship, but the term is indefinite and the rent is unclear, therelationship may be a tenancy-at-will. Hansen v. Trom, UD-1950926503 (Minn. Dist. Ct. 4th Dist. Nov.

6, 1995) (Appendix 82).

Permission is all that is needed from an owner to create a tenancy-at-will, and rent or otherobligations are not needed. Thompson v. Baxter, 107 Minn. 122, 119 N.W. 797 (1909);Lee . Regents ofthe University of Minnesota, 672 N.W.2d 366 (Minn. Ct. App. 2003) (followed Thompson).

Either party may terminate a tenancy at will in the same manner as a periodic tenancy. MINN.


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STAT. 504B.135 (formerly 504.06). A tenancy at will does not terminate upon sale of property by theowner, Fisher v. Heller, 174 Minn. 233, 236, 219 N.W. 79, 80 (1928) or upon death of either party.See R. SCHOSHINSKI,supra, 10.3.

4. Tenancy at sufferance

A tenancy at sufferance describes the legal limbo which exists when a tenant holds over afterexpiration or termination of the lease and the landlord does not accept rent. Weidemann v. Brown, 190Minn. 33, 40-41, 250 N.W. 724, 727 (1933). It is not a true tenancy because there is no landlord/tenant

relationship between the parties, but the landlord must bring an eviction (formerly unlawful detainer)action to evict the tenant. MINN. STAT. 504B.285 (formerly 566.03), 504B.301 (formerly 566.02).

5. Subtenants

A subtenancy is created when a tenant transfers the tenant's possessory interest under the lease toanother for less than the whole term of the lease. Warnert v. MGM Properties, 362 N.W.2d 364, 367(Minn. Ct. App. 1985). A subtenancy creates a landlord tenant relationship between the tenant-sublessorand subtenant. Privity of estate exists between the landlord and the tenant, and the sublessor and thesubtenant, but not between the landlord and the subtenant. See R. SCHOSHINSKI, 8.11-8.12. Generally,termination of the prime lease terminates the subtenant's possessory rights under the sublease, but

surrender of the prime lease does not terminate the sublease. It simply causes the lessor to "step down"to the position of the sublessor on the sublease. Warnert, 362 N.W.2d at 367-69. A tenant may notcreate a sublease for a time period identical to the tenants lease with the landlord, and co-tenants of alandlord may not create a sublease between themselves. Hansen v. Trom, UD-1950926503 (Minn. Dist.Ct. 4th Dist. Nov. 7, 1995) (Appendix 82).

The writ cannot be enforced against a subtenant who was not a party to the eviction (unlawfuldetainer) action nor named in the writ of restitution. See Kowalenko v. Haines, No. C6-85-1365 (Minn.Ct. App., July 24, 1985) (attached as Appendix 4). InKowalenko, the petitioner had subleased theapartment from the former tenants. The writ was enforced against the petitioner, pursuant to an unlawfuldetainer action against former tenants, but not the petitioner. The petitioner was not named in the writ.

The court ordered the landlord to return possession of the apartment and petitioners personal property toher, pursuant to MINN. STAT. 504B.375 (formerly 566.175).

An assignment is created when a tenant transfers the tenant's possessory interest under the leasefor the full remaining term of the lease.Kostakes v. Daly, 246 Minn. 312, 315-16, 75 N.W.2d 191, 193-94 (1956). Where a third person is in possession of the premises under a lease, the law presumes that thelease has been assigned by the lessee to such person, but the presumption is rebuttal. O'Neal v. A.F. Oys& Sons, 216 Minn. 391, 394, 13 N.W.2d 8, (1944). However, the reservation of the right to collectrents, reenter in case of default, and enter to make repairs creates a sublease, rather than an assignment.Judd v. Landin, 211 Minn. 465, 472, 1 N.W.2d 861, 865 (1942).

An assignment leaves privity of estate only between the landlord and the assignee, and privity ofcontract between the tenant-assignor and the assignee.Kostakes, 246 Minn. at 316, 75 N.W.2d at 194.However, in some cases the assignee may be an equitable assignee, subject to the covenants andobligations of the agreement between the landlord and tenant-assignor.Baehr v. Penn-O-Tex Oil Corp.,258 Minn. 533, 536, 104 N.W.2d 661, (1960). The assignee is liable for rent only during the timethe assignment. O'Neil v. A.F. Oys & Sons, 216 Minn. 394-95, 13 N.W.2d at . However, the landlordand the assignee could agree that the assignee would pay prior rent. Additionally, if the assignee vacated

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before the end of the assignment period, the assignee could be liable for rent for the balance of theassignment period.

