Last updated 8/15/22
In November 2021, St. Paul voters passed a ballot measure to implement rent stabilization for residential rental properties throughout the city. The new city ordinance (City of St. Paul Code of Ordinances, Part II, Title XIX, Chapter 193A. – Residential Rent Stabilization) went into effect on May 1, 2022. Detailed information about the rent stabilization ordinance, related rules, and the variety of worksheets and forms for landlords to fill out is all available on the city’s website here. Call us for advice: 612-728-5767
Below is a list of frequently asked questions that St. Paul renters have asked HOME Line about this ordinance. This information is not comprehensive of all of the ordinance provisions and rules, and instead is meant as a summarized overview. If you are a renter in St. Paul and have a question about a specific rent increase or other rental housing situation, please contact our free tenant hotline at 612-728-5767 or via email.
Frequently Asked Questions
What does this ordinance do?
The Ordinance limits the amount a landlord can increase the rent for a residential rental unit to 3% in a 12-month period. For example if the rent is increased by 3% in July of 2022 the rent cannot be increased any more until August of 2023.
The 3% cap applies regardless if a resident moves out or a unit becomes vacant over the 12-month period.
There are some exceptions that may allow a landlord to increase the rent more than 3%, as described further below.
What counts as rent?
The Ordinance defines rent as: All monetary consideration charged or received by a Landlord concerning the use or occupancy of a Rental Unit pursuant to a Rental Agreement.
Any money such as fees, utility charges, parking, etc that a tenant pays for any use, benefit, privilege, or facility connected with the use or occupancy of the rental unit falls under the 3% cap.
Are there any exceptions to the 3% limit?
Yes, there are some specific housing situations that are not regulated (1), and there are also options for some landlords to request rent increase limits higher than 3% (2):
(1) Specific housing situations not regulated by the ordinance
- The tenant’s portion of income-based housing (subsidized programs like Section 8/Housing Choice Vouchers and others) can be increased more than 3% in a 12-month period
- Any reimbursable amount for Housing Support payments can be increased more than 3% in a 12-month period.
(2) Landlord request for increase higher than 3% — two paths: 3% to 8% or 8% to 15%:
Landlords can show that they need an increase above 3% in order to get a “reasonable return” on their investment due to;
- changes in property taxes,
- unavoidable changes in maintenance/operating expenses,
- necessary improvements to the rental unit to bring the property into compliance with local health and safety codes,
- a change in the number of occupants or housing services provided by the landlord, substantial deterioration of the rental unit (not due to normal wear and tear),
- if the landlord fails to provide adequate housing services or fails to comply with the lease or rental housing laws, or if the pattern or recent rent changes requires a change
For increases between 3% and 8% the landlord can self-certify the need for the exception
- Landlord must submit a Request for Exception form to the city and include 3 pieces of information from the MNOI worksheet
- The landlord will receive an email with a determination letter and tenant notification letter
For increases above 8%
- Landlords must use the staff determination process
- All requests for an exception start with a landlord submitting the Rent Increase Exception Request form, which requires landlord and property information, the percent increase requested, for what specific portions of a building, and the factor(s) selected.
- All rental units must be considered safe and habitable in order to be considered for an exception for rent increase.
More about the details of the rules that determine how landlords can calculate a need for a larger rent increase can be found on the City of St. Paul’s website here.
How do I know if my Landlord has requested an exception to the ordinance?
The ordinance does not specifically require the landlord to notify the tenant that a request has been made but other laws require property owners to notify tenants of upcoming rent increases.
I’m a tenant who received a notice from my landlord about a rent increase. What should I do?
Calculate the percent the rent is being increased to ensure it is within the 3% limit. Determine whether the notice was valid per the terms of your lease. If the increase violates either of these (the 3% limit and/or adequate notice period under your lease), you should seek legal advice.
My landlord has increased my rent over the 3% limit, what can I do?
1) If you’d like, you can write a letter to your landlord saying that the increase is in violation of the city ordinance. HOME Line has a form letter you can use if you’d like. City of St. Paul Rent Stabilization Form Letter. The letter requires you to complete some calculations and fill out a number of blanks. The letter states the landlord has 7 days to provide information about the city approving the increase above 3% (and related documentation), or the landlord can rescind the rent increase.
2) If the landlord fails to do either, the tenant can then escalate the issue by submitting a formal complaint to the City of St. Paul.You can submit a complaint to city using their Online Complaint form or by contacting the Department of Safety and Inspections by email at rent-stabilization@ci.stpaul.mn.us or by phone at 651-266-8553.
3) You can appeal the city’s decision to allow your landlord to increase the rent more than 3% in a calendar year within 21 business days of the determination by mail, email, or in person. For more information visit St. Paul’s Filing an Appeal website.
How is this ordinance enforced?
The City of St. Paul Department of Safety and Inspections (DSI) is tasked with enforcing the ordinance. DSI can issue penalties for violation of the ordinance, and ultimately the property owner can receive a criminal citation.
The ordinance also allows for a private right of action (aka a legal action between two parties, landlord and tenant, that does not necessarily include the city). Tenants considering this option should first seek legal advice about their situation.
The Property owner can get a criminal citation.
The city may impose administrative fines (not currently available by city charter).
These enforcement rules cannot be waived by the tenant.
Where can I learn more about this ordinance and what the city is doing to enforce it?
- View this recording of tenant/landlord legal webinar on St. Paul Rent Stabilization, including staff from the City.
- Information about the rent stabilization ordinance, related rules, and the variety of worksheets and forms for landlords to fill out is all available on the city’s website here.
- Call us for advice: 612-728-5767
What else is going on with this ordinance?
There has been much public discussion by St. Paul city council members, city staff, renters, landlords, and other stakeholders about how this ordinance works and in what ways it can be improved.
- A Rent Stabilization Stakeholders Group met throughout 2022 and put together recommendations on how the ordinance could be improved.
- The St. Paul City Council is considering proposals to implement some of these recommendations.
- Tenants should contact their St. Paul City Council member to share their thoughts about how rent stabilization is currently working, as well as their opinions about the proposals to change the policy.