Basic Housing Court Issues and Procedures An Introduction to Practice in Housing Court in Hennepin County

Housing Court Rules Minn. Gen. R. Prac Supplement Minnesota Rules of Civil Procedure Jurisdiction over civil and criminal matters arising under Chapter 504B

Types of Cases Heard in Housing Court Eviction Action – Issue: Possession claim by owner/landlord/mortgagee/vendor – Formerly called an Unlawful Detainer Action or “UD” Rent Escrow Action / Tenant Remedies Action – Issue: Non-emergency repair/habitability/lease/use problem Emergency Tenant Remedies Action – Issue: Emergency repair/habitability problem Unlawful Exclusion Action (Lockout) – Issue: Possession claim by tenant/mortgagor/vendee

Four Common Legal Bases for an Eviction Action Nonpayment of rent Breach of a material provision of a lease Holding over past the end of a lease/tenancy Holding over past the end of foreclosure redemption period

Pleading in an Eviction Action Variation of statewide court form commonly used. Landlord must plead compliance with agent and address disclosure requirements of Minn. Stat. Sec. 504B.181. Plaintiff must allege facts authorizing present right to recover possession of premises under Minn. Stat. Sec. 504B.321.

Facts Authorizing Recovery of Possession of Premises Basic facts about the lease and tenancy – Governing contract – oral or written – Nature of tenancy Tenancy for a term Tenancy at will – Monthly rent amount Identity of landlord – Owner – Minn. Stat. Sec. 504B.001, subd. 7 Disclosures under Minn. Stat. Sec. 504B.181 – Agent for service of process – Street address

Facts Authorizing Recovery of Possession of Premises (cont.) Substantive claim – Nonpayment of rent – Breach of material lease provision – Holding over Request for judgment for possession – Writ of recovery (formerly writ of restitution) Verification of non-military status of defendant(s)

Filing an Eviction Action Where to file: Henn. Cty. Gov’t. Ctr. – 2 nd Fl. Filing fee: $ Timeline for hearing: days after filing Service of process – Sheriff – Professional process server – Any other disinterested third party

Personal Jurisdiction – Statutory Service Requirements Personal or abode service Service by mail and posting under Minn. Stat. Sec. 504B.331 – Two personal service attempts – Mailing of Summons and Complaint – Filing of Affidavits of Mailing and Not Found – Posting of Summons and Complaint – Filing of Affidavit of Posting

Pre-Hearing Deadlines Removal from Housing Court under Minn. Gen. R. Prac. 602 – Deadline: Day before initial hearing Filing of affidavit of personal/substitute service or affidavit of posting – Deadline: Three business days before initial hearing

Housing Court Procedure – General Limits of Court’s Discretion Jurisdiction over disputes related to present right of possession – Rent – Repair issues and other violations of statute/lease Right of redemption and eviction stays – Seven-day maximum for tenant redemption – Seven-day maximum to stay the writ of recovery

Housing Court Procedure – Uncontested Cases Uncontested cases heard first (with settled cases) Determination of jurisdiction Default  Request for immediate writ or order allowing redemption

Housing Court Procedure for Contested Cases – Settlement Options Free mediation available – Option for pre-filing mediation Repayment agreement – Installments typically subject to threat of writ of recovery Move-out agreement – Vacate date subject to threat of writ of recovery Agreement for repairs and rent abatement

Housing Court Procedure – Common Defenses Improper service Improper plaintiff or authority to appear Disclosure of a post office box address Failure to comply with municipal rental licensing requirement Repair and habitability issues Acceptance of a partial payment of rent in arrears

Housing Court Procedure for Contested Cases – Trial Issues Deposit of unpaid rent for some affirmative defenses – Repair/habitability defenses – Rent withheld in reliance on a defense Discovery – By order from the court, usually only if requested Oral or written motions allowed on day of trial under Minn. Gen. R. Prac. 610 Jury trial versus bench trial

Trial Procedure in Housing Court No discovery, unless requested and ordered at initial appearance AT LEAST 4 copies of each exhibit (Court, Plaintiff/Petitioner, Defendant/Respondent, and witness) Opening statements optional Cases in chief, then rebuttal Closing arguments vs. post-trial submissions

Post-Trial Issues Judge Review – Deadline: 10 days after oral pronouncement or 13 days after mailing of written order Motion to Vacate Judgment / Motion to Quash Writ – Minn. R. Civ. P Motion for Expungement – Statutory Standard Lack of sufficient basis in fact or law for the plaintiff’s case Interests of justice Public’s interest – Common Law Inherent Authority Standard

Enforcement of Writ of Recovery Where to obtain writ of recovery: Henn. Cty. Gov’t. Ctr. – 3 rd Fl. Where to start enforcement process: Mpls. City Hall, Room 30 Fees: – $55.00 for writ of recovery – $ for posting of writ of recovery by Sheriff – Additional fees for move-out and property inventory supervised by Sheriff Notice of date and time of eviction required Storage and maintenance of personal property – 60 days – Minn. Stat. Sec. 504B.365 (if removed and stored off- site) – 28 days – Minn. Stat. Sec. 504B.271 (if stored on-site)

Questions and Contact Information Legal Aid Client Intake: (612) Drew P. Schaffer, Staff Attorney Legal Aid Society of Minneapolis 430 First Avenue North, Suite 300 Minneapolis, MN Telephone/Facsimile: (612) Electronic Mail: