Knowing your rights as a renter (often referred to as tenant rights) helps protect you from housing discrimination or unfair practices like rent or fee gouging. It also helps ensure you always have a clean, safe place to live and that there's no confusion about which responsibilities are yours and which are your landlord's.
Every state's laws are a little different; read on for details about Michigan's.
While lease agreements tend to be pretty lengthy, we strongly recommend you get yourself a tasty beverage, find a comfortable chair, and read the lease—at least three times. If this is your first time renting or the lease feels especially overwhelming, fear not. We’ll walk you through a couple of things to look out for.
As a renter, you have essentially agreed to pay a monthly rent to the owner of the house or apartment serving as your home. First and foremost, pay this rent! By signing a lease, you’re contractually obligated to submit this payment each and every month that you live at this home.
While rent is your number one responsibility, there may be other things that you need to take care of, depending on what you agree to in your rental agreement/lease. For example:
- Yardwork (Cutting the grass, trimming the trees, etc.)
- Renter insurance
- Cable & Internet
- Snow removal (if applicable)
Depending on how your lease reads, you may be expected to pay for or perform the work yourself. If you’re not comfortable doing so, try to negotiate in advance of signing a lease. (Some cities also required landlords to cover the cost of certain utilities so check your city or state website to confirm.) It’s okay if you are not comfortable paying for or performing these responsibilities—try and negotiate with the landlord if possible. If you cannot come to an agreement on the terms of the lease agreement, shop around for a home and landlord that is willing to work with you.
Your landlord's responsibilities
Your landlord’s responsibilities begin when the lease is signed and continue until shortly after you move out. At a minimum, the landlord is responsible for providing you with an acceptable place to live. This means the rental unit must be, by legal standards, relatively clean and safe.
The landlord must also take care of things like trash and utilities (basically, everything mentioned above under “Renter Responsibilities”) unless they’ve been specifically outlined as your responsibility in the lease. If there’s no language in the rental agreement that specifically requires you, as the renter, to mow the grass outside your rental unit, it is safe to assume that your landlord will take care of it. If there is any confusion about who is responsible for what, it’s a good idea to talk with your landlord before signing the lease.
Under Michigan law, landlords are also required to share specific information with tenants, like which deposits or fees are non-refundable and who is allowed to perform work on your unit on behalf of the landlord. Landlords will generally satisfy this legal requirement by noting it somewhere in the lease agreement. Michigan is quite unique with respect to their notice requirements, as the rental agreement must prominently show the following notice in a font no smaller than 12-point size and not smaller than ⅛ inch (MCL 554.634):
“NOTICE: Michigan law establishes rights and obligations for parties to rental agreements. This agreement is required to comply with the Truth in Renting Act. If you have a question about the interpretation or legality of a provision of this agreement, you may want to seek assistance from a lawyer or other qualified person.”
Rental repairs and maintenance
In general, most landlords want to keep their rental units in decent shape. The longer they delay repairs, the more it costs them in the future. Here's Roost's guide on how to request repairs from your landlord, and here’s what you need to know specifically about Michigan:
- Landlords are generally allowed to enter your rental unit to make repairs and while no advance notice is required by law, the norm is at least 24 hours prior notice by landlords.
- If a landlord does not fix a much-needed repair, you do have some options as a renter. A tenant can withhold rent in an escrow account or repair and deduct from the rent payment.
Who’s usually responsible?
A leak in the roof or ceiling
Paint mistakenly splashed on the walls
Broken steps to the front door
Light bulbs burned out in your unit
Broken water heater or dishwasher
Power outage due to loose wiring
Rental security deposits
In Michigan, there is a limit on the amount of security deposit a landlord can require. The maximum amount they can charge is 1.5 times the monthly rent amount. (For alternatives to paying a full upfront security deposit, check out companies like Rhino and The Guarantors.) Landlords are also required to deposit the security deposit with a regulated financial institution and secure the deposit with a surety bond with the Secretary of State if the landlord wishes to use the deposit money for any purpose (MCL 554.604).
