{"id":5647,"date":"2026-10-09T12:11:50","date_gmt":"2026-10-09T12:11:50","guid":{"rendered":"https:\/\/www.fwhtlaw.com\/blog\/?p=5647"},"modified":"2026-10-09T12:11:53","modified_gmt":"2026-10-09T12:11:53","slug":"liquidated-damages-in-minnesota-who-has-the-burden-of-proof","status":"publish","type":"post","link":"https:\/\/www.fwhtlaw.com\/blog\/2026\/10\/09\/liquidated-damages-in-minnesota-who-has-the-burden-of-proof\/","title":{"rendered":"Liquidated Damages in Minnesota: Who has the burden of proof?"},"content":{"rendered":"
By By Robert L. Smith and Quinn G. McKush<\/span><\/h6>\n
\u00a0Rob and Quinn are members of the firm\u2019s Construction Law Department. Rob can be reached at 612.359.7648 or <\/span>RSmith@fwhtlaw.com<\/span><\/a><\/h6>\n

Introduction<\/strong><\/p>\n

Liquidated damages clauses are commonplace in construction contracts, however, the law surrounding them is hardly settled. As recently as 2019, Minnesota courts held that a liquidated damages clause was presumed valid, and they required the party opposing a liquidated damages clause to demonstrate that the clause was unenforceable. Recent Minnesota cases appear to have shifted the burden of proof to now require the party seeking to enforce a liquidated damages clause to demonstrate that it is reasonable.<\/p>\n

Here is what parties to construction contracts in Minnesota should know about how the burden of proof regarding liquidated damages has changed.<\/p>\n

Liquidated Damages in Minnesota<\/strong><\/p>\n

In Minnesota, liquidated damages clauses have historically been presumed to be valid. Gorco Const. Co. v. Stein<\/em>, 99 N.W.2d 69 (Minn. 1959). In Gorco<\/em>, the Minnesota Supreme Court stated: \u201cthe court has long regarded provisions for liquidated damages as prima facie valid on the assumption that the parties in naming a liquidated sum intended it to be a fair compensation for an injury caused by a breach of contract and not a penalty for nonperformance.\u201d<\/p>\n

The Gorco<\/em> case set forth a two-prong test to determine when a liquidated damages clause is enforceable. A liquidated damages clause is enforceable if the amount set is a reasonable forecast of just compensation of the harm caused by the breach, and the harm caused by the breach is very difficult to accurately estimate. Whether the liquidated damages amount is a \u201creasonable forecast of just compensation for the harm\u201d depends on whether the agreed upon amount is reasonable in light of the contract as a whole, the nature of the damages contemplated, and the surrounding circumstances. When a liquidated damages clause provides for damages amounts that are \u201cmanifestly disproportionate\u201d to the damages actually sustained by an owner, the provision is a penalty and unenforceable.<\/p>\n

But who has the burden of proving these two prongs? As late as November of 2023, most attorneys likely would have concluded that the party opposing a liquidated damages clause had the burden. However, a case decided by the Minnesota Court of Appeals in December of 2023, Lagoon Partners, LLC v. Silver Cinemas Acquisition Co.<\/em>, held just the opposite, placing the burden on the proponent of the liquidated damages clause (i.e., the party seeking to enforce the clause).<\/p>\n

Burden of Proof, Burden of Production, and Burden of Persuasion in Minnesota<\/strong><\/p>\n

Most people are familiar with the term burden of proof, which is often referred to as a single obligation. In reality, burden of proof encompasses two separate burdens: the burden of persuasion and the burden of production. The burden of persuasion is similar to the common understanding of burden of proof, requiring a party to come forward with sufficient evidence to persuade a factfinder (i.e. a judge or a jury) that the facts support their position. The burden of production refers to a party\u2019s initial obligation to provide enough evidence to proceed as a matter of law. If a party fails to meet this burden, the issue may be decided against the party as a matter of law without it being heard by the fact finder. When a party meets the burden of production, the burden often shifts to the other party to present evidence to counter the evidence produced. Unlike the burden of production, the burden of persuasion does not shift, and, in civil cases, it generally stays with the plaintiff. This is important for a liquidated damages dispute because the party with the burden of production must produce sufficient evidence to avoid having the dispute decided against them as a matter of law.<\/p>\n

