Tenants not home. Can I enter with text notification with notice?

[Brad R.]

I have 3 tenants out of town.  Our lease says 24 hour notice, which I have given via text.  Told them I'm coming in to do general maintenance (air filter, dehumidifier install, etc) and they asked that I come when they are home.  Can I legally enter with text and/or email notification or do I need to send a written letter?  This is in saint Louis park, MN.  Our lease terms say 24 hour notice.  

Thanks a lot!

[Bill B.]

What your lease says is superseded by the state/city law. Check what Mn law says and follow it. I don’t know if it’s worth causing a hassle over. You do have proof they received your notice if they responded. I guess It depends to me how good of tenants they have been. 

Is there any reason it has to/should be down before they get back? Many people wouldn’t want people they dotn know walking their home while hey aren’t home. If it has to be done, do it with proper notice. If it doesn’t offer them the option to reschedule it for next week for $50 cancellation/reschedule fee. Otherwise just tack on the monthly nuisance fee at lease renewal. 

TLDR: if it’s important, do it asap with proper notice, if they are great tenants, and it’s just stupid stuff liek air filter, reschedule and wait. If it’s between, your response is between.