St. Paul, Minn., Legis. Code § 193A § 193A.05

(a) Vacancy not for just cause. The limitation on the amount of annual rent increase shall apply if there is a change of tenancy in a residential rental unit and the vacancy is not supported by just cause, except as otherwise allowed under sections 193A.06 or 193A.08 .
(b) Just cause vacancy. Nothing in this subsection shall be interpreted or enforced to prevent a landlord from refusing tenancy to a tenant for a reason other than for just cause. The just cause provisions of this subsection apply only to landlords seeking to increase rent following a just cause vacancy.
(1) If the landlord demonstrates to the department that there is a just cause vacancy, the limitation on a rent increase set forth in 193a.04 shall not apply, and the landlord may increase rent in an amount not to exceet eight (8) percent plus the Consumer Price Index above the existing rent.
(2) The following reasons shall constitute a just cause vacancy:
a. Non-payment of rent . The tenant fails to cure the deficiency after receiving a non-payment notice from the landlord, and the landlord does not pursue a valid non-payment eviction action under Minn. Stats. § 504B.291, subd. 1(a), but decides to terminate the tenancy at the end of the lease.
b. Repeated late payment of rent . The tenant repeatedly makes late payments of rent, no fewer than three (3) times in a twelve (12) month period. The landlord must provide the tenant with notice following a late payment that a subsequent late payment may be grounds for termination of tenancy. If the tenant continues to make a late payment on no fewer than three (3) occasions per year, the landlord must give the tenant notice to vacate at least equal to the notice period outlined in the original rental agreement.
c. Material non-compliance . After receiving a written notice to cease from the landlord, the tenant continues a material breach of the lease. This subsection shall not diminish the rights of a landlord, if any, to terminate a lease for actions permitted under Minn. Stats. § 504B.281, et seq.
d. Substantial damage .The tenant has willfully caused or allowed substantial damage to the premises beyond normal wear and tear and has refused, after written notice, to pay the reasonable costs of repairing such damage and cease damaging the premises.
e. Refusal to renew . The tenant refuses to renew or extend the lease after the landlord requests in writing that the tenant do so. The landlord shall give the tenant notice to vacate at least equal to the notice period outlined in the original rental agreement following the tenant's refusal to renew or extend the lease. This subsection shall in no way diminish the fifteen (15) to thirty (30) day notice period as required by Minn. Stats. 504B.145 for leases with automatic renewal provisions.
f. Occupancy by property owner or family member . The property owner, in good faith, seeks to recover possession of the dwelling unit so that the property owner or a family member may occupy the unit as that person's principal residence. The property owner or family member must move into the unit within ninety (90) days from the tenant's vacation. If a substantially equivalent replacement unit is vacant and available, that unit must be made available to the tenant at a substantially similar rental rate as the tenant's current lease.
g. Building demolition and dwelling unit conversion .
1. The landlord elects to demolish the building, convert it to a cooperative, provided the landlord complies with the provisions of Minn. Stats. Ch. 515B, or convert it to non-residential use, provided that, the landlord must obtain a permit necessary to demolish or change the use before terminating any tenancy;
2. The landlord seeks, in good faith, to recover the unit to sell it in accordance with a condominium conversion, provided the landlord complies with the provisions of Minn. Stats. Ch. 515B; or
3. The dwelling unit is being converted to a unit subsidized under a local, state or federal housing program and the tenant does not qualify to rent the unit under that program.
h. Rehabilitation and renovation . The landlord seeks, in good faith, to recover possession of the dwelling unit that will render the unit uninhabitable for the duration of the rehabilitation or renovation. The landlord must provide ninety (90) days' written notice to the tenant. If a substantially equivalent replacement unit is vacant and available in the building, that unit must be made available to the tenant at a substantially similar rental rate as the tenant's current lease.
i. Complying with a government order to vacate . The landlord is complying with a government agency's order to vacate, order to abate, or any other order that necessitates the vacating of the dwelling unit as a result of a violation of Saint Paul city codes or any other provision of law. If a substantially equivalent replacement unit is vacant and available in the building, that unit must be made available to the tenant at a substantially similar rental rate as the tenant's current lease.
j. Occupancy conditioned on employment at the landlord's property . The tenant's occupancy is conditioned upon employment by the landlord on the landlord's property and that employment relationship is terminated.