A landlord may prohibit assignment and subletting by the terms of the lease, or limit assignmentand sublet to the landlord's sole consent. A landlord has no duty to agree to an assignment or subleasewhere the tenant desires an early termination of the lease and proposes an assignment or sublease tomitigate damages. Gruman v. Investors Diversified Services, Inc., 247 Minn. 502, 505-08, 78 N.W.2d377, (1956). A landlord may condition consent to assignment on specific terms or restrictions.

Leonard, Street & Deinard v. Marquette Assocs., 353 N.W.2d 198, 200-01 (Minn. Ct. App. 1984).However, acceptance by the landlord of rent from the assignee with knowledge of the assignmentwaives a provision requiring consent of the landlord to any assignment. O'Neal v. A.F. Oys & Sons, 216Minn. at 394, 13 N.W.2d at .

See generally 10B DUNNELL MINN. DIGEST 2DLandlord and Tenant, 2.01-2.02, 7.04; R.SCHOSHINSKI, Ch. 8.

6. Domestic partners

Domestic partners may or may not be in a landlord-tenant relationship, and if not, an eviction

(formerly unlawful detainer) action not be an appropriate forum to determine their possessory interestsin the property. In Shustarich v. Fowler, UD 1960604520 (Minn. Dist. Ct. 4th Dist. July 5, 1996)(Appendix 176), Plaintiff and defendant first lived in defendant's home. Then plaintiff and defendantmoved from her home to a second property, and the parties then living at the second property moved todefendant's old home. Plaintiff took title to the new property, and defendant contributed severalthousand dollars from the sale of her home to a new roof and appliances. The parties kept separateexpenses. After defendant obtained an order for protection, plaintiff gave notice and filed an unlawfuldetainer action. The court concluded that plaintiff failed to establish a landlord-tenant relationship,defendant was entitled to assert an interest in the premises, and an unlawful detainer action was asummary remedy inappropriate to try issues of title or to substitute for an action in ejectment, and deniedrestitution of the premises. See In re Estate of Ericksen, 337 N.W.2d 671 (Minn. 1983). But seeStock v.

Beaulieu (Minn. Dist. Ct. 9th Dist. Mar. 9, 1995) (Appendix 140) (domestic partners were in landlord-tenant relationship; plaintiff retaliated against defendant for reporting a crime of domestic abusecommitted by the plaintiff in which the defendant was the victim).

7. Implied tenancy and terms

When the parties have neither a written nor oral agreement of undisputed terms but act as if thereis a rental agreement by continuing all the indicia of a landlord/tenant relationship, the court mustdetermine the applicable terms by their actions and the surrounding circumstances. The landlordsregular acceptance of a specific sum from the tenant based on the tenants written offer to pay that sum,and the landlords acceptance of it for the following eight months without any written or oral objections

to it, establishes the parties agreement to rent at that sum. Orchestra Hall Associates v. Crawford, No.UD-1960119508 (Minn. Dist. Ct. 4th Dist. Feb. 13, 1996) (Appendix 177).

8. Covenant running with the land

In general, basic covenants that touch the land run with the land, including covenants to pay rentand maintain the property. R. SCHOSHINSKI, AMERICAN LAW OF LANDLORD AND TENANT Ch. 8 (Bancroft-


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Whitney 1980 and Supp. 1995). A new landlord takes the land with the rights and liabilities whichexisted between the old landlord and the tenant. Glidden v. Second Avenue Investment Co., 125 Minn.471, 473-74, 147 N.W. 658, 659 (1914);Farmers Insurance Exchange v. Ouellette, No. C8-97-1504(Minn. Ct. App. Feb. 24, 1998) (Appendix 330) (Unpublished: new landlord assumed terms of modifiedlease under the terms of the lease, and Minnesota case law). The old landlord's rights and obligationstransfer over to the new landlord, if the tenant had notice of the change. SeePillsbury Investment Co. v.Otto, 242 Minn. 432, 437, 65 N.W.2d 913, (1954). See alsoBorer v. Carlson, 450 N.W.2d 592, 594(Minn. Ct. App. 1990); Snortland v. Olsonawski, Minn. , 238 N.W.2d 215, 217-18 (1976).

