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What do Michigan landlord tenant laws say about repairs, deposits and rent escrow?

Michigan landlord tenant laws say that in every lease or license of residential premises the lessor or licensor covenants to keep the premises in reasonable repair (554.139(1)(b)), and in case of damage the landlord shall mail to the tenant an itemized notice of damages within 30 days after the termination of occupancy (554.609(1)).

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For property managers, landlords and HOA boards Sources read: 2026-10-29 Updated 2026-11-03

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Michigan landlord tenant day counts and terms, with sources

Days after the termination of occupancy for the landlord to mail an itemized notice of damages, in case of damage or other obligation against the deposit (554.609(1))30 daysstate (Michigan); statute text in force on the read day, 2026-10-29; Michigan Compiled Laws 554.609, read 2026-10-29
Days after termination of the occupancy within which the landlord may commence an action for damages claimed or return the deposit balance (554.613(1))45 daysstate (Michigan); statute text in force on the read day, 2026-10-29; Michigan Compiled Laws 554.613, read 2026-10-29
Days after receiving possession for the tenant to return the commencement inventory checklist, unless a shorter period is agreed (554.608(3))7 daysstate (Michigan); statute text in force on the read day, 2026-10-29; Michigan Compiled Laws 554.608, read 2026-10-29
Current term of at least 1 year at which the parties may modify the 554.139 obligations (554.139(2); leases or licenses of residential premises, 554.139(1))1 yearstate (Michigan); statute text in force on the read day, 2026-10-29; Michigan Compiled Laws 554.139, read 2026-10-29

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What repairs is a landlord responsible for in Michigan?

Section 554.139(1) opens with the words: in every lease or license of residential premises, the lessor or licensor covenants. Its item (a) reads “That the premises and all common areas are fit for the use intended by the parties.” (Michigan Compiled Laws 554.139), read 2026-10-29.

Item (b) of the same 554.139(1), for every lease or license of residential premises, reads “To keep the premises in reasonable repair during the term of the lease or license, and to comply with the applicable health and safety laws of the state and of the local unit of government where the premises are located, except when the disrepair or violation of the applicable health or safety laws has been caused by the tenants wilful or irresponsible conduct or lack of conduct.” (Michigan Compiled Laws 554.139)

Under 554.139(2), the parties to a lease or license of residential premises may modify these obligations only where it has a current term of at least 1 year.

When a Michigan rental needs a repair under the reasonable-repair covenant, such as a furnace or plumbing fix, a manager can post the job on InstaBids and get written bids.

How long does a landlord have to make repairs in Michigan?

Section 554.139, the covenant to keep the premises in reasonable repair in a lease or license of residential premises, names no number of days. For conditions left unabated in a dwelling regulated by the housing law of Michigan, 125.536(1) measures it by notice to the owner and a failure thereafter to make the necessary corrections: “When the owner of a dwelling regulated by this act permits unsafe, unsanitary or unhealthful conditions to exist unabated in any portion of the dwelling, whether a portion designated for the exclusive use and occupation of residents or a part of the common areas, where such condition exists in violation of this act, any occupant, after notice to the owner and a failure thereafter to make the necessary corrections, shall have an action against the owner for such damages he has actually suffered as a consequence of the condition.” (Michigan Compiled Laws 125.536), read 2026-10-29.

In an action to enforce the housing law of Michigan, under 125.534(5) the court may authorize the occupant to correct the violation and deduct the cost from the rent when the occupant is not the cause and is the complainant; if the occupant is the cause, the court may authorize the owner to assess the cost against the occupant or the occupant's security deposit.

For a housing-law correction an owner has had notice of, like a broken stair or a leaking pipe, a manager can describe the job once on InstaBids and compare written bids side by side.

How long does a landlord have to return a security deposit in Michigan?

