E RA S I N G A N E V I C T I O N C A S E R E C O R D

EXPUNGEMENT

EXPUNGEMENT: ERASING AN EVICTION CASE RECORD

• Effect of eviction case (or “UD”) on rental history• Legal standards for expungement• Discretionary expungement• Mandatory expungement• Common law/inherent authority expungement

• Procedure for requesting expungement• Factors affecting the outcome of an expungement

motion• Steps after expungement motion granted• Miscellaneous considerations

EFFECT OF EVICTION CASE ON RENTAL HISTORY OF A TENANT

• Mere filing of eviction case creates public record• Record remains public regardless of outcome, even if case is

dismissed or tenant obtains judgment• At present, eviction case records preserved indefinitely in the

Minnesota Court Information System (MNCIS)

• Eviction case filings tracked by tenant screening agencies • Local, specialized credit reporting agencies• Eviction case records can be reported for seven years

• One eviction case in rental history will often lead to denial of rental application• If application is approved, eviction case in rental history may

lead to double damage deposit, rent premium, month-to-month lease instead of term lease, etc.

LEGAL STANDARD – DISCRETIONARY EXPUNGEMENT

Minn. Stat. § 484.014, subd. 2

The court may order expungement of an eviction case court file only upon motion of a defendant and decision by the court, if the court finds that the plaintiff's case is sufficiently without basis in fact or law, which may include lack of jurisdiction over the case, that expungement is clearly in the interests of justice and those interests are not outweighed by the public's interest in knowing about the record.

LEGAL STANDARD – DISCRETIONARY EXPUNGEMENT

• Three-part test for discretionary expungement:• Whether case was sufficiently without basis in fact or

law• Whether expungement is in the interests of justice• Whether interests of justice are outweighed by the

public’s interests in knowing about the record

LEGAL STANDARD – DISCRETIONARY EXPUNGEMENT

• Interpretation and application of test• First part of test – lack of sufficient basis in fact or law – is

often determinative of a Motion for Expungement in Hennepin County District Court• Met by showing a jurisdictional, procedural, or substantive

defect• May hinge on interpretation and application of law governing

claimed defect in the case• No defect in case expungement unlikely

• Dependent on venue – learn as much as possible about the audience for the argument

LEGAL STANDARD – MANDATORY EXPUNGEMENT

Minn. Stat. § 484.014, subd. 3

The court shall order expungement of an eviction case commenced solely on the grounds provided in section 504B.285, subdivision 1, clause (1), if the court finds that the defendant occupied real property that was subject to contract for deed cancellation or mortgage foreclosure and:

(1) the time for contract cancellation or foreclosure redemption has expired and the defendant vacated the property prior to commencement of the eviction action; or

(2) the defendant was a tenant during the contract cancellation or foreclosure redemption period and did not receive a notice under section 504B.285, subdivision 1a, 1b, or 1c, to vacate on a date prior to commencement of the eviction case.

LEGAL STANDARD – INHERENT AUTHORITY

• Tests from State v. C.A., 304 N.W.2d 353 (Minn. 1981)• Whether expungement is necessary to the

performance of a judicial function• Whether expungement will yield a benefit to the

moving party commensurate with the disadvantages to the public from the elimination of the record and the burden on the court in issuing and enforcing the order

LEGAL STANDARD – INHERENT AUTHORITY

• Common law inherent authority standard• Derived from interpretation of separation of powers

doctrine under state constitution• Exercise of relief under standard is discretionary and

equitable – test of fairness under particularized facts and circumstances

• State v. M.D.T., 831 N.W.2d 276 (Minn. 2013)• Expungement of criminal records held by the executive

branch not necessary to the performance of a unique judicial function

PROCEDURE

• Motion practice• Concise argument about any defects in the record of the

case• Citation to statute, rule, or case that is authoritative or

persuasive on claimed defect

• Forms availablehttp://povertylaw.homestead.com/ResidentialUnlawfulDetainer.html

PROCEDURE

• Basic steps and timeline:• Draft Motion and Affidavit to Proceed In Forma Pauperis

for verification by the Defendant/tenant• E-File IFP Affidavit and Motion with a Certificate of

