Detroit / Jurisdiction guide

Which rules protect you in Detroit? Michigan and city law explained

By Homzora Team · September 26, 2026

Detroit renters are protected by Michigan law and by some of the city's own programs, including its rental certificate system, a rent escrow program and a free lawyer for eligible tenants facing eviction. This guide explains how the layers fit together and where to get help, with a source for every rule.

Step one: is the home in the city of Detroit?

The Detroit area includes many separate cities, such as Dearborn, Hamtramck, Highland Park, Southfield and Warren. Michigan law applies to all of them, but Detroit's certificate, escrow and right to counsel programs apply to homes in the city of Detroit. Check the exact address before you rely on any local program, because a mailing address alone is not a reliable guide.

Layer one: Michigan law

Michigan prohibits local governments from enacting, maintaining or enforcing rent control^[1], so there is no cap on rent increases. For a month to month tenancy, either side may end it with one month's notice.^[2] Beyond that, Michigan gives renters several core protections.

Fit and repaired: The landlord must keep the home and common areas fit for the use intended and in reasonable repair, and comply with state and local health and safety laws, except for damage caused by the tenant's willful or irresponsible conduct.^[3]
Deposits: No more than one and a half months' rent, with a written notice within 14 days of move in, an inventory checklist, an itemized list of claimed damages within 30 days after the tenancy ends, and double the deposit if the landlord fails to comply.^{[4][5][6][7][8]}
Truth in Renting: Leases must include a notice in type of at least 12 points stating that Michigan law establishes rights and obligations, and give the name and address for notices to the landlord.^[9]
Source of income: Since April 2, 2025, landlords may not discriminate based on the source of a tenant's lawful income, and must count housing vouchers when applying income requirements.^[10]

Retaliation and lockouts

If a tenant tried to enforce their rights, for example by complaining about conditions, within the 90 days before an eviction case was filed, Michigan law presumes the eviction is retaliatory, and the landlord must prove otherwise.^[11] A landlord may not change the locks, remove a tenant's belongings or shut off heat, water, electricity or gas to force a tenant out. A tenant can recover actual damages or $200 for each occurrence, whichever is greater, and three times actual damages or $200 for forcible entry or detainer.^[12] A tenant has 90 days to sue to recover possession and one year to sue for damages.^[12]

Layer two: Detroit's rental rules

Detroit requires rental properties to be registered, inspected and issued a Certificate of Compliance.^[13] Amendments approved in October 2024 and effective January 1, 2025 made certificates valid for three years and provided that landlords without a certificate cannot legally collect rent; they also allow tenants to keep escrowed funds if the landlord does not reach compliance.^[14]

The city's escrow program is open to tenants whose unit has no Certificate of Compliance or has documented code violations that threaten health or safety. Rent must be current, or brought current within three business days. The city's building department usually inspects within about three business days, funds are held for up to 120 days, there is no application fee and landlord retaliation is prohibited.^[15]

Eviction notices and court

For unpaid rent, the landlord must serve a written demand for possession, and the tenant has seven days to pay before an eviction case can be filed.^[16] Eviction cases in Detroit are heard at the 36th District Court, 421 Madison. When filing, the landlord must include proof of a Detroit Certificate of Compliance, and a tenant raising defenses under the city code may be asked whether they have paid rent into an escrow account.^[17]

Detroit's Right to Counsel program provides a free lawyer at the 36th District Court for tenants whose household income is up to 200 percent of the federal poverty level. At the hearing, tell the judge you want a lawyer; for in person hearings, lawyers are available in room 417.^[18] The ordinance creating the program was approved in May 2022.^[18]

Read every notice the day it arrives and seek help immediately. If you have paid rent into escrow, bring proof to court.

Go to every hearing, even if you think you owe the rent. Missing a hearing can lead to a default judgment, while attending gives you the chance to ask for a lawyer, raise any defenses, such as a missing certificate or retaliation, and discuss a payment agreement. Bring your lease, payment records, repair requests, photographs and any escrow receipts, arranged in date order, so the lawyer or judge can understand your situation quickly.