In case of damage to the rental unit or other obligation against the security deposit, the landlord's duty in 554.609(1) reads “In case of damage to the rental unit or other obligation against the security deposit, the landlord shall mail to the tenant, within 30 days after the termination of occupancy, a notice of damages that contains an itemized list of damages claimed for which the security deposit may be used as provided in section 7, including the estimated cost of repair of each damaged property item and the amounts and bases on which the landlord intends to assess the tenant.” (Michigan Compiled Laws 554.609), read 2026-10-29.

Within 45 days after termination of the occupancy and not thereafter, the landlord may commence an action for a money judgment for damages claimed or return the balance of the security deposit (554.613(1)).

For move-out cleaning and repairs on a damaged unit before a deposit balance is returned, a landlord can post the make-ready job on InstaBids and compare written bids.

When can a tenant withhold rent over repairs in Michigan?

Michigan's housing law speaks of rent suspended into escrow, tied to a certificate of compliance: under 125.530(3) of the housing law of Michigan, “The duty to pay rent in accordance with the terms of any lease or agreement or under the provisions of any statute shall be suspended and the suspended rentals shall be paid into an escrow account as provided in subsection (4), during that period when the premises have not been issued a certificate of compliance, or when such certificate, once issued, has been suspended.” (Michigan Compiled Laws 125.530), read 2026-10-29.

Under 125.530(3) of the housing law of Michigan, that escrow rule on a certificate of compliance does not apply until the owner has had a reasonable time to apply for a temporary certificate, nor where the owner establishes the hazard conditions were caused by the occupant or occupants.

To get hazard conditions in a dwelling corrected, such as a roof leak or no hot water, a property manager can post the repair on InstaBids with photos and get written bids.

Who does Michigan landlord tenant law cover?

The security deposit act, 1972 PA 348, defines a landlord in 554.601(a), which reaches a person authorized to exercise any aspect of the management of the premises: “"Landlord" means any of the following: (i) The owner, lessor, or sublessor of a rental unit or the property of which it is a part. (ii) A person authorized to exercise any aspect of the management of the premises, including a person that, directly or indirectly, acts as a rental agent or receives rent, other than as a bona fide purchaser, and that has no obligation to deliver the receipts to another person.” (Michigan Compiled Laws 554.601), read 2026-10-29.

Under 554.601(g) of 1972 PA 348, “"Tenant" means an individual who occupies a rental unit for residential purposes with the landlord's consent for an agreed upon consideration.” (Michigan Compiled Laws 554.601)

Under 554.633(1)(a) of the truth in renting act, a rental agreement must not include a provision that waives or alters a remedy available when the premises violate the 554.139 covenants of fitness and habitability, and 554.633(3) makes such a provision void.

A manager who runs the premises for an owner can post each unit's habitability repair, from pest treatment to a water heater swap, on InstaBids and get written bids on one scope.

Michigan deposit rules a property manager works to

Section 554.608(3), unless the landlord and tenant agree to a shorter period, the tenant shall review the checklist and return 1 copy to the landlord within 7 days after receiving possession:

Unless the landlord and tenant agree to complete their inventory checklist within a shorter period, the tenant shall review the checklist, note the condition of the property and return 1 copy of the checklist to the landlord within 7 days after receiving possession of the premises.

Source: Michigan Compiled Laws 554.608, read 2026-10-29

Section 554.613(1), within 45 days after termination of the occupancy, the landlord may commence an action for damages claimed or return the balance of the security deposit:

Within 45 days after termination of the occupancy and not thereafter the landlord may commence an action in a court of competent jurisdiction for a money judgment for damages which he has claimed or in lieu thereof return the balance of the security deposit held by him to the tenant or any amount mutually agreed upon in writing by the parties.

Source: Michigan Compiled Laws 554.613, read 2026-10-29

What to put in a written repair scope for a Michigan rental

Download this checklist as text

Calling contractors one by one, or one written scope?

Calling contractors one by one gets as many ideas of the repair as calls. With one written scope tied to the 554.139(1)(b) covenant to keep the premises in reasonable repair in a lease or license of residential premises, you describe it once, contractors bid in writing on that scope, and you choose who gets your number.

Property managers can post a rental job on InstaBids today.

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