Building Strong Relationships To Meet Our Clients’ Legal Needs

Legal Guidance For Commercial Lease Disputes

Commercial lease disputes can present major challenges for landlords and tenants, especially when property investments or long-term business interests are involved. When these issues arise, they can quickly escalate, threatening business operations and financial stability.

At Gries Lenhardt Allen, P.L.L.P., we bring over 100 years of combined legal experience with a strong commitment to personalized service. With offices in St. Michael, Blaine and Bloomington, we serve clients throughout a 25 to 35-mile radius around Minneapolis–St. Paul. Our Minnesota attorneys use a relationship-first approach to tailor legal strategies that reflect each client’s unique situation.

What Are The Common Types Of Commercial Lease Disputes?

Commercial lease disputes can take many forms, including:

Rent disagreements: Conflicts over unpaid rent, late fees or changes in payment terms.
Lease termination issues: Disputes about whether a lease was lawfully ended, including wrongful termination or failure to provide proper notice.
Maintenance and repairs: Arguments over who is responsible for fixing structural issues, HVAC systems or common areas.
Use of property and modifications: Tenants making unauthorized changes or using the space for purposes not agreed upon.

We also consider how lease structures affect these disputes. For example:

Gross leases place most costs on the landlord.
Net leases like single, double or triple net, shift more expenses—such as taxes, insurance or maintenance- to tenants.
Percentage leases tie rent to business revenue, which can complicate rent calculations and obligations.

Having a lawyer review your lease can prevent surprises down the road.

What Should Be In A Commercial Lease Agreement?

A strong lease agreement is the foundation of a good commercial landlord-tenant relationship. Key provisions every commercial lease should address include:

Lease term: Length of the lease and options for renewal.
Rent and payment structure: Fixed amounts, escalation clauses and any variable components.
Security deposit: Amount, use and return terms.
Termination clauses: Conditions for early exit and default consequences.
Maintenance and repairs: Both parties are responsible.
Use of property: Allowed business activities and any restrictions.

Confirming that these terms are clearly defined and negotiated where needed can reduce the chance of future legal disputes.

What Does Minnesota Law Say About Commercial Leases?

Minnesota Statute § 504B outlines key obligations and rights for landlords and tenants in commercial property settings. Under this statute, commercial landlords must follow specific procedures when seeking eviction, including giving proper notice and waiting defined periods before initiating court action.

Additionally, Minnesota courts interpret commercial leases based on case law, not just statutes. For example, the Minnesota Supreme Court has ruled that commercial lease language must be interpreted as written unless it is ambiguous.

How We Help Resolve Lease Disputes

There are several ways we resolve commercial lease conflicts, including:

Negotiation: Direct communication between parties, usually facilitated by an attorney.
Mediation: A neutral third party helps both sides reach a mutually agreeable solution.
Arbitration: A private decision-making process that is binding but less formal than a court.
Litigation: Taking the matter to court is often used when other methods fail or when large stakes are involved.

Our lawyers will walk you through the pros and cons, helping ensure you make better decisions.

Commercial Lease Disputes FAQs

Below are answers to some of the commonly asked questions that we have encountered

How does Minnesota law treat “going dark” provisions in retail leases?

“Going dark” clauses allow tenants to stop operating their businesses while still paying rent.

Minnesota courts uphold these provisions if clearly stated in the lease. However, landlords may challenge them under the implied duty to operate, so careful wording is critical.

How long do I have to resolve a commercial lease dispute in Minnesota?

The time frame depends on the issue. For breaches, Minnesota’s statute of limitations is six years, but eviction actions follow stricter timelines.

Acting early helps ensure you do not miss important deadlines.

What remedies are available to Minnesota commercial landlords when tenants abandon property?

Landlords may recover unpaid rent, re-enter the premises and seek damages.

They must also take reasonable steps to mitigate losses by re-leasing the space. Legal guidance is essential to help ensure all procedures comply with Minnesota law.

Contact Us

Whether you are in St. Michael, Blaine or Bloomington, Minnesota, or anywhere within the Twin Cities metro, Gries Lenhardt Allen, P.L.L.P., is here to help you tackle commercial lease challenges with personalized service.

Call 763-497-3099 or contact us online to book a consultation.