9. Covenants implied by statute

All oral and written leases include implied statutory covenants on habitability and illegal activity.MINN. STAT. 504B.161 (formerly 504.18), 504B.171 (formerly 504.181). See discussion at .(habitability), (unlawful activities).

10. Lease renewal or extension

If a term for the duration of the lease's extension is indefinite, any extension due to holdover andpayment is limited to the duration of the original lease. Hildebrandt v. Newell, 199 Minn. 319, 272

N .W. 257 (1937);Hallin v. Hallin, No. C3-02-910, 2002 WL 31893031 (Minn. Ct. App. Dec. 31, 2002)(unpublished). Acceptance of rent following expiration of lease creates a month to month lease, but nota lease renewal where negotiations still were underway. Stoneburner v. Dubow, No. CX-01-2160, 2002WL 1051700 (Minn. Ct. App. May 28, 2002) (unpublished).

MINN. STAT. 504B.145 (formerly 504.21) restricts automatic renewals of leases.

Notwithstanding the provisions of any residential lease, in order to enforce anyautomatic renewal clause of a lease of an original term of two months or more whichstates, in effect, that the term shall be deemed renewed for a specified additional periodof time of two months or more unless the tenant gives notice to the landlord of an

intention to quit the premises at the expiration of the term due to expire, the landlordmust give notice to the tenant as provided in this section. The notice must be in writingand direct the tenant's attention to the automatic renewal provision of the lease. Thenotice must be served personally or mailed by certified mail at least 15 days, but notmore than 30 days prior to the time that the tenant is required to furnish notice of anintention to quit.

There is little case law interpreting it. In Mid Continent Management Corp. v. Donnelly, 372 N.W.2d814 (Minn. Ct. App. 1985), the Court held that tenants may not enforce an automatic renewal clause ifthe landlord has not given the statutory notice.

Fixed term leases often include a provision that following expiration of the original lease term,the tenancy will continue on a month-to-month basis. Such provisions do not trigger the noticerequirement of the automatic renewal statute, MINN. STAT. 504B.145 (formerly 504.21), since it onlyapplies to leases of an original term of at least two months and a renewal period of at least two months.

However, it is unclear how 504B.145 (formerly 504.21) applies a periodic tenancy where theparties have agreed to a two month or 60 day notice period. On one hand, the parties have mutually

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agreed to the longer notice period in order to give both parties more time to respond to a notice to quit,and the parties should be bound to the agreement. See Control Data Corp., v. Metro Office Parks, Co.,208 N.W.2d 738, 740 (Minn. 1973) (after commercial tenant exercised option to extend lease, tenantwas bound by 12 month notice requirement of the lease). On the other hand, 504B.145 (formerly 504.21) requires that in leases with an original term of at least two months, and then an automaticrenewal period of at least two months if the tenant does not give a notice to quit, the landlord must givea reminder notice to the tenant at least 15 days before the tenant is required to give the notice to quit. Intheory, this would require the landlord to give such a reminder notice every two months. This interpreta-

tion would appear to conflict with MINN. STAT. 504B.135 (formerly 504.06), which provides that aperiodic tenancy with a rental period of three months or more may be terminated by three months notice,thus a revolving three month periodic tenancy. Perhaps the applicability of 504B.145 (formerly 504.21) to a two month periodic tenancy rests on how one analyzes operation of the tenancy. On onehand it is a tenancy that continues on a one month-to-one month basis, but a two month terminationnotice is required. On the other hand, it is a two month-to-two month tenancy, since at any point in timea two month termination notice is required to terminate it.

11. Relatives and Guests

Adult members of the same family in the same dwelling might or might not be in a landlord and

tenant relationship. If one member owns the property and the other does not pay rent or provide servicesin lieu of rent under MINN. STAT. 504B.001 discussed next, the owner still could file an eviction actionto evict the other person as one unlawful detaining the property under MINN. STAT. 504B.301 (formerly 566.02). SeeDePetro v. DePetro, No. A03-727, 2004 WL 885552 (Minn. Ct. App. April 27, 2004)(unpublished) (affirmed eviction by owner of her adult daughter who was not a rent-paying tenant).See Subject Matter Jurisdiction, infra, at .

