Q As a renter, I'm concerned about annual rent increases.

Is there a limit on annual increases? Is there a rent stabilization law in Minnesota? If such a law exists, how does it work?

A There is no law or city ordinance that places a limit on the amount a landlord can annually increase a tenant's rent.

However, with plenty of options out there for renters, landlords aren't in a position to raise rents too dramatically.

There is no rent stabilization law in Minnesota except in special circumstances, such as subsidized housing.

Q I rent a townhouse. The lease is up, but I continue to live here. Am I legally bound to the old lease? I have not signed any new agreements.

A Once your lease expires you are considered to be on a month-to-month lease, even though there is no document involved. So, you are not legally bound to your old lease unless there is a "rollover" provision in it.

If you're not sure if your lease contains a rollover provision, look at the lease language to see if it contains a sentence stating something similar to, "Once this lease expires the terms of the lease remain in effect."

This type of language means you are bound by the terms of your old lease, even though it expired.

Q My landlord wants us to pay to replace the wall-to-wall carpet in the office area of the first-floor apartment we rent in his duplex.

He says the carpet needs to be restretched.

The three-year-old carpet did not need stretching when we moved in and we are not sure if it was installed correctly or if the folds in the carpet that have appeared are simply the result of 18 months of normal use.

They want us to pay to replace the entire carpet even though there's nothing else wrong with it. No stains, no holes, nothing. Are we legally on the hook?

A Minnesota Statute 504B.178 states that a landlord may only withhold from the deposit the amount necessary to compensate the landlord for damage to the premises, excluding ordinary wear and tear.

If you can show that the carpet was improperly installed, you will not be responsible for damages.

Kelly Klein is a Minneapolis attorney. Do not rely on advice in this column regarding a legal situation until you consult a qualified attorney; information provided by readers is not confidential; participation in this column does not create an attorney/client relationship, and no such relationship is created without a retainer agreement with Klein. If you have questions concerning renting, you can e-mail her at kklein@kleinpa.com, or write in care of the Star Tribune, 425 Portland Av. S., Minneapolis, MN 55488.