When do you get your security deposit back after you move out? Assuming you leave your unit in good shape and have not missed any rent payments, your landlord must return your security deposit (minus any deductions) within 30 days after you have moved out of the rental unit. (Michigan Legislature Section 554.609) Read Roost's How to get your security deposit back for a few extra tips.
Rental agreements: rent increases, payment, and fees
If you are entering into a new rental situation, it’s very important to understand the financial side of your new living arrangement. While most people tend to base their decision on the rent amount, don’t be surprised if your landlord requires you to pay other fees. These include:
- Security deposit - allowed under state law, but must not exceed 1.5 times the monthly rent and must follow state law on holding/use of the deposit.
- Screening fee - there is no legal maximum a landlord can charge for this type of fee in Michigan.
- Late rent fees - there is no legal maximum a landlord can charge for this type of fee in Michigan, however, state law does prevent fees and charges for consumers under a contract that may be considered “penalizing” in nature. As such, late fees must be reasonably in line with the expense to the landlord for receiving payment late.
- Cleaning fee - there is no legal maximum a landlord can charge for this type of fee in Michigan.
- Application/reservation fee - there is no legal maximum a landlord can charge for this type of fee in Michigan.
- Rent increases - rent increases are permitted in Michigan to cover increases in property taxes, charges for electricity, heating fuel, water, sanitary sewer services, liability premiums, fire, or worker compensation insurance. Notice for these increases must be provided at least 30 days prior.
- Pets - Check your lease before you get a pet. Michigan law doesn’t require landlords to accept pets, and if you don’t get permission in advance, it can be considered a violation of your lease and be cause for eviction. Additional pet rent or pet security deposit is not uncommon.
- Emotional support and service animals - If you have a mental or emotional disability, federal laws state landlords must make “reasonable accommodations”, which can include an emotional support or service animal. There are a few exceptions and this tends to be a pretty tricky area for both renters and landlords to navigate together, so be upfront about what you need and follow all required steps. Landlords cannot charge you extra for an emotional support or service animal.
Read Roost's What to know before signing that rental lease for additional tips.
Rent termination and eviction
Once you’ve moved into your rental unit, the place is yours until your lease is up, your landlord terminates the rental agreement early, or you’re evicted. Eviction is an unpleasant process for everyone, so it’s best for you and your landlord to do everything you can to avoid it. Being evicted makes it hard to find housing, can affect your credit, and does not relieve you from paying rent unless the landlord finds someone new to move in.
Michigan renters are permitted to terminate a lease early if they fear they are in danger of domestic violence, sexual assault, or stalking while a tenant at that rental unit (MCL 554.601b). Additionally, if a landlord violates a lease agreement, the tenant can provide a 20-day notice to have the issue fixed, or else terminate the lease and move out (MCL 554.636)
Your landlord can only evict you under certain circumstances. The most common reasons for eviction are missing rent or violating the lease (unauthorized pets or occupants--things like that). However, they can’t simply change the locks, dump your stuff on the front yard and kick you out. In order to legally evict you, a landlord must follow proper procedures and serve you an eviction notice before you are required to move out of your rental unit. The process includes:
- For non-payment of rent, a landlord must provide 7 days’ notice for the tenant to cure
- For illegal drug activity, a landlord must provide 24 hours notice to vacate the premises
- For other lease violations, a landlord must provide 30 days’ notice to cure
- If a tenant does not abide by these above notices, the landlord can file for eviction with the proper court in their jurisdiction
- Once a court date is established with the court, the renter must be served a summons for the court date no later than 3 days from when the landlord gets the court date
- The tenant and landlord can attend the court hearing to argue for/against the eviction
- And, if your landlord has legal grounds to evict you, they have to provide proper notice and give you sufficient time (10 days) to move your stuff out. If you haven’t moved your stuff out after 10 days, they can dump your property on the curb for 48 hours. After that, they can dispose of the property.