Representation• Court issues IFP Order and schedules hearing, typically 4-

8 weeks after filing of Motion in Hennepin County• Court issues Order on service of Motion and filing of

Affidavit(s) of Service• Serve Motion (and any attachments/exhibits) by mail at

least 10 days prior to hearing • E-file affidavit of service at least 3 business days before

hearing

FACTORS AFFECTING THE OUTCOME OF AN EXPUNGEMENT MOTION

• Primary factor favoring expungement• An undisputed or proven jurisdictional, procedural, or

substantive defect in the eviction case• Examples of legal issues potentially supporting

expungement• Improper service of the Summons and Complaint• Filing of the action by the wrong plaintiff• Landlord’s failure to disclose a street address at least 30 days

prior to commencement of the eviction action• Repair and habitability problems• Waiver of claim by acceptance of rent

FACTORS AFFECTING THE OUTCOME OF AN EXPUNGEMENT MOTION

• Additional factors favoring expungement• Lapse of time since eviction case was filed(10 years)• Lack of other eviction cases in the tenant’s rental history• Lack of opposition to Motion• Demonstration of actual harm caused by the existence of

the record (e.g., multiple denials of applications for housing or credit, double- or triple-rent security deposit, etc.)

FACTORS AFFECTING THE OUTCOME OF AN EXPUNGEMENT MOTION

• Primary factor weighing against expungement• Lack of undisputed or proven defect in the case

• Additional factors weighing against expungement:• Extraordinary nature of relief – elimination of public record• Tendency to consider substance over procedure, e.g.,

unpaid rent at the time of the filing of the eviction case• Procedural history• Default judgment against tenant• Judgment against tenant for failure to meet deadline imposed by

court• Violation of settlement agreement by tenant

• Recency of case• Opposition by the landlord

STEPS AFTER MOTION GRANTED

• Court will expunge/erase the public record of the case• File purged and MNCIS entry deleted• General timeline is 2-3 weeks after order granting Motion

• Tenant must notify local tenant screening agencies to delete references to the case in their records• Letter and copy of expungement order• http://povertylaw.homestead.com/ResidentialUnlawfulDet

ainer.html

LIST OF TENANT SCREENING AGENCIES

Apartment Services Plus (ASP)6110 Blue Circle Drive, Suite 275Minnetonka, MN 55343(952) 925-9592www.aspscreening.com production@aspscreening.com

 Multi-Housing Credit Control (MCC)10125 Crosstown Circle, Suite 100Eden Prairie, MN 55344(952) 941-0552www.mccgrp.com consumercare@mccgrp.com

 Rental History Reports, Inc.701 Fifth Street SouthHopkins, MN 55343(952) 545-3953http://www.rentalhistoryreports.com/https://www.rentalhistoryreports.com/contact/index.php

Rental Research Services, Inc.7525 Mitchell Road, Suite 301Eden Prairie, MN 55344(952) 935-5700www.rentalresearch.com info@rentalresearch.com

  

Twin City Tenant Check910 Ivy Avenue EastSt. Paul, MN 55106(651) 224-3002www.tcofmn.com info@tcofmn.com

First Check6910 Idsen Avenue SouthCottage Grove, MN 55016

MISCELLANEOUS ISSUES AND CONSIDERATIONS

• Discrepancy in file maintenance and MNCIS record• Paper files for non-judgment cases destroyed after one

year, but MNCIS record remains• Can be used to tenant’s advantage – the public has an

interest in complete and accurate records

• Requesting immediate expungement in cases in which tenant prevails• Defect that leads to dismissal/judgment for tenant is

probably a solid basis to argue for expungement

• Option to seek judge review if Motion is denied• Good option if issue for review regards interpretation

and/or application of the law governing a claimed defect in the case

CONTACT INFORMATION

Drew P. Schaffer, Managing AttorneyMid-Minnesota Legal Aid430 First Avenue North, Suite 300Minneapolis, MN 55401-1780Electronic Mail: dpschaffer@midmnlegal.org Telephone: 612.746.3644Facsimile: 612.746.3644

Legal Aid Intake: 612.334.5970