Michigan Renting - Can I Refuse Entry for Showing? My lease is up on the 31st of July and my landlord wants to sell the home. They told me yesterday the listing will go up on July 5th and that the listing agent will be in touch to schedule showing times. I know that Michigan State law allows entry with notice by management for maintenance and repairs, as well as for emergencies. My lease agreement additionally allows the landlord entry with 24-hour notice for any reason. However, I don't see any legal statute regarding entry with or without notice for showing, nor does my lease agreement say anything about entry for showing. Can I legally refuse to allow a listing agent entry to the property for showing? Obviously I've allowed the landlord entry for any reason, so if they were accompany the agent, I don't think I can do anything about it. If I am within my rights to refuse entry, and a listing agent ignores the refusal and enters anyway (I will be at work when he wants to show), do I have any recourse? For clarification, there are two parties involved here. The property owner employs a property management company. The lease is with the company, not the owner directly, so the "landlord" is the management company. I don't know if this makes a difference, but thought I would elaborate given the current answer makes reference to the landlord's right to access their own property.
Michigan law say nothing about landlord entry, so whatever it says in the lease is what is allowed. Various sources like this comment on the lack of such statutory regulations. There does not appear to be any relevant case law for Michigan which impose restrictions on a landlord's right to access a rental. Since there is no statutory or case law restriction on landlord's right to access his property, landlord's agent would have the same right to access. That would mean that if the listing agent were authorized by the landlord to enter, then the agent could enter, and it would not be necessary for the landlord to accompany this agent whenever entry was needed. That does not mean that a "listing agent" that happens to work with a landlord has an independent right to enter the landlord's property. The same would go for repairmen. It is actually not clear to me whether there could be blanket permission for any and all with access to the lock box to enter, since pretty much any realtor can enter a house for sale, subject to whatever the stated limitations are, and they don't call the owner for each entry. I suspect that one would not have legal grounds for imposing a particular additional restriction on a landlord's right to access and permit access to the property, since there's no overriding statute, and restrictions on landlord access mainly derive from statutes.
Usual disclaimer: I'm not a lawyer. If you are serious about proceeding with this, talk to a lawyer who specialises in this kind of thing. I imagine that you will need to provide proof of the above incidents in order for any legal action to succeed. Accessing a tenant's room without notice or permission, and without a very good reason (e.g. a gas leak) is likely to be classed as harassment; specifically, "acts calculated to interfere with the peace or comfort of the residential occupier". Renting out your room and removing your belongings before the end of a tenancy is likely to be illegal eviction. Both of these are criminal offences under the Protection from Eviction Act 1977. Shelter mentions that it's normally local authorities, rather than the police or individuals, who carry out prosecutions under this act (see also: Shelter articles, Landlord Law Blog articles), so you might want to start there. There is also the matter of civil action, including for breach of contract. For that, consider speaking to a lawyer.
Has this contract been translated (badly) from another language because the construction of the clause is cumbersome and confusing? Does the contract say that I can have guests over 1 night without charge? Without charge, yes. However "Without Landlord's prior written consent, Tenant has no excuse to accommodate ..." so you need the landlord's permission for overnight guests. If so does it only start charging on nights after the first? No, if a person stays more than 1 night (with the landlords permission) then this triggers the landlord's right to charge. See below for how much they can charge. Is it supposed to be 10% of monthly rent $137 per guest per night? "With temporary commendation, day-based, and additional 10% of rent each person is applied." The term is ambiguous, I can see three ways that this would be interpreted: If you have a guest who stays more than 1 night in a month they can charge 10% for that guest for that month (i.e. 2 to 31 days all for the same price). For 2 people for 2 days this would be $1,400 x 10% x 2 = $280. They can charge 10% of the monthly rent per night that the guest stays. $1,400 x 10% x 2 x 2 = $560 As, 1 except the rent would be pro-rata. $1,400 x 10% x 2 x 2/31 = $18.06 Assuming that the landlord put forward this contract the interpretation adopted in the absence of other evidence would be the one least advantageous to the landlord i.e. 3. However, there is other evidence - the landlord accepts that the rate is pro-rata - he has just failed to account for the 10%, so 3. again. How is overnight defined? Well, is it defined in the contract or by the law where you are? If not, it would take its normal English usage - "for the duration of the night". If they arrive before sunset and leave after sunrise the next day then they have stayed overnight. What if they came over at 9am and slept in the day? It says nothing about requiring your guests to sleep. If they party overnight then they are overnight guests. If they sleep all day but don't stay overnight they are not overnight guests. What about 2 am? If sunrise is after 2am then this is not overnight.
Contracts are illegal if they require a signatory to break the law, so the contract here is detailing that this specific clause does not apply if following it would contradict the law. It's basically saying that no signatory may hold the other for breaking contract terms if the reason for breaking the contract terms is because the law specifically says these things are required. For example, if the contract reads "The hotel does not allow guests to have animals in the room", this creates an illegal situation if said animal is a guide dog assisting a blind person, which must be allowed under laws for Americans with Disabilities Act (ADA). By changing this clause to "The hotel does not allow guests to have animals in the room, except as required by federal, state or local law." Then it is now acceptable. A able bodied guest will still be in breach of contract if a cat is brought into the room, but a blind person would not be in breach because the law says you cannot use this to bar a blind person with a guide dog, and the contract must comply with the law. The Cat Person can be thrown out for breech of contract, but the blind person cannot because this exception allows the blind person to bring the dog into the rented room.
