1. Lead-Based Paint Disclosure
If this property was built before 1978, the following applies:
- Month2Month will disclose any known lead-based paint or lead-based paint hazards in the property prior to lease execution.
- Month2Month will provide all available records and reports pertaining to lead-based paint in the property.
- The tenant will receive a copy of the EPA-approved pamphlet "Protect Your Family from Lead in Your Home."
For more information: National Lead Information Center at 1-800-424-LEAD (5323) or www.epa.gov/lead.
2. Security Deposit
Deposit Limits
Pursuant to MCL §554.602, the security deposit may not exceed one and one-half (1.5) times the monthly rent. This is a mandatory cap under Michigan law.
Deposit Holding Requirements
Pursuant to MCL §554.603, the landlord must:
- Deposit the security deposit in a regulated financial institution (bank, savings and loan, or credit union).
- The deposit must not be commingled with the landlord's personal funds.
- Within 14 days of the tenant's occupancy, notify the tenant in writing of the name and address of the financial institution where the deposit is held.
Permitted Uses
Your security deposit may be used for: unpaid rent; damage to the property caused by the tenant beyond ordinary wear and tear; cleaning costs to restore the unit to move-in condition (ordinary wear and tear excepted); and other amounts owed under the lease agreement.
Return of Deposit
Pursuant to MCL §554.609, within 30 days after the termination of the tenancy and the tenant's return of possession, Month2Month will either return the full security deposit or provide an itemized list of damages with the remaining balance. If the landlord's estimated costs are used (because final costs are not yet available), the estimated itemization must be provided within 30 days, with a final accounting within 30 days after completion of repairs.
Consequences of Non-Compliance
If a landlord fails to comply with the Security Deposit Act, the tenant may recover up to two times the amount of the security deposit, together with reasonable attorney's fees and court costs.
Move-Out Procedures
- Provide proper written notice of intent to vacate as required by your lease.
- Return all keys and access devices to Month2Month.
- Leave the property in clean condition, removing all personal belongings and trash.
- Provide a forwarding address in writing for return of your deposit.
3. Landlord Identity and Address Disclosure
Pursuant to MCL §554.608, the landlord must disclose to the tenant in writing at or before the commencement of the tenancy:
- The name and address of the owner or the owner's authorized agent for purposes of receiving notices and demands.
- The name and address of the financial institution holding the security deposit and the address of the account.
Your lease agreement contains the specific owner information, property manager contact information, emergency maintenance contact, and the person authorized to receive service of process for your property. Month2Month serves as the property manager for all properties in our portfolio.
General Contact: [email protected]
4. Move-In Condition Checklist
Pursuant to MCL §554.608, Month2Month is required to and will provide you with a detailed move-in condition checklist that documents the condition of the premises at the time of move-in. This checklist is a critical document under Michigan law.
Your Rights Regarding the Checklist
- You will receive the checklist at or before the time of move-in.
- You have the right to inspect the premises and note any existing damage, defects, or conditions.
- You should review the checklist carefully, add any additional observations, and sign and return a copy to Month2Month within the timeframe specified.
- You will receive a copy of the signed checklist for your records.
Why the Checklist Matters
The move-in checklist establishes the baseline condition of the property. At move-out, the property will be compared against this checklist. Any damage not noted on the original checklist may be attributed to the tenant's tenancy and could result in deductions from the security deposit. Conversely, damage that was documented on the move-in checklist cannot be charged to you.
What the Checklist Covers
The checklist will document the condition of all rooms, walls, ceilings, floors, windows, doors, fixtures, appliances, furniture (for furnished units), landscaping, and any exterior areas included in the lease. Month2Month will also take photographs to supplement the written checklist.
5. Smoke Detectors
All Month2Month rental properties in Michigan are equipped with operable smoke detectors installed in compliance with Michigan law and the Michigan Residential Code. Smoke detectors are installed in each sleeping room, outside each sleeping area, and on every level of the dwelling including basements.
