Q Can a renter back out of a lease after they've made a deposit? The term is six months. And is it legal to keep the deposit, or do we have to return it?
A Minnesota Statute 504B.175 covers pre-lease deposits. A pre-lease deposit is defined as a deposit that is put down in advance of the lease being signed as a way to hold the unit for a prospective tenant.
The statute governs when a pre-lease deposit may be collected, states that there has to be a written agreement covering that deposit and the circumstances under which it must be returned.
Generally, if the tenant backs out of signing the lease because they decide to go elsewhere, the landlord may keep the pre-lease deposit.
Minnesota Statute 504B.178 covers lease deposits, and states that those deposits must be returned, with the statutory interest, at the termination of the relationship, less any amounts that the landlord is entitled to withhold for amounts that the tenant owes to the landlord.
If the tenant signed a lease and put down a deposit, then you are covered by Minnesota Statute 504B.178 and can withhold from the deposit any amounts expended to re-rent the unit, such as advertising, and any rent that is not covered.
So, if you cannot find anyone until March or April, you can withhold those amounts from the deposit and have a claim against the tenants for any amounts not covered by the deposit.
If the tenant never signed a lease, and you complied with Minnesota Statute 504B.175, then the tenant has forfeited the pre-lease deposit and you may retain those amounts, if your written agreement sets forth the tenants' decision to renege as a basis for retaining the deposit.