By Pauleen Le
The new laws taking effect in 2024 are some of the largest changes Minnesota has seen in decades. State lawmakers passed more than a dozen changes in the 2023 legislative session.
Among the top changes, landlords will be required to disclose any fees including administrative, cleaning or moving-in fees as part of the ‘total monthly rent’ on the first page of a lease and in advertisements.
Landlords will also required to maintain the minimum temperature in units at 68 degrees from October to the end of April.
They will also have to give tenants a 14-day written notice before they file for an eviction if the tenant didn’t pay their rent on time.
Landlords will also have to give a minimum of 24 hours’ notice before entering the property for things including maintenance, showings to future tenants or deliveries.
Rachael Sterling, a housing attorney and communications coordinator for HOME Line — a local nonprofit organization that helps tenants navigate Minnesota’s laws — said they’ve been championing these changes for years.
She said she’s hopeful the changes will improve the communication between tenants and landlords to provide a better experience overall for everyone.
“When we talk to tenants, that’s one of the biggest issues is when communication stops or it’s poor,” she said. “That’s when problems arise and that’s when people start calling us. A lot of these are just about clarifying communication and making sure that there’s no assumptions that folks know what they’re getting themselves into.”
Sterling said since 2020, phone calls to the nonprofit for help have skyrocketed and are now on track to set a new record surpassing 20,000 calls this year.
She said the majority of calls the last two years have been about concerns related to evictions. Before 2020, most calls were about repair issues.
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Since the laws passed, leaders at the Minnesota Multi-Housing Authority have been working hard to understand and train their members on the changes coming in the new year.
The organization represents 300,000 rental units or nearly half of the entire rental market in Minnesota.
Cecil Smith is the MMHA’s president and CEO. He said several of the changes were already standard practice for many of the owners and landlords a part of the organization long before they became law.
He said the biggest adjustment for landlords will be giving tenants 24-hours’ notice before entry.
“That’s going to cost,” he said. “That’s going to take a lot of time and energy and organization because there’s maintenance requests that come in, there’s deliveries that come in and saying it has to be at least 24 hours requires more energy and scheduling and coordination and that takes time and energy and money.”
Smith adds there’s also concern that the cost to make all the changes could ultimately trickle down to the tenants.
“It’s already added more costs because we’ve done lots and lots of training with our members and they’re doing in-house costs, and obviously that’s taken staff time and resources already to do that and that’s not free,” he said.
Smith notes another major change happening later in the summer of 2024 where landlords will no longer be able to evict a tenant for committing crimes that happened somewhere other than their property…
Smith said MMHA plans to raise their concerns about the law in the upcoming legislative session.
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The Consumer Financial Protection Bureau (CFPB) has issued a new warning to consumer reporting companies to address inaccurate tenant background check reports as well as sloppy credit-filing sharing practices, according to a release.
Background checks often are critical factors when landlords and employers make rental and employment determinations. The information in the reports can cover a person’s credit history, rental history, employment, salary, professional licenses, criminal arrests and convictions, and driving records. However, as documented in earlier CFPB research on tenant screening, background check reports often contain false or misleading information about individuals.
The new warning has two primary ways it seeks to ensure that the consumer reporting system produces accurate and reliable information and does not keep people from accessing their personal data:
- First, an advisory opinion on background check reports highlights that those reports must be complete, accurate, and free of information that is duplicative, outdated, expunged, sealed, or otherwise legally restricted from public access.
- Second, an advisory opinion on file disclosure highlights that people are entitled to receive all information contained in their consumer file at the time they request it, along with the source or sources of the information contained within, including both the original and any intermediary or vendor source.
“Background-check and other consumer-reporting companies do not get to create flawed reputational dossiers that are then hidden from consumer view,” said CFPB Director Rohit Chopra in the release. “Background-check reports, and all other consumer reports, must be accurate, up to date, and available to the people that the reports are about.”
Criminal and credit system issues in housing decisions
The CFPB and Federal Trade Commission (FTC) launched a public inquiry in early 2023 and asked for people’s experiences with background checks used to screen potential tenants for rental housing. The CFPB and FTC received more than 600 comments. Most of the comments came from renters. They told the agencies about many problems they encounter, including not receiving adverse-action notices and finding inaccuracies and errors that are difficult to correct and that have a decades-long impact on housing opportunities.
Many described biases in criminal and credit systems transferring into housing decisions.
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The CFPB issued the advisory opinion on background screening to highlight that consumer reporting companies, covered by the Fair Credit Reporting Act, must maintain reasonable procedures to avoid producing reports with false or misleading information. Specifically, the procedures should:
- Prevent the reporting of public-record information that has been expunged, sealed, or otherwise legally restricted from public access.
- Ensure disposition information is reported for any arrests, criminal charges, eviction proceedings, or other court filings that are included in background check reports.
- Prevent the reporting of duplicative information.
In addition, the advisory opinion on background screening reminds consumer reporting companies that they may not report outdated negative information—and that each negative item of information is subject to its own reporting period, the timing of which depends on the date of the negative item itself. For example, a criminal charge that does not result in a conviction generally cannot be reported by a consumer reporting company beyond the seven-year period that starts at the time of the charge.
Credit File Disclosure
People have the right to know what information consumer reporting companies keep about them as well as where the information originates. Disclosure of a person’s complete file, upon their request, is a critical component of a person’s right to dispute false or misleading information. Consumers must be provided with all sources for the information contained in their file, including both the originating sources and any intermediary or vendor sources, so they can correct any misinformation.
