Real Estate
Multifamily and Landlord Counsel in Detroit
Rental registration, leases, rent collection and evictions handled the right way from the start. We help apartment owners and residential landlords across Metro Detroit, and we help tenants who have been locked out illegally.
What We Handle
A Detroit Landlord Attorney for Owners Who Want It Done Right
Owning rental property in Detroit means following city rules, state landlord and tenant law, and the procedures of the local district courts. Small mistakes, like a missing registration, a deposit handled the wrong way or a notice with the wrong wording, can delay an eviction or cost you money you are owed.
We work with owners of small and mid-size apartment buildings, mixed-use buildings and single-family rentals. We set up the paperwork so problems are less likely, and when they happen, we move promptly through the proper legal process.
We also represent tenants. If a landlord has changed the locks, removed belongings or shut off utilities without a court order, we can help you regain access and pursue your claims.
- City of Detroit rental registration and compliance questions
- Residential lease forms and addenda
- Security deposit procedures
- Rent collection and demand letters
- Eviction cases (summary proceedings) in district court
- Recovering unpaid rent and property damage
- Advice when buying a building with tenants in place
- Tenant claims for wrongful eviction and illegal lockouts
Common Situations
What We Hear From Owners and Tenants
“I bought a building and the city says it isn’t registered.”
We explain what the city requires, the steps to bring the property into compliance and how that affects your existing tenants.
“A tenant is months behind on rent.”
We serve the correct notice, file in the right court and pursue both possession and a judgment for the rent owed.
“My tenant says they’re holding rent until I make repairs.”
We look at the repair issue, your lease and the city’s requirements, and advise you on fixing the problem and protecting your case.
“I need a lease that actually works for my buildings.”
We prepare a Michigan lease and addenda that fit your properties and follow state disclosure rules.
“The tenant left and the unit is wrecked.”
We help you handle the deposit properly and pursue the remaining damages and unpaid rent.
“My landlord changed the locks while I was at work.”
For tenants: a lockout without a court order is generally unlawful in Michigan. We act fast to restore access and seek damages.
How We Work
Prevention First, Court When Needed
Most landlord problems are cheaper to prevent than to litigate. We work in that order.
Review
We look at your buildings, registration status, lease forms and how deposits and rent are handled today.
Set Up
You get updated lease forms, notice templates and a clear checklist for move-in and move-out.
Act Early
When rent is late or a lease is breached, we send the right notice at the right time.
Court
If the tenant does not pay or leave, Kyle files and handles the case through judgment and recovery of possession.
Plain English
Renting Property in Detroit: What Owners Should Know
Rental Registration and Compliance
The City of Detroit requires residential rental property to be registered with the city and to pass inspection to receive a certificate of compliance. For older buildings, inspections can include lead-related requirements. Operating without registration or compliance can bring fines and can make it harder to collect rent or win an eviction case. If you are buying a rental property, check its status before closing. Suburban cities in Wayne, Oakland and Macomb counties often have their own rental licensing or inspection rules as well.
Leases and Security Deposits
A written lease should cover rent, due dates, late fees, utilities, repairs, pets, guests and how notice is given. Michigan requires certain disclosures in residential leases. Michigan’s security deposit law also sets strict rules on how much can be collected, how the deposit is held, the move-in and move-out inventory, and the deadline for giving the tenant an itemized list of deductions. A landlord who misses a step can lose the right to keep any part of the deposit.
The Eviction Process: Summary Proceedings
In Michigan, a landlord recovers possession through a court process called summary proceedings, filed in the district court for the area where the property is located. In Detroit, that is the 36th District Court. The process generally works like this:
- Written notice. The landlord serves a demand for possession for unpaid rent, or a notice to quit for other reasons. Michigan law sets the form and the notice period, which depend on the reason.
- Filing. If the tenant does not pay or move by the deadline, the landlord files a complaint, and the tenant is served with a summons.
- Hearing. The tenant can raise defenses, such as repair problems or a defective notice. Many cases resolve at this stage by agreement.
- Judgment and order of eviction. If the landlord wins, the tenant has a short period to pay or move. If they do not, the landlord can ask the court for an order of eviction, which is carried out by a court officer.
Timing depends on the court’s schedule and whether the tenant contests the case. Using the correct notice from the start avoids having to begin again.
No Self-Help Evictions
Michigan law generally prohibits landlords from changing locks, removing doors, shutting off utilities or removing a tenant’s belongings to force the tenant out without a court order. Tenants subjected to this can sue for damages. Landlords should use the court process even when a tenant has stopped paying entirely.
Recovering Unpaid Rent and Damages
A landlord can seek a money judgment for unpaid rent along with possession, and can pursue damage claims after a tenant moves out. Collecting a judgment may involve wage or bank garnishment. Good records of rent ledgers, inspections and photos make these claims much stronger.
Questions
Landlord and Tenant FAQ
Do I need to register my rental with the City of Detroit?
Residential rental property in Detroit generally must be registered and obtain a certificate of compliance. We can help you understand what applies to your building and what to do if it is not in compliance.
Can I evict a tenant without going to court?
No. In Michigan, a landlord must use the court process to recover possession. Changing locks or removing a tenant’s property without a court order can expose the landlord to a damages claim.
How long does an eviction take?
It depends on the notice period, the court’s schedule and whether the tenant contests the case. Uncontested cases move faster. We will give you a realistic expectation once we know the facts.
Can a tenant withhold rent for repairs?
Michigan landlords have a duty to keep rental property in reasonable repair and fit for its intended use, and tenants may raise repair problems as a defense in an eviction case. Whether withholding is justified depends on the facts. We advise owners on fixing the problem and protecting their position.
Do you represent tenants?
Yes, including tenants facing a wrongful eviction or an illegal lockout. We confirm there is no conflict before taking any matter.
What should a landlord bring to a consultation?
The lease, the rent ledger, any notices already served, the security deposit records, move-in paperwork, and the property’s city registration or compliance documents.
Related Practices
Other Real Estate Help
Talk to Kyle
Rent Late, Unit Empty or City Notice on Your Desk?
Tell us what’s happening at your building. You’ll hear back from Kyle within one business day.