E. STATUTORY DEFINITIONS

The definitions of tenants and buildings that now are in MINN. STAT. 504B.001 were formerly inMINN. STAT. 566.18 of the Tenants' Remedies Act, and had been incorporated in the Rent Escrow Act,

566.34, and applied by 504.27 to the following statutes: 504B.271 (formerly 504.24) (propertyabandonment), 504B.204 (formerly 504.245) (action for rental of condemned residential premises),504B.225 (formerly 504.25) (criminal unlawful eviction or termination of utilities), 504B.231(formerly 504.255) (unlawful eviction), 504B.221 (formerly 504.26) (unlawful termination ofutilities), and 504B.315 (formerly 504.265) (restrictions on eviction due to familial status).

"Residential tenant" means any person who is occupying a dwelling in a building. . . under anyagreement, lease, or contract, whether oral or written, and for whatever period of time, whichrequires the payment of money or exchange of services as rent for the use of the dwelling unit,and all other regular occupants of that dwelling unit, or any resident of a manufactured homepark.

"Residential building means any building used in whole or in part as a dwelling, includingsingle family homes, multiple family units such as apartments, and structures containing bothdwelling units and units used for non-dwelling purposes, and also includes a manufactured homepark.

Landlord means the owner or owners of the free hold of the premises or lesser estate therein,


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contract vendee, receiver, executor, trustee, lessee, agent, or any other person, firm orcorporation directly or indirectly in control of a building.

F. MANUFACTURED (MOBILE) HOME PARKLOT TENANCIES

MINN. STAT. Ch. 327C governs rental of lots in manufactured or mobile home parks. Amanufactured home park is land on which two or more occupied manufactured homes are located andwhere facilities are open for more than three seasons. 327C.01, subd. 5, 327.14. The rental agreement

must be in writing and include elements required by statute. 327C.02, subd. 1. 60 days notice isrequired to change any park rules. However, a rule adopted or amended after a resident initially entersinto a rental agreement can be enforced against that resident only if the new or amended rule isreasonable and is not a substantial modification of the original agreement. 327C.02, subd. 2. A parkowner may terminate the tenancy only for cause. 327C.09.

G. PUBLICAND GOVERNMENT SUBSIDIZED HOUSING TENANCIES

Tenancies in public and government subsidized housing are a hybrid of traditional periodic andfixed term tenancies. On one hand, the tenancy has an indefinite term without an expiration date. On theother hand, the landlord cannot terminate the tenancy simply by giving notice; the landlord must have

good cause to terminate the tenancy. See generally HUD HOUSINGPROGRAMS: TENANTS' RIGHTS (NationalHousing Law Project, 2d ed. 1994 and Supplements); F. FUCHS, INTRODUCTION TO HUD - PUBLICANDSUBSIDIZED HOUSING PROGRAMS (March 5, 1993).

There are four categories of public and government subsidized housing. In each of these housingprograms, the tenant's rent usually is based on a percentage of the tenant's adjustable income. First,public housing is owned and operated by local housing authorities with assistance from the federalgovernment. The housing authority may terminate the tenancy for serious violations of a material leaseterm or other good cause.

Second, a number of programs provide federal funds directly to landlords in connection with the

building, renovation or operation of subsidized housing units. The landlord may terminate the tenancyfor material noncompliance with the lease, material failure to meet obligations under state, land-lord/tenant law or other good cause. These programs include Section 8 New Construction SubstantialRehabilitation, and Set-Aside; Section 8 administered by state housing finance agencies or owned andoperated by the United States Department of Housing and Urban Development (HUD); and Section 236,221 and 202 programs. Some of these programs, including the Section 8 Moderate Rehabilitation andProject Based Certificate programs, also provide for local housing authority inspection for compliancewith its housing code, and allow the housing authority to terminate the tenancy if the unit is not incompliance.

