Utilities & Landlord Responsibilities in Michigan

Know exactly who pays for heat, water, electricity, and trash—plus what happens when the lights go out or the landlord stops paying the bill.

Tenant checks apartment radiator while snow falls outside

Michigan’s Habitability & Utility Basics

Michigan’s habitability standard (MCL 554.139) requires landlords to keep rental units “fit for the use intended,” which courts interpret to include essential utilities like heat, hot water, electricity, and sanitary facilities. Local housing codes add teeth, mandating:

If a landlord fails to provide these basics, tenants can pursue rent escrow, repair-and-deduct, or court orders—as detailed later in this guide. Remember that “habitability” is a non-waivable right: a lease clause saying “tenant responsible for boiler repairs” is unenforceable.

Who Pays What? (Responsibility Matrix)

A lease can shift utility payments to tenants, but only with clear written disclosure and no markup over provider rates (MCL 460.9b). Use the table below as your quick-reference guide:

Utility Responsibilities in Michigan Residential Leases
Utility Default Legal Duty When Landlord Can Shift Required Lease Language
Heat (gas, boiler, furnace) Landlord Written clause + separate meter “Tenant shall pay Consumers Energy gas bill directly”
Electricity Landlord Separate meter or sub-meter disclosure “Unit #2 has its own DTE account; tenant responsible”
Hot & Cold Water Landlord Rare—city often prohibits split “Tenant refunds water bill pro-rata within 10 days”
Cooking Gas Landlord Apartment has individual meter “Tenant establishes SEMCO Energy account at move-in”
Trash / Recycling Landlord Never—municipal lien attaches to owner Optional “Landlord pays curbside pick-up” assurance
Internet & Cable Tenant Standard practice N/A (usually handled by tenant)

Utility Shut-Off Rules & Timelines

Michigan Public Service Commission (MPSC) rules protect tenants from sudden disconnections. Providers must follow the timeline below even if the account is in the landlord’s name:

Provider Notice Minimum Days Before Shut-Off Winter Moratorium? Restoration Time After Payment
Initial Past-Due Reminder 10 days Yes Within 24 hours
Final Notice (“Pink Slip”) 7 days Yes
24-Hour Door Tag 1 day No
Medical Hold Notice 15 days extension Applies year-round
Senior / Active Military Hold 21 days automatic Yes 24 hours

The Winter Protection Plan (Nov 1 – Mar 31) bars heat shut-offs for seniors, low-income households, and active-duty military. Even outside winter, providers must restore service within 24 hours after payment or settlement.

Step-by-Step: Fixing Utility Problems

Follow this eight-step roadmap if your unit loses heat, power, or water:

  1. Re-read your lease to confirm stated responsibilities.
  2. Document the outage—take a thermometer photo, note exact time, save provider texts.
  3. Send a written notice demanding restoration within 24 hours.
  4. Call the utility to confirm if billing is in arrears or if there’s a line issue.
  5. File a complaint with the local housing inspector.
  6. Escrow rent under MCL 600.5634 until utilities are restored.
  7. Seek free mediation if the dispute stalls.
  8. Pursue small-claims or consult an attorney.

Sample Notice to Landlord

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

[Date]

RE: Loss of [Heat/Water/Electricity] in Unit

Dear [Landlord Name],

Pursuant to MCL 554.139, our apartment must remain fit and habitable. As of [time] on [date], the [utility] is unavailable, making the unit unsafe. Please restore service within 24 hours or I will pursue rent escrow and other legal remedies.

Sincerely,
[Your Signature]

Send via certified mail or hand-deliver with a witness. Generate a full template in our Sample Letters tool.

Negotiating Utilities Before Lease Signing

Utilities can become a hidden cost. Use these negotiation tactics before you sign:

Utility Cost Split Calculator

Wondering how to fairly divide utilities with roommates? Enter your numbers below.

Key Statutes & Further Reading

Frequently Asked Questions

No. Self-help shut-offs are illegal under MCL 600.2918. Tenants can claim triple damages and attorney fees. Call local police to document, then file in district court.

State code and most local ordinances require a minimum of 65 °F between September 15 and May 15. Lower temperatures violate habitability and justify rent escrow or emergency hotel reimbursement.

The landlord. If the account is in the owner’s name, any late fees or reconnection costs are their responsibility—even if the lease shifts normal monthly charges.

Yes, but only after providing written notice, allowing a reasonable cure period, and escrowing documentation. Courts favor tenants who escrow full amounts rather than unilateral deductions.

No. They are conveniences, not habitability necessities. However, if the lease promises “high-speed internet included,” failure to provide it could amount to a contract breach.

Use dated photos (thermometer reading, water not reaching 120 °F), copies of shut-off notices, certified mail to the landlord, and witness statements. Bring utility bills and any “tenant rights utilities” pamphlets from local agencies.

This guide is informational and does not constitute legal advice. Always review your lease and consult an attorney for guidance on your specific situation.