The deposit timeline, step by step

At move in: the landlord gives you an inventory checklist, and you return it completed within seven days of taking possession.^[6]
Within 14 days of move in: the landlord gives you written notice of its name and address and where the deposit is held.^[5]
Within four days after moving out: you give the landlord a forwarding address in writing.^[19]
Within 30 days after the tenancy ends: the landlord mails an itemized list of any damages it claims.^[7]
Within seven days of receiving that list: you respond by mail, or lose the amount claimed.^[7]
Within 45 days after the tenancy ends: the landlord must file in court to keep any disputed amount, or return it; a landlord that fails to comply can owe double the amount kept.^[8]

Each deadline matters, and missing one can cost either side money. Put them in your calendar at move in and at move out.

If the home has no certificate

If you discover that your home lacks a Certificate of Compliance, or has code violations that threaten your health or safety, the city's escrow program is the main practical tool. Keep your rent current, since that is a condition of the program, and apply through the city.^[15] The building department usually inspects within about three business days, and funds are held for up to 120 days while the landlord works toward compliance.^[15] If an eviction case is filed, the court will expect the landlord to show proof of a certificate.^[17]

Lead safety rules

Detroit's rental ordinance places particular emphasis on lead safety. Properties that have been fully abated receive a certificate valid for seven years, properties relying on interim lead controls need a risk assessment every three years, and landlords can face fines of up to $2,500 if a child in the unit tests positive for elevated blood lead.^[13] Federal law separately requires disclosure of known lead hazards in most housing built before 1978.^[20]

Basement flooding and claims

Detroit has experienced serious flooding, including a federally declared disaster after storms in June 2021.^[21] If sewage backs up into a home because of a problem with a public sewer system, Michigan law requires a written claim to be given to the responsible government agency within 45 days after the damage is discovered.^[22] The city's Basement Backup Protection Program helps some owners and landlords, but renters are not eligible.^[23] After a flood, report damage to the landlord in writing, photograph everything and act quickly on any claim.

Late fees and entry

Michigan does not set a statutory cap on late fees or a general rule on how much notice a landlord must give before entering, so the lease usually governs both, although a court may refuse to enforce an unreasonable late fee.^[24] Read these clauses before you sign, and ask for reasonable terms to be written in.

Utilities and winter protection

Michigan protects eligible customers aged 65 and older and customers with low incomes from utility shutoffs between November 1 and March 31, if they pay a set share of their estimated annual bill each month and apply for heating assistance.^[25] A landlord also may not shut off heat, water, electricity or gas to force a tenant out.^[12]

Common misunderstandings

"Detroit caps rent increases." It cannot; state law forbids local rent control.^[1]
"My landlord can collect rent without a certificate." Since January 1, 2025, a landlord without a certificate cannot legally collect rent.^[14]
"I can simply stop paying rent over repairs." Use the city's escrow program, which requires your rent to be current.^[15]
"I can't get a lawyer for my eviction." Eligible Detroit tenants have a right to a free lawyer at the 36th District Court.^[18]

Working out your own situation

Confirm that the home is inside the city of Detroit.
Ask for the Certificate of Compliance and note its date.
Check that your lease includes the Truth in Renting notice and a notice address.
Keep the deposit notice and your completed inventory checklist.
Keep every notice you receive with the date and method of delivery.

Where to get help

Detroit's Housing Resource HelpLine can be reached at 866 313 2520, and property complaints can go to the city's building department at 313 628 2451.^[18] Eligible tenants facing eviction can ask for a free lawyer at the 36th District Court.^[18] Michigan Legal Help also explains the right to counsel program and who qualifies.^[26]

Your completion record

Address inside the city confirmed
Certificate of Compliance status
Truth in Renting notice and notice address
Deposit notice and inventory checklist
Escrow eligibility if repairs are needed
Contact for legal help

Keep this record with your lease. See the budget guide to plan for renewals, and the Detroit data page for local figures.

Sources and official resources

Use the planning tools · All Detroit guides