Third, and similar to the second set of programs discussed above, the Federal Low Income

Housing Tax Credit program provides assistance to landlords in connection with the building,renovation or operation of subsidized housing units. Most tenants may not know that they are in a lowincome housing tax credit project, because their rent may not be based on their income. The MinnesotaHousing Finance Agency (MHFA), as well as redevelopment agencies in Minneapolis and St. Paul, havelistings of low income housing tax credit projects. Recently, inBowling Green Manor L.P. v. Kirk, theOhio Court of Appeals held that the landlord could terminate the tenancy only for good cause, followinga 30-day written notice of termination setting forth specific good cause for eviction. No. WD 94-125,

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include licenses. See e.g. MINN. STAT. 504B.161 (formerly 504.18) (covenants of habitability),504B.171 (formerly 504.181) (covenant not to manufacture or traffic drugs).

3. Caretakers: tenants versus employees

Caretakers traditionally were reviewed as occupying the premises incidentally to the caretaker'semployment, and once the landlord terminated the employment, the employee who did not vacateimmediately became a trespasser who could be evicted without court process. See Lighbody v. Truelsen,

39 Minn. 310, 40 N.W. 67 (1888); Trustees v. Froislie, 37 Minn. 447, 35 N.W. 216 (1887). However,Section 504B.001 (formerly 566.18) now includes caretakers in the definition of tenant. State AutoInsurance Company v. Knuttila, 645 N.W.2d 475 (Minn. Ct. App. 2002) (caretaker was a tenant underMINN. STAT. 504B.001 (formerly 566.18)). SeeMountainview Place Apartments v. Ford, No.94CV1492 (Colo. Cty. Ct. Mar. 24, 1994) (Appendix 179) (Section 8 project tenancy was unaffected byemployment agreement; termination of employment was not good cause for eviction).

4. Constructive trust

InDeems v. Gustafson, No. C1-96-827 (Minn. Dist Ct. 9th Dist. Nov. 26, 1997) (Appendix 324)(Rasmussen, J.), the plaintiff's mother, who also was the defendant's late wife, initially owned the

property. Through several transactions, plaintiff acquired title to the property, but reserving a life estatefor her mother, who later made a handwritten note stating that defendant could live on the property pasther death. Following her mother's death without a will, plaintiff gave a one month notice to defendantand filed an unlawful detainer (now called eviction) action. The court amended the action to be anaction for a ejectment. The court found that it would be a hardship for the defendant to move from hishome of 22 years, where he had no substantial savings or resources and was close to his relatives, whileon the other hand, plaintiff would be unjustly enriched by dispossessing the defendant where she hadcontributed little to the property. The court concluded that the property would be subject to constructivetrust by the defendant for the remainder of his life or as long as he occupied the property on thecondition that he maintain the property in good condition, be responsible for utilities and routinemaintenance, and pay plaintiff $100 per month for taxes and insurance.

5. Post Dissolution

An eviction (formerly unlawful detainer) action is available to enforce a change in occupancymandated by a dissolution decree. In Swanson v. Wenzel, Nos. C1-97-2185 and C5-97-1881 (Minn. Ct.App. May 26, 1998) (Appendix 369) (Unpublished), the decree provided that the parties would own thehomestead as joint tenants but would sell it by July 6, the appellant was entitled to exclusive occupancy,but if the property was not sold by July 6, the respondent would be entitled to exclusive occupancy andwould have the obligation to resell it. After the parties did not sell the property and the appellant refusedto move, respondent brought an unlawful detainer (now called eviction) action and was awarded ajudgment of restitution. The court affirmed the decision, concluding that strict construction of the sale

provision in the decree was proper.

I. TAXFORFEITEDPROPERTY

See O'Connor v. Miller, UD-1940211505 (Minn. Dist. Ct. 4th Dist. Mar. 24, 1994) (Appendix178) (tax forfeiture extinguishes prior leases; rent collection attempts created new leases).

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J. FORMS

During 1996 and 1997 the Pro Se Housing Court Subcommittee of the Conference of ChiefJudges Pro Se Committee developed for various types of summary housing actions, including unlawfuldetainer (eviction), lock out, rent escrow, tenant remedies, and emergency tenant remedies actions. TheSubcommittee also developed instructions for the forms. All of the forms and instructions were mailedto all of the district court administrators around the state. Included in the Forms Appendix is a copy ofthe forms which apply to the actions discussed in

2008 complete binder of ud and eviction defenses

Documents