Minnesota Cases before Lagoon Partners, LLC<\/em><\/strong><\/p>\n

Historically, courts applying Minnesota law have held that the party challenging a liquidated damages clause had the burden of proving it was an unreasonable penalty. For example, in In re Bowles Sub Parcel A, LLC<\/em>, the United States Court of Appeals for the Eight Circuit examined a default interest provision in a loan agreement, which the court characterized as a liquidated damages clause. 792 F.3d 897, 901 (8th Cir. 2015). The court held that, since liquidated damages are presumed valid under Minnesota law, the debtor had the burden of proving the provision was an unreasonable penalty. The court, without discussing the distinction between burden of production and burden of proof, held that the debtor failed to meet its burden and, therefore, the liquidated damages clause was enforceable.<\/p>\n

In 2019, the Minnesota Court of Appeals reiterated that the party challenging a liquidated damages clause had the burden of proving it was an unreasonable penalty. In Gamma Lending Omega, LLC v. Talon First Trust, LLC<\/em>, a company entered into a loan agreement which contained a liquidated damages clause. 2019 WL 1758477 (Minn. Ct. App.\u00a02019). The borrower argued that the liquidated damages clause constituted an unlawful penalty and was unenforceable. The court disagreed, reiterating that the party challenging a liquidated damages clause has the burden to demonstrate that it is an unenforceable penalty and finding that the borrower had failed to meet that burden.<\/p>\n

Lagoon Partners <\/em>and Subsequent Case Law<\/strong><\/p>\n

In 2023, the Minnesota Court of Appeals decided the case of Lagoon Partners, LLC v. Silver Cinemas Acquisition Co.<\/em>, a case involving a liquidated damages clause contained in a lease. 999 N.W.2d 113 (Minn. Ct. App. 2023). The court examined the validity of the liquidated damages clause after the tenant defaulted on its obligation to pay rent. In doing so, the court interpreted Gorco<\/em> differently than many prior cases and held that the proponent of the liquidated damages clause has both an initial evidentiary burden and the overall burden of persuasion with respect to the enforceability of the liquidated damages clause. The court based its conclusion on Gorco<\/em>, making clear that a liquidated damages clause is not enforceable merely because it appears in the contract.<\/p>\n

The following year, in Capital Constr., LLC v Hanzlik<\/em>, the Minnesota Court of Appeals further examined the holding in Lagoon Partners <\/em>in the context of a residential construction contract. 2024 WL 2268233 (Minn. Ct. App. 2024). In that case, after entering into a contract for storm-damage repairs, the homeowners canceled the contract and argued that the liquidated damages clause in the contract was unenforceable. The court held that the proponent of the liquidated damages clause\u2014the contractor\u2014had the initial burden of introducing evidence to justify the liquidated damages clause. The court followed Lagoon Partners <\/em>in interpreting the \u201cprima facie\u201d language from Gorco<\/em> as holding that the proponent must first demonstrate how the liquidated damages bears any reasonable relation to the pecuniary loss. The court found that, once the proponent of the liquidated damages clause meets its burden of demonstrating that the liquidated damages clause is enforceable, then the burden of production shifts to the opponent to introduce rebuttal evidence that the clause is unenforceable. To the extent both parties are able to meet their burden of production, the overall burden of persuasion remains with the proponent of the clause.<\/p>\n

The Lagoon Partners<\/em> and Capital Constr.<\/em> cases appear to mark a shift in Minnesota law. Instead of requiring the party challenging a liquidated damages clause to prove that the liquidated damages in question are an unenforceable penalty, the courts now require the proponent of the liquidated damages clause to first produce evidence that the clause is enforceable and then to meet the overall burden of persuasion.<\/p>\n