Tenant Responsibilities
- Do not disable, disconnect, cover, or tamper with any smoke detector. Tampering with smoke detectors is a violation of Michigan law.
- Test all devices monthly by pressing the test button.
- Report immediately if any device is chirping, not functioning, or missing.
- Do not remove batteries.
Carbon Monoxide Detectors
Month2Month installs carbon monoxide detectors in all properties with fuel-burning appliances (furnaces, water heaters, gas stoves), fireplaces, or attached garages as required by the Michigan Residential Code and as a safety best practice. If the carbon monoxide alarm sounds, evacuate immediately and call 911.
Month2Month is responsible for ensuring all devices are operable at the beginning of each tenancy and for maintaining them throughout, including replacing batteries and units as needed.
6. Truth in Renting Act
The Michigan Truth in Renting Act (MCL §§554.631–554.641) prohibits the inclusion of certain provisions in residential lease agreements. Key protections include:
Prohibited Lease Provisions
- Waiver of rights: A lease may not require a tenant to waive rights provided under Michigan law, including the right to a habitable dwelling, proper notice before entry, or the right to recover a security deposit.
- Confession of judgment: A lease may not contain a provision allowing the landlord to confess judgment against the tenant (i.e., take a judgment without going to court).
- Waiver of jury trial: A lease may not require the tenant to waive the right to a jury trial in any action related to the lease.
- Exculpatory clauses: A lease may not relieve the landlord of liability for injuries to persons or property caused by the landlord's negligence.
- Excessive penalties: A lease may not impose penalties for lease violations that are unreasonable or disproportionate to the violation.
- Acceleration of rent: A lease may not require the tenant to pay all remaining rent for the lease term upon a single default, except as specifically permitted by law.
- Power of attorney: A lease may not give the landlord a power of attorney to act on the tenant's behalf regarding the tenancy.
Remedies
If a lease contains a provision that violates the Truth in Renting Act, the tenant may recover actual damages or $250.00 (whichever is greater) plus reasonable attorney's fees. Month2Month's lease agreements are drafted in compliance with the Truth in Renting Act.
Lease Review
You have the right to review your lease agreement with an attorney or tenant advocacy organization before signing. If you believe any provision in your lease violates the Truth in Renting Act, contact Month2Month or consult with a legal professional.
7. Mold Disclosure
Michigan does not have a specific mold disclosure statute. However, landlords are required to maintain rental properties in habitable condition, and mold can constitute a habitability concern. Month2Month provides this disclosure as best practice.
Month2Month is not aware of any mold in the rental property that poses a health threat at the time of your lease. If mold is discovered during your tenancy, Month2Month will take appropriate remediation action.
Tenant Responsibilities to Prevent Mold
- Ventilate your home: Open windows regularly, use exhaust fans in bathrooms and kitchens, and ensure air circulation.
- Control moisture: Wipe up spills and leaks immediately, do not let water accumulate, and report any leaks or water damage to Month2Month immediately.
- Use heating and air conditioning: Maintain reasonable temperatures and use climate control systems to reduce humidity.
- Clean regularly: Regular cleaning prevents mold from establishing itself.
- Report problems immediately: If you see mold, smell musty odors, or notice water damage, report it to Month2Month right away.
8. Bed Bug Disclosure
Michigan does not have a specific bed bug disclosure statute. Month2Month provides this disclosure as best practice for all Michigan properties.
Identification
Bed bugs have six legs and flat bodies about 1/4 inch long, ranging from red-brown to copper colored. They do not fly but move quickly over surfaces. They hide in mattress seams, box springs, bed frames, headboards, furniture crevices, baseboards, and wall cracks. They feed on human blood at night.
Signs of Infestation
Look for small blood stains on sheets, dark spots (excrement) on mattresses or walls, shed skins, and a sweet musty odor. Bites may appear as red, itchy welts in a line or cluster, though some people do not react.