As explained in the advisory opinion on file disclosure, individuals requesting their files:
- Only need to make a request for their report and provide proper identification – they do not need to use specific language or industry jargon to be provided their complete file.
- Must be provided their complete file with clear and accurate information that is presented in a way an average person could understand.
- Must be provided the information in a format that will assist them in identifying inaccuracies, exercising their rights to dispute any incomplete or inaccurate information, and understanding when they are being affected by adverse information.
- Must be provided with the sources of the information in their file, including both the original and any intermediary or vendor source or sources.
In a January 2023 report, the CFPB noted improvements and continued challenges for the nationwide consumer-reporting companies. The CFPB has highlighted other consumer reporting problems and has reminded consumer-reporting companies of their obligations to consumers under the Fair Credit Reporting Act. For example, the CFPB issued guidance on permissible purposes for accessing consumer reports, identifying and eliminating obviously false and junk data, and resolving consumer disputes. Additionally, the CFPB has taken action against consumer-reporting companies when they have broken the law, as well as affirmed the ability of states to police credit reporting markets.
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By Sarah Yaussi
Understanding prospective renters’ preferences is a fundamental responsibility for property owners, developers, and managers.
However, it’s more than just about knowing what renters are looking for or would like to have; it’s about identifying the truly non-negotiable elements that are crucial for modern lifestyles and everyday enjoyment. Recognizing these dealmakers (and dealbreakers) ensures consistent and reliable occupancy — and happier communities.
Whether it’s high-speed internet, modern appliances, a pet-friendly policy or other in-demand features, emphasizing desirable differentiators can create a compelling marketing narrative that resonates with current and potential renters. In the 2024 NMHC and Grace Hill Renter Preferences Survey Report, renter respondents shared both the aspirational and practical elements that make the difference when they’re considering which home to rent. Based on 172,703 survey responses across 77 markets and 4,220 communities, the report provides a valuable snapshot into the needs and desires of a wide range of renters.
Renter respondents surveyed were focused on privacy, convenience, and lifestyle when communicating which features and amenities they simply were unwilling to do without. They’re looking for homes and communities that function as retreats for themselves, their friends, and their families.
Top 10 Features Renters Want or Would Not Rent Without
These are those dealmakers (or deal-breakers!):
- Air conditioning (93 percent)
- Washer/dryer in unit (93 percent)
- High-speed Internet access (90 percent)
- Soundproof walls (88 percent)
- Walk-in closet (87 percent)
- Garbage disposal (87 percent)
- Dishwasher (87 percent)
- Noise-reducing windowpanes (83 percent)
- Pre-installed window shades/blinds (83 percent)
- Refrigerator with water/ice dispenser (81 percent)
Amenities such as air conditioning and in-unit washers/dryers, which at one time were considered luxuries, are now essential components for comfort and convenience.
Survey respondents named these their top must-haves, each with 93 percent of renter respondents indicating they were interested in these features or wouldn’t rent without them.
Whether for remote work, streaming music or video, or gaming, high-speed internet access ranked high on the list of renter essentials as well (90 percent). Along with this, the privacy offered by soundproof walls (88 percent) and noise-reducing windowpanes (83 percent) allows renters a sense of refuge to get work done or enjoy an evening without interruptions.
Walk-in closets (87 percent) and pre-installed window shades and blinds (83 percent) were both important to renters, providing room for storage and the ability to settle into a new rental home quickly and easily. Similarly, upgraded kitchen appliances that were once considered desirable extras, such as garbage disposals and dishwashers (both 87 percent) along with refrigerators with water and ice dispensers (81 percent), are now considered essential for a well-equipped kitchen.
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Top 10 Amenities Ranked
A look at the community amenities renter respondents said they were interested in or wouldn’t rent without.
- Reliable cell reception (86 percent)
- Secure self-service 24/7 package access (76 percent)
- Covered parking (76 percent)
- Swimming pool (76 percent)
- Controlled property/amenity access (75 percent)
- Dedicated visitor/guest parking (73 percent)
- Fitness center (73 percent)
- Controlled-access parking (72 percent)
- Non-smoking buildings (71 percent)
- On-site back-up power supply (68 percent)
Renters expect seamless use of their mobile devices at all times for everything from answering emails to resourcing GPS navigation to video conferencing. This level of connectivity isn’t just considered convenient; it’s considered essential for personal safety, work-from-home professionalism, and family communication. Because of this, reliable cell reception topped the survey’s list of amenities that renters won’t live without. Another popular amenity—on-site back-up power supply (68 percent)—ensures that power outages don’t interrupt that all-important online access.
Whether ordering essentials from Amazon or dinner from the local take-out restaurant, secure, consistent, and convenient access to packages and deliveries was a significant consideration for 76 percent of the renters surveyed.
In addition, on-the-go lifestyles require convenient and reliable transportation and parking options, reflected in the preference for covered (76 percent) and controlled access (75 percent) parking. In addition, when guests arrive, ensuring that they have a dedicated place to park is also a high priority for 73 percent of renters surveyed.
Many renters look to their community amenities to provide resources that support their active lifestyles. A swimming pool (76 percent), fitness center (73 percent), and non-smoking buildings (71 percent) were high on the wish lists of renters surveyed, allowing them to stay healthy and fit close to home.
For property investors, developers and management companies alike, insight into the lifestyles and needs of the modern renter offers the opportunity to plan ahead, differentiate services, and develop marketing strategies that are tailor-made for potential residents in their properties. By knowing the difference between nice-to-have bells and whistles and must-have features and amenities that renters simply won’t do without, it’s easier to keep homes filled and residents happy.
Building more thoughtful, purpose-driven, and responsive communities is good for everyone.
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