Michigan Tenant Repair Rights & Maintenance Guide

Know who fixes what, how long landlords have, and how to legally repair-and-deduct when they don’t.

Tenant documents a leaking kitchen faucet before requesting repairs in a Michigan rental

Why Your Repair Rights Matter

A burst pipe on a January night can soak your belongings in minutes—and rack up hundreds in water damage by dawn. Under Michigan’s habitability laws, landlords must fix essential services such as heat and water within a “reasonable time.” One Detroit study found 46 % of renter complaints involved unresolved repairs lasting more than 30 days. Knowing the rules gives you leverage to protect health, safety, and your wallet.

Landlord vs Tenant Duty Matrix

Who Handles What? (Default Rules—Lease May Override)
ItemLandlord (L)Tenant (T)Shared
Structure & RoofL––
Heat, Plumbing, ElectricL––
Major Appliances (if provided)L––
Lawn & Snow–TLease decides
Light Bulbs / Batteries–T–
Tenant-Caused Damage–T–
Pest ControlL*T*Depends on cause

*Pest control: Landlord pays unless infestation results from tenant’s poor sanitation—then costs can shift.

Michigan Habitability Law: Understanding MCL 554.139

MCL 554.139 requires landlords to keep rental premises “fit for the use intended,” maintain common areas, and supply heat, water, and other essential services. Courts usually check these five factors:

  • Working heat, hot water, and electricity
  • Sound roof and foundation (no leaks, structural sag)
  • Sanitary plumbing and sewage disposal
  • Reasonably safe stairs, rails, and common areas
  • Doors/windows that lock to deter crime

Failing any of these can justify tenant remedies, including rent withholding or court-ordered repairs. For deeper analysis, see our upcoming habitability standards guide.

Ordinary vs Emergency Repairs

An emergency repair threatens health, safety, or property (think furnace outage at 10 °F). Everything else—loose cabinet hinge or stained carpet—falls under ordinary maintenance.

“Reasonable Time” Expectations
IssueRecommended Fix WindowStatutory / Guideline Source
No heat in winter (<40 °F)24 hoursAG Consumer Housing Guide
Burst pipe / major leak24 hoursCommon-law habitability
Leaking roof7 daysIndustry standard
Broken appliance (non-essential)14 daysJudge‐adopted schedules
Cosmetic wall damage30 daysReasonableness test

These windows aren’t iron-clad statutes, but judges regularly reference them when assessing what’s “reasonable.”

Reporting Repairs & Building a Rock-Solid Paper Trail

Courts love documentation. Follow this recipe:

  1. Photograph the defect with date/time overlay.
  2. Email the landlord describing issue, impact, and requested fix deadline.
  3. Mail a certified letter if no response in 48 hours. Keep USPS receipt.
  4. Log every follow-up in a spreadsheet: date, time, who you spoke with.
[Your Name]
[Unit Address]
[Date]

Dear [Landlord Name]:

I am requesting repair of the furnace, which stopped producing heat on 01/15/2025 at 8 p.m. 
Please restore heat within 24 hours as required by MCL 554.139. 
I will make the unit available at any reasonable time.

Sincerely,
[Signature]

Send the original, keep a copy, and staple the USPS green card to your log. More on templates in our Sample Letters tool.

Step-by-Step: How to Legally Repair and Deduct in Michigan

  1. Send a written repair request and wait a “reasonable time” (use table above).
  2. Send a 7-day warning letter announcing intent to repair and deduct.
  3. Hire a licensed contractor—collect a paid receipt.
  4. Pay the lower of the repair cost or one month’s rent.
  5. Deduct that amount from the next rent payment and attach copies of the receipt.
  6. Keep originals for court in case the landlord disputes.

Michigan courts generally cap deductions at the smaller of actual repair cost or one month’s rent.

Repair Request Timeline at a Glance

Request
Day 0
Reminder
Day 3
7-Day Warning
Day 7
Repair & Deduct
Day 14+
Court / Escrow
Day 30+

Actual days flex by urgency—heat outages skip straight to Day 1 warning.

Repair Cost Offset Estimator

Enter your monthly rent, the repair’s price, and how many days you’ve gone without the service. We’ll calculate the maximum you can legally withhold or deduct under Michigan’s “reasonable value” rule.

Disclaimer: Calculator provides informational estimates—not legal advice.

What If It Still Isn’t Fixed?

If the defect lingers beyond your warning letter:

  • Call code enforcement. Cities like Grand Rapids issue correction orders within 48 hours for safety violations.
  • Open escrow at district court under MCL 600.5634. Clerk holds rent until repairs are confirmed.
  • File small-claims up to $8,000 for reimbursement—see our small-claims guide.
  • Remember anti-retaliation rules. A landlord can’t evict you within 90 days of filing a repair complaint—details in eviction process.

Frequently Asked Questions

Courts rarely allow full withholding unless the unit is wholly uninhabitable (e.g., no heat, no water, severe mold). Most judges permit prorated amounts matching the loss of value—our estimator above shows how that works.

If you retain some rent, the landlord may assess late fees, but you can contest them by showing good-faith repair efforts and documentation. Judges often waive late charges on disputed amounts.

If pests originate from building issues (cracks, sewer), the landlord pays. If caused by tenant hygiene, costs shift to you. Always request an inspection report to prove origin.

Michigan custom requires a licensed contractor for most repair-and-deduct actions. Using an unlicensed relative risks rejection of your deduction in court.

Generally no, but during medically required situations—or when included in lease as provided amenity—failure to fix can justify partial rent offset.

Document pre-existing condition photos, gather witness statements, and request the landlord’s written estimate. You can dispute liability in small-claims or through mediation.

This guide provides general legal information, not legal advice. Consult a qualified attorney for advice about your specific situation.