Practical Advice<\/strong><\/p>\n

If a liquidated damages clause in a contract is contested, parties should understand that the party seeking to enforce the clause will likely have the burden of proof, including the burden of first producing evidence to demonstrate how the liquidated damages clause bears a reasonable relation to actual loss and the overall burden of persuasion. Accordingly, a party that will likely be the proponent of a liquidated damages clause\u2014such as an owner desiring to enforce liquidated damages for delayed construction\u2014should take the time during contract drafting to identify the various categories of damages that will flow from a particular breach, determine which of those categories of damages are capable of precise calculation and which are difficult to accurately estimate, and then document how the liquidated damages amount is a reasonable estimate of those damages. If it turns out that all of the damages that will likely flow from a breach are, in fact, easy to calculate, a liquidated damages clause may simply be inappropriate.<\/p>\n

 <\/p>\n

Announcements<\/u><\/strong><\/p>\n

Fabyanske, Westra, Hart and Thomson, P.A.<\/strong> has been named among Minnesota Lawyer\u2019s<\/em> \u201cIn the Lead: Best Legacy Law Firms\u201d<\/a><\/strong><\/p>\n

For over four decades, Fabyanske, Westra, Hart & Thomson, P.A.<\/strong> has specialized in construction law, maintaining the most extensive practice of its type in the Upper Midwest. Its staff of 21 attorneys dedicate their expertise primarily to the construction sector, serving a diverse array of public and private clients ranging from contractors and suppliers to property owners and design professionals.<\/p>\n

Fabyanske, Westra, Hart & Thomson, P.A. <\/strong>is pleased to announce the following thirteen attorneys have been selected as Best Lawyers by their peers in the recent Best Lawyers\u00a9 <\/strong>publication, one of the oldest and most respected peer-review publications in the legal profession: Scott Anderson<\/a>, Mark Becker<\/a>, Hugh Brown<\/a>, Matt Collins<\/a>, Julia Douglass<\/a>, Rory Duggan<\/a>, Gary Eidson<\/a>, Kyle Hart<\/a>, Jeffrey Jones<\/a>, Jesse Orman<\/a>, Robert Smith<\/a>, Dean Thomson<\/a>, and Katie Welsch<\/a><\/strong>. Also, congratulations to Rob Smith <\/strong>for being named \u201cLawyer of the Year\u201d <\/strong>by Best Lawyers\u00ae <\/strong>for Litigation \u2013 Construction, Minneapolis (2027) and to Katie Welsch <\/strong>for being named \u201cLawyer of the Year\u201d <\/strong>by Best Lawyers\u00ae <\/strong>for Banking and Finance Law, Minneapolis (2027)<\/p>\n

Congratulations to Fabyanske, Westra, Hart & Thomson, P.A. <\/strong>attorneys who have been named The Best Lawyers in America: Ones to Watch (2027 Edition). <\/strong>They are Alexander Athmann <\/a><\/strong>and Colin Bruns.<\/a><\/strong><\/p>\n

\n

<\/a><\/p>\n

This discussion is generalized in nature and should not be considered a substitute for professional advice. \u00a9 2026 FWH&T.<\/em><\/h6>\n","protected":false},"excerpt":{"rendered":"

By By Robert L. Smith and Quinn G. McKush \u00a0Rob and Quinn are members of the firm\u2019s Construction Law Department. Rob can be reached at 612.359.7648 or RSmith@fwhtlaw.com Introduction Liquidated damages clauses are\u2026<\/p>\n","protected":false},"author":8,"featured_media":3267,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"footnotes":""},"categories":[7,51],"tags":[],"class_list":["post-5647","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-briefing-papers","category-robert-l-smith"],"acf":[],"yoast_head":"\nLiquidated Damages in Minnesota: Who has the burden of proof? - Fabyanske, Westra, Hart & Thomson<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/www.fwhtlaw.com\/blog\/2026\/10\/09\/liquidated-damages-in-minnesota-who-has-the-burden-of-proof\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Liquidated Damages in Minnesota: Who has the burden of proof? - Fabyanske, Westra, Hart & Thomson\" \/>\n<meta property=\"og:description\" content=\"By By Robert L. 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Smith and Quinn G. McKush \u00a0Rob and Quinn are members of the firm\u2019s Construction Law Department. 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