Michigan Repair-and-Deduct & Rent-Offset Calculator

Use this interactive tool to find out how much rent you can legally withhold—or credit back—when your landlord ignores essential repairs. Then follow our step-by-step guide to stay fully compliant with Michigan law.

Michigan renter inspecting leaking ceiling before repair

How Michigan’s Repair-and-Deduct Works

Michigan tenants may legally subtract certain repair costs or loss-of-service credits from rent when a landlord fails to fix essential services—think heat or running water—within a reasonable time after notice. The authority stems from MCL 554.139 (habitability) and decades of district-court decisions that shaped the “repair-and-deduct” remedy.

In practice, the process unfolds in three broad steps: (1) give written notice describing the defect and a deadline, (2) pay a qualified professional or endure the outage, documenting every day without service, and (3) apply either a cost credit (actual receipt) or a rent offset (daily value) to your next rent payment. The calculator below crunches both numbers so you stay under the statutory cap—half a month’s rent or $200, whichever is greater.

Rent-Offset Calculator

This tool is for educational use, not legal advice.

Key takeaway: Combine daily-value credits with actual repair receipts, but never exceed the greater of $200 or half a month’s rent per incident.

Eligibility Checklist

Not every inconvenience qualifies—Michigan’s rent offset applies only when the defect hits essential services or health and safety.

  • You are the named tenant on a residential lease located in Michigan.
  • The problem affects heat, water, electricity, sanitation, or basic structural safety.
  • You provided timely written notice and allowed a reasonable window for repair (often 14 days).
  • Your repair invoice or days-without-service log is well documented.

Quick quiz: If the stovetop fails but your microwave still works—does it count? Yes. Michigan courts regard a stove as an essential cooking facility.

Key takeaway: Eligibility hinges on essential services—heat, water, electricity, sanitation, and structural safety.

Notice Requirements

A solid paper trail starts with a two-step notice strategy.

Step 1: Send an initial defect letter the day you spot the problem. Step 2: If nothing happens, follow up seven days later with an “intent-to-repair-and-deduct” notice. Certified mail or USPS certificate of mailing is safest, but email or text may suffice if your lease expressly permits electronic communication.

Copy-and-paste phrasing and envelope tips live in our repair-notice template.

Key takeaway: Two concise, dated notices give you leverage and protect against “no notice” defenses.

Cost Caps & Timing

Michigan caps out-of-pocket repairs at the larger of $200 or half one month’s rent per incident.

Monthly RentHalf-MonthStatutory Cap (greater of $200 or ½ rent)
$600$300$300
$900$450$450
$1 200$600$600
$350$175$200

Best practice is to keep combined credits below half a month across two consecutive periods. Beyond that, courts become skeptical and landlords accelerate eviction.

Key takeaway: Stay within the statutory cap—exceeding it invites legal headaches.

Documentation Tips

Receipts win cases; guesses lose them.

  • Snap time-stamped photos or videos before and after repair.
  • Store original invoices and a scanned PDF backup.
  • Maintain a “repair diary” detailing dates, temperatures, and any interim costs (space heaters, hotel).
  • Keep all landlord communications—texts, emails, voicemail—exported as PDFs.

We’re building a downloadable repair log generator on our upcoming tools-resources page—bookmark it for easy record-keeping.

Key takeaway: Courts trust receipts and timelines more than personal recollection.

Sample Letter You Can Copy

[Your Name]
[Address]
[City, MI ZIP]
[Date]

Dear [Landlord Name],

On [date], I notified you that the [describe problem].
Because the defect remains unresolved, I will arrange repair
on or after [date seven days from today] and deduct the cost,
or offset rent for each day the service remains unusable,
as allowed under Michigan law.

Please contact me immediately to schedule repairs.

Sincerely,
[Your Name]

Attach copies of estimates only—keep originals for court.

Key takeaway: A concise, dated second notice preserves your right to deduct.

Landlord Response & Next Moves

Landlords generally fix, negotiate, or retaliate—know how to handle all three.

  • If repaired: Pay full rent, thank them in writing, and close your file.
  • If partially fixed: Prorate rent using the calculator for the remaining defect.
  • If ignored or retaliated: Repeat documentation, apply offset, and consider small claims.

Retaliation—like a sudden eviction threat—can be illegal. Review our retaliation protections guide for countermeasures.

Key takeaway: Your record-keeping plus calm follow-through defuses most conflicts.

Small-Claims & Preventive Maintenance

If you spend the money, you can sue to get it back—here’s how.

Michigan small-claims courts hear cases up to $6 500. File form DC-84, pay the $30-$75 fee, serve your landlord, and bring receipts, photos, and witness statements. If your claim is higher, consider district-court civil division or negotiate a stipulation.

Prevent future disputes by performing tenant-level upkeep—changing HVAC filters, tightening leaky supply lines, and promptly reporting minor issues before they snowball.

Key takeaway: Well-timed small-claims filings recoup costs, while routine maintenance reduces them.

Frequently Asked Questions

Usually no. Michigan courts focus on “essential services.” A dishwasher, while convenient, does not rise to the level of health or safety necessity like potable water or heat. Still, you may write the landlord and negotiate a temporary rent credit, especially if your lease promises a functioning dishwasher. Document the outage so you can argue diminished value—even if full statutory offset is unlikely.

File an answer within seven days stating “payment withheld under repair-and-deduct doctrine” and attach copies of notice letters, receipts, and calculator printouts. Judges often pause proceedings to review documentation. If your offset stayed within statutory caps and notices are solid, eviction for non-payment generally fails. Consider mediation—landlords sometimes prefer settlement over uncertain trial outcomes.

Legally you need a licensed pro for electrical, plumbing, or structural work. Minor items—changing a lockset or installing weather stripping—don’t require licensure, but keep receipts for materials. Using a handyperson without a license on regulated trades can shift liability onto you, so verify credentials when in doubt.

While Michigan law doesn’t give an exact hour count, courts treat loss of heat between October 1 and April 30 as an emergency. Twenty-four hours is the usual expectation. After that, tenants may secure space heaters, a hotel, or arrange repair and bill the landlord. Document temperatures daily to support any offset.

Possibly. Some corporate landlords report gross rent as unpaid even when you legally offset. Protect yourself by sending the offset calculation and receipts with your rent payment, preferably via certified mail, and keep proof of delivery. If a negative mark appears, dispute it with the credit bureau, citing Michigan’s repair-and-deduct rights and providing your supporting documents.

Need a deeper dive into everyday upkeep? See our complete Maintenance & Repairs guide.