Renting with roommates
Sometimes your roommate situation just doesn’t work out. Unfortunately, you’re both responsible for the lease, and in many ways, you’re both responsible for each other’s actions. Depending on how your rental agreement is written, if your roommate bails, you could be stuck having to pay the full rent on your own. While you can use legal action to go after your former roommate, you may still have to pay full rent when it’s due.
One of the most common questions that arise when there’s a problem with a roommate is whether you can evict them. In short: no. If your roommate’s name is on the lease as a tenant, you cannot kick them out, so sending an eviction notice would be pointless. If they are not on the lease, they may not be considered a tenant, which technically means they don’t have any legal obligations to fulfill in regards to your lease anyway.
Rental housing discrimination
Thanks to Fair Housing laws in Michigan, you’re protected from discrimination when applying for rental (42 U.S.C. 3601). This means that the landlord or property manager can’t base their decision any of the following:
- National Origin
- Gender Identity
- Marital Status
- Sexual Orientation
- Presence of Children
- Military/Veteran Status
Despite these protections, some people find a way to use a negative background check or a credit report as cover for discrimination. If you feel like any of the above factors were actually the reason why you were denied a place, you may want to talk with an attorney.
A number of states have stepped up to make sure renters can stay in their homes even if they’re struggling to make rent during the COVID-19 pandemic. Michigan is doing the same by placing a moratorium on all evictions for the time being. The original moratorium has been extended to July 15, 2020.
Included in the Executive Order, it prevents landlords from
- Making tenants move to a lesser unit
- Using unlawful means to make tenants leave the rental unit
- Taking legal action for eviction
- An exception to this anti-eviction order would be a tenant that “poses a substantial risk to another person or imminent and severe risk to the property.”
Note: You may be able to forego paying rent and not be forced out of your home right now but it doesn’t mean you’re clear of future legal claims against past due rent. Additionally, it does not relieve renters from the obligation to pay the rent if possible. For additional resources available to Michigan renters that may not be able to pay the rent and are being threatened with an eviction, learn more.
The Trump administration recently announced a new executive order for a rent moratorium through the end of the 2020 year. The order was put forward by the Centers for Disease Control to help prevent Covid-19 spread. Under the updated directive, families must prove they tried to pay their rent and that eviction would force them into a shelter or close quarters with others. If this covers you, then you’ll need to attest to your situation and a substantial loss of income on a form. Forms are to come available via the CDC website.
The order does not waive any rent debt — it just defers it — still leaving many renters vulnerable. And, it still allows landlords to charge fees, penalties, and interest, according to the draft document posted on September 1st.
The executive order covers more renters than the former CARES Act moratorium which only protected those living in housing with a federally backed mortgage loan, public housing, Section 202 housing for the elderly, Section 811 housing for people with disabilities, rural rental housing, Section 8 Housing Choice Voucher, USDA housing voucher, or VA voucher. That Act protection expired on July 25, 2020.
The executive order covers more renters than the former CARES Act federal moratorium on evictions which only protected those living in housing with a federally backed mortgage loans, public housing, Section 202 housing for the elderly, Section 811 housing for people with disabilities, rural rental housing, Section 8 Housing Choice Voucher, USDA housing voucher, or VA voucher. That Act protection expired on July 25, 2020.
Stay tuned... Congress is currently working on a bill called the CARES Act 2, which could afford more protection for renters if passed.
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If you need some more information, check out some of the resources listed below:
State rules and regulations
Your renters rights, in your state.
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- Washington, D.C. Renters Rights
You probably already know that we’re not a law firm, but just to make sure we get this out of the way: We can’t provide any advice or opinions about possible legal rights, remedies, defenses, options, selection of forms, or strategies. And by hanging out with us here at Roost, you agree to our Legal disclaimer.