Minn. Stat. § 504B § 504B.221
UNLAWFUL TERMINATION OF UTILITIES.
Operative Text
(a) Except as otherwise provided in this section, if a landlord, an agent, or other person acting under the landlord's direction or control, interrupts or causes the interruption of electricity, heat, gas, or water services to the tenant, the tenant may recover from the landlord treble damages or $500, whichever is greater, and reasonable attorney's fees. It is a defense to any action brought under this section that the interruption was the result of the deliberate or negligent act or omission of a tenant or anyone acting under the direction or control of the tenant. The tenant may recover only actual damages under this section if: (1) the tenant has not given the landlord, an agent, or other person acting under the landlord's direction or control, notice of the interruption; or (2) the landlord, an agent, or other person acting under the landlord's direction or control, after receiving notice of the interruption from the tenant and within a reasonable period of time after the interruption, taking into account the nature of the service interrupted and the effect of the interrupted service on the health, welfare, and safety of the tenants, has reinstated or made a good faith effort to reinstate the service or has taken other remedial action; or (3) the interruption was for the purpose of repairing or correcting faulty or defective equipment or protecting the health and safety of the occupants of the premises involved and the service was reinstated or a good faith effort was made to reinstate the service or other remedial action was taken by the landlord, an agent, or other person acting under the landlord's direction or control within a reasonable period of time, taking into account the nature of the defect, the nature of the service interrupted, and the effect of the interrupted service on the health, welfare, and safety of the tenants. (b) The remedies provided in this section are in addition to and shall not limit other rights or remedies available to landlords and tenants. Any provision, whether oral or written, of any lease or other agreement, whereby any provision of this section is waived by a tenant, is contrary to public policy and void. The provisions of this section also apply to occupants and owners of residential real property which is the subject of a mortgage foreclosure or contract for deed cancellation and as to which the period for redemption or reinstatement of the contract has expired.
Under Minn. Stat. § 504B.221, it is unlawful for a landlord—or anyone acting on a landlord's behalf—to cut off a tenant's electricity, heat, gas, or water. When such an interruption occurs without a valid justification, the tenant is entitled to recover either three times their actual damages or $500, whichever is greater, plus reasonable attorney's fees. The law carves out limited exceptions, such as when the interruption was caused by the tenant, was necessary for repairs, or was promptly corrected after notice. Lease provisions that attempt to waive these protections are void as against public policy.
Plain English — not legal advice.
Landlords and property managers operating under Minn. Stat. § 504B.221 are expected to maintain uninterrupted utility services—electricity, heat, gas, and water—for their tenants at all times. When a service interruption is unavoidable, such as for legitimate repair work, compliant operators act promptly to restore service or take other remedial action within a reasonable timeframe, and they document those efforts. Operators should be aware that any lease clause attempting to waive tenant rights under this section is unenforceable, and that liability can extend to agents or contractors acting under the landlord's direction.
General guidance for property managers — not legal advice for your specific situation. Consult an attorney for advice on your case.
Minn. Stat. § 504B.221 gives tenants the right to seek treble damages or $500—whichever is greater—plus attorney's fees if a landlord or the landlord's agent unlawfully shuts off essential utilities like heat, electricity, gas, or water. Tenants generally strengthen their position by notifying the landlord of any interruption in writing and keeping records of when the outage began and how it affected their household. Those who believe their rights under this section have been violated may consider consulting a tenant-rights organization, a legal aid office, or a private attorney to understand the enforcement paths available to them.
General guidance for tenants — not legal advice for your specific situation. Consult a tenant-rights organization or attorney for advice on your case.
Generated September 15, 2026 — auto-generated, not yet human-reviewed. See /transparency for methodology.
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