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Marshall is a city of roughly 14,000 residents in Lyon County in southwestern Minnesota, home to Southwest Minnesota State University and a significant renter population. As a mid-size college and agricultural hub, Marshall's rental market includes student housing, single-family rentals, and apartment complexes — making an understanding of tenant rights especially important for the many renters who cycle through the city each year.
Minnesota's primary landlord-tenant statute, Minn. Stat. Chapter 504B, governs nearly every aspect of the rental relationship in Marshall, from how landlords must handle security deposits to the steps required before any eviction can proceed. Unlike Minneapolis and St. Paul, Marshall has not enacted any local rent stabilization or tenant-protection ordinance, so state law provides the full scope of renter protections available here.
This article summarizes the key rights Minnesota law grants to Marshall renters. It is informational only and does not constitute legal advice. Renters with specific questions or disputes should contact a qualified attorney or a free legal aid organization.
Marshall has no rent control or rent stabilization ordinance. Minnesota law (Minn. Stat. § 471.9996) grants cities the authority to enact rent stabilization, and two cities — Minneapolis and St. Paul — have exercised that authority with 3% annual rent-increase caps. Marshall has not adopted any such ordinance, and no Lyon County regulation limits how much a landlord may raise rent.
In practice, this means a landlord in Marshall can raise your rent by any amount at the end of a lease term, as long as they provide proper written notice. For month-to-month tenants, that notice must be given at least one full rental period in advance of the increase taking effect (Minn. Stat. § 504B.135). Landlords cannot raise rent mid-lease unless the lease itself expressly permits it, and they cannot raise rent in retaliation for a tenant exercising legal rights (Minn. Stat. § 504B.441).
If you believe a rent increase is retaliatory — for example, coming shortly after you complained about needed repairs — you may have legal recourse under Minnesota's anti-retaliation statute, discussed further below.
Minnesota's Minn. Stat. Chapter 504B establishes a comprehensive set of tenant protections that apply in Marshall.
Habitability & Repairs (Minn. Stat. § 504B.161): Landlords in Marshall must keep rental units in compliance with applicable housing codes and maintain them in a condition fit for the use intended — including functioning heat, plumbing, electrical systems, and structural integrity. If a landlord fails to make necessary repairs after reasonable notice, tenants may petition the court to deposit rent into escrow until repairs are completed, under the Rent Escrow Act (Minn. Stat. § 504B.385). Tenants may also seek a rent reduction or damages for conditions that breach the warranty of habitability.
Security Deposits (Minn. Stat. § 504B.178): Landlords must return a tenant's security deposit — along with an itemized written statement of any deductions — within 21 days after the tenancy ends and the tenant provides a forwarding address. If a landlord wrongfully withholds a deposit in bad faith, the tenant may recover up to $500 plus double the amount wrongfully withheld. Interest on deposits held longer than one year must also be returned (Minn. Stat. § 504B.178, subd. 2).
Notice to Terminate Month-to-Month Tenancies (Minn. Stat. § 504B.135): Either a landlord or a tenant wishing to end a month-to-month rental agreement must provide written notice of at least one full rental period. For a tenant paying rent on the first of the month, notice given on or before April 1 would terminate the tenancy as of May 1.
Anti-Retaliation (Minn. Stat. § 504B.441): A landlord may not evict, raise rent, reduce services, or otherwise retaliate against a tenant for: reporting housing code violations; requesting repairs; organizing with other tenants; or asserting any right protected by law. If retaliation is proven, a tenant may recover actual damages, punitive damages, and attorney's fees.
Lockout Prohibition (Minn. Stat. § 504B.225): Self-help eviction is illegal in Minnesota. A landlord cannot change locks, remove doors, shut off utilities, or take any action designed to force a tenant out without first obtaining a court order. Violations entitle the tenant to recover actual damages or $500 — whichever is greater — plus attorney's fees.
Minnesota law does not cap the maximum amount a landlord may charge for a security deposit, so Marshall landlords may set their own deposit amounts — though the deposit amount must be disclosed in the lease.
Return Deadline: Under Minn. Stat. § 504B.178, a landlord must return the security deposit — or the balance after allowable deductions — within 21 days after the later of: (1) the date the tenant vacates the unit, or (2) the date the tenant provides a forwarding address in writing. The landlord must include a written, itemized statement explaining any deductions.
Allowable Deductions: Landlords may deduct for unpaid rent, damage beyond normal wear and tear, and other costs specifically permitted by the lease. Normal wear and tear — such as minor scuffs or carpet wear from ordinary use — cannot be deducted.
Penalty for Bad-Faith Withholding: If a court finds that a landlord withheld a deposit in bad faith, the tenant is entitled to recover up to $500 plus double the amount wrongfully withheld, under Minn. Stat. § 504B.178, subd. 7. Tenants may bring these claims in conciliation court (small claims court) without an attorney.
Interest on Deposits: If a landlord holds a deposit for a full year or more, the landlord must pay simple interest on the deposit at a rate set by state law, and that interest must be returned along with the deposit (Minn. Stat. § 504B.178, subd. 2).
Evictions in Marshall follow the Minnesota eviction (unlawful detainer) process established under Minn. Stat. Chapter 504B. A landlord cannot remove a tenant without going through the courts.
Step 1 — Written Notice: Before filing for eviction, a landlord must typically provide written notice. The required notice period depends on the reason for eviction:
Step 2 — Court Filing: If the tenant does not vacate after proper notice, the landlord files an eviction complaint in Lyon County District Court. The tenant is served with a summons and has the right to appear at the hearing, typically scheduled within 7–14 days of filing.
Step 3 — Hearing: Both parties may present their case. If the court rules for the landlord, a Writ of Recovery of Premises is issued. The tenant then has a brief period (typically 24 hours after the writ is served by the sheriff) to vacate.
Self-Help Eviction is Illegal: A landlord in Marshall cannot change locks, remove a tenant's belongings, shut off utilities, or otherwise attempt to force a tenant out without a court order. Such conduct violates Minn. Stat. § 504B.225, and the tenant may recover actual damages or $500 — whichever is greater — plus attorney's fees.
Just Cause: Marshall has no just-cause eviction ordinance. Landlords may choose not to renew a lease at the end of its term without providing a reason, as long as they comply with applicable notice requirements and do not act in retaliation (Minn. Stat. § 504B.441).
This article is provided for informational purposes only and does not constitute legal advice. Tenant rights laws and local ordinances can change, and the information presented here may not reflect the most current legal developments. Renters in Marshall, Minnesota with specific questions about their situation should consult a qualified attorney or contact a free legal aid organization such as HOME Line or Legal Aid Twin Cities. RentCheckMe makes no warranties regarding the accuracy or completeness of this information.
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