Prevention
- Inspect your mattress, box spring, and bed frame regularly.
- When traveling, inspect hotel rooms and luggage before returning home.
- Do not bring used mattresses or upholstered furniture into the home without thorough inspection.
- Reduce clutter to eliminate hiding places.
Month2Month has no knowledge of any bed bug infestation in your specific rental unit. If Month2Month becomes aware of bed bug infestation during your tenancy, you will be notified immediately and professional treatment will be arranged.
9. Domestic Violence Protections
Right to Terminate Lease Early
A tenant who is a victim of domestic violence, sexual assault, or stalking may terminate a rental agreement by providing the landlord with written notice and supporting documentation. Supporting documentation includes a personal protection order (PPO), a police report, or a written statement from a qualified third party (such as a domestic violence shelter worker, healthcare provider, or counselor).
Right to Request Lock Changes
A tenant who is a victim may request that the landlord change the locks to the dwelling unit. Month2Month will change the locks within a reasonable time after receiving the request and documentation. The tenant may be responsible for the reasonable cost of the lock change.
Protection from Eviction
A landlord may not evict, refuse to renew a lease, or retaliate against a tenant solely because the tenant or a member of the tenant's household is a victim of domestic violence, sexual assault, or stalking.
Confidentiality
Month2Month will maintain the confidentiality of any information provided by a tenant who is a victim. Information will not be disclosed to third parties except as required by law.
Resources
- National Domestic Violence Hotline: 1-800-799-7233 (TTY: 1-800-787-3224)
- Michigan Coalition to End Domestic & Sexual Violence: 1-517-347-7000
- National Sexual Assault Hotline: 1-800-656-4673
- Michigan Legal Help: www.michiganlegalhelp.org
10. Inventory of Furnished Items
Month2Month will provide a comprehensive inventory of all furnished items in the rental property at move-in. This inventory will include:
- Room-by-room listing of all furniture, appliances, fixtures, and household items.
- Condition notation for each item (new, good, fair, or any specific damage noted).
- Photographs supplementing the written inventory to document condition.
- Serial numbers for major appliances and electronics where applicable.
Tenant's Responsibility
- Review the inventory carefully at move-in and note any discrepancies.
- Sign and return the inventory acknowledgment within the timeframe specified.
- Keep a copy of the signed inventory for your records.
- Report any items that are missing from the inventory or that have conditions not documented.
At move-out, the property and furnished items will be compared against this inventory. Damage to or loss of furnished items beyond ordinary wear and tear may result in deductions from the security deposit.
11. Furnished Property Disclosure
All Month2Month rental properties are provided fully furnished. All furniture, appliances, fixtures, and household items in the property are the property of Month2Month or the property owner and are provided for your use during the term of your lease.
Your Responsibilities
- Maintain all furnished items in the same condition as received, allowing for ordinary wear and tear.
- Use all items for their intended purpose only.
- Do not remove any furnished items from the property.
- Report any damage to furnished items within 48 hours of discovery.
- Do not repair or replace items yourself without prior written approval.
Damage vs. Normal Wear and Tear
| Normal Wear and Tear (Not Chargeable) | Damage (Chargeable to Tenant) |
|---|---|
| Minor scuffs on furniture | Broken furniture legs, arms, or frames |
| Slight fading of upholstery | Stains, tears, or burns on upholstery |
| Minor mattress indentation from normal use | Mattress stains, tears, or structural damage |
| Light scratches on hard floors | Deep gouges, water damage, or burns on flooring |
| Normal appliance wear (cosmetic marks) | Appliance malfunction due to misuse or neglect |
| Gradual thinning of towels and linens | Bleach stains, tears, or missing linens |
| Normal dulling of kitchen knives | Missing, broken, or chipped dishes/cookware |
| Loose doorknobs from use | Holes in walls, broken blinds, damaged doors |
Replacement Responsibility
- Tenant-caused damage: Tenant is responsible for the cost of repair or replacement (at depreciated value) of items damaged beyond normal wear and tear. Costs may be deducted from the security deposit.
- Missing items: Tenant is responsible for full replacement cost.
- Normal wear items: Month2Month replaces items that reach end-of-life through normal use.
- Appliance malfunction: If an appliance fails due to normal use or age, Month2Month is responsible for repair or replacement.
Cleaning Standards
The property must be returned in the same level of cleanliness as at move-in. Maintain the kitchen, bathrooms, floors, furniture, and linens in clean condition throughout your tenancy. If professional cleaning is required beyond what is attributable to normal wear and tear, cleaning costs may be deducted from the security deposit.
Inventory
A detailed furniture and household inventory checklist will be provided at move-in as described in Section 10. Month2Month will document the condition of all items through photography. You will receive a copy of the move-in condition report.
12. Tenant Rights and Responsibilities
Your Rights Under Michigan Law
- Habitable Housing: Pursuant to MCL §554.139, your landlord must keep the premises and all common areas fit for the use intended by the parties, keep the premises in reasonable repair during the tenancy, comply with applicable health and safety codes, and maintain electrical, plumbing, heating, and other systems in reasonable working condition.
- Privacy: Your landlord must provide reasonable notice before entering your unit, except in emergencies. Michigan courts generally consider 24 hours' notice reasonable. Entry must be at reasonable times and for lawful purposes.
- Return of Security Deposit: Your deposit must be returned within 30 days after move-out, with an itemized statement of any deductions. The deposit cannot exceed 1.5 times the monthly rent. (MCL §§554.602, 554.609)
- Move-In Checklist: You have the right to receive a move-in condition checklist. Without it, the landlord cannot retain any of the security deposit for property damage. (MCL §554.608)
- Freedom from Discrimination: You cannot be discriminated against based on race, color, religion, sex, national origin, age, marital status, familial status, or disability. (MCL §37.2502 — Michigan Elliott-Larsen Civil Rights Act and Persons with Disabilities Civil Rights Act)
- Freedom from Retaliation: Your landlord cannot retaliate against you for exercising your legal rights, including reporting housing code violations or joining a tenant organization.
- Repairs and Maintenance: You have the right to request repairs for conditions that affect health, safety, and habitability. If the landlord fails to make repairs within a reasonable time after written notice, you may have the right to pursue remedies including rent abatement or lease termination.
- Protection from Unlawful Eviction: Your landlord must follow proper legal procedures through the courts (summary proceedings under MCL §600.5714) and cannot use "self-help" eviction methods such as changing locks, shutting off utilities, or removing personal property.
- Truth in Renting: Your lease may not contain provisions that violate the Truth in Renting Act. Illegal lease provisions are void and unenforceable. (MCL §§554.631–554.641)
Your Responsibilities
- Pay rent in full and on time.
- Keep the unit clean and sanitary.
- Avoid damaging the property beyond normal wear and tear.
- Promptly report maintenance issues, leaks, mold, pests, or safety hazards.
- Allow reasonable access for repairs and inspections with proper notice.
- Comply with all lease terms including occupancy limits, pet policies, and use restrictions.
- Avoid creating nuisances or disturbing other residents.
- Provide proper notice before moving out and return the property in clean condition.
- Use electrical, plumbing, sanitary, heating, and other facilities in a reasonable manner.
- Comply with state and local health and housing codes regarding maintenance and cleanliness.
Resources
- Michigan Attorney General — Landlord/Tenant Information: www.michigan.gov/ag
- Michigan Legal Help: www.michiganlegalhelp.org
- Legal Aid of Western Michigan: www.lawestmi.org
- Domestic Violence Hotline: 1-800-799-7233
- Michigan Department of Civil Rights: 1-800-482-3604
- Fair Housing — HUD: 1-800-669-9777