Assuming you have a six-month Assured Shorthold Tenancy, you don't have to give any notice at all. As long as you are not in occupation after the end of the tenancy (which means moving out before it ends), that's it. For example, this page from Shelter says: The general rule is that the tenant can leave on the last day of a fixed-term tenancy without giving notice, and this will end the tenancy.[2] If the tenant remains even a day longer than the last day of a fixed-term tenancy, a statutory periodic assured shorthold tenancy will arise, which the tenant can end by serving a valid notice to quit. [2] Right d. Flower v. Darby (1786) 1 T.R. 159; Cobb v Stokes (1807) 8 East 358. This is extremely bad news for landlords, who don't (necessarily) get any notice that they have a void. In general, I would say you ought to give a month's notice (full disclosure, I am a landlord), on the other hand, if they haven't fulfilled their responsibilities perhaps not (but you may have an exaggerated idea of their responsibilities). If you do this, don't expect to get a good reference from your landlord! (Which is going to make it harder to find somewhere else to live). You should also anticipate difficulties in recovering your deposit (you are legally entitled to it back, but that doesn't mean your landlord can't be difficult about it - possibly even requiring you to sue for it). I have just noticed the second part of your question. If you do nothing (in other words, stay in residence), at the end of your Assured Shorthold Tenancy you will switch to a periodic tenancy. The landlord can't force you to switch to another six-month contract, but on the other hand, if you don't, they are perfectly entitled to give you two months notice. If they are smart, they will give you this notice now, so that you can only stay for two months on the periodic tenancy. Note that the letting agent has an incentive to get you and the landlord to sign another contract (they can charge the landlord a fee for it), so they may not be being entirely honest about whether a periodic tenancy is an option. (On the other hand, a poor landlord may be more interested in locking a tenant in for six months.)
If it were me, I would leave. Who wants to rent a room in a home where you are not wanted? However, there should be concessions. I would ask for 1.5 months rent refunded, but would happily settle for one month. I am sure there are many nice rooms, close by, where you are welcomed. Given additional information commented by the OP, the landlord is looking to increase his rents. Evidentially this municipality has strict rent controls. In this case, I would enter negotiations with the landlord. I would offer him a percentage of his anticipated rent increase and probably start at 50%. If the OP has been a good tenant (always paid on time, and low maintenance) the landlord might see this as a bargain. No need to find a new tenant and no need to vet one that might pay poorly. The better the tenant has been, and the more strict the renter protection laws the more appeal this offer will have to the landlord. The benefit for the OP is they don't have to move, or find a new place with its associated costs and inconvenience. If the landlord is just a mindless corporate drone with no decision making power, this will not work.
You would report unpermitted lock replacement to the home owner. The building code regulates new construction and renovations, and is not a requirement of any and all residences. This seems to correspond to a "secondary suite", which is supposed to be registered with the city (if it is allowed in your city). Here is a link for Vancouver, for instance. Such suites are supposed to be registered and inspected, the inspection being carried out by Development, Building and Licencing: By-Law Compliance &amp; Administration (a division of the city government). This article discusses some of the legal problems that can arise from an illegal secondary suite, however the penalties would land on the property owner, and he may not have approved of this subletting or the basement suite. A less-nuclear first step would therefore be reporting it to the property owner.
To begin, it is always legal to request the signing of a contractual arrangement in this type of circumstance; however, it is not your duty to assent to this so long as the original tenant had the right to sublet or take on roommates. Without having signed the new lease, you (all the new tenants not on the lease) would just be tenants-at-will. This occurs when an occupant has rented a premises without a lease but pays rent at a set interval (typically monthly). The agreement for a Tenancy-at-Will may be either written or verbal. Just because a rental agreement is in writing does not make it a lease. Either the landlord or tenant may terminate this arrangement by giving written notice 30 days or one full rental period in advance, whichever is longer. In a situation where you rented from a renter, I would want to have the assent of the landlord, as no reason is required to terminate by either party. This should be done in writing either by certified mail or have the landlord sign it, if you are presenting it in person. If rent is paid the first of each month, notice should be given prior to the first day of the month. Many landlords are fond of tenancies-at-will because they maintain the ability to terminate a rental at any time with only a month's notice, without needing a reason. This is their prerogative for even petty reasons (e.g., they don't like your friends, or the hours you keep). This is especially true with a roommate situation, where the original lessee has a lease and is subletting rooms, because the lessor has someone on the hook for a time certain (the original lessee), but if the roommates get annoying for whatever reason to either the landlord or the lessee, you can be given a 30 day notice for a great many reasons that a lease cannot control and are not viable reasons to evict. A lease is for a duration certain, after which, the renter would either move, sign another lease, or in the case where they stayed on past the end date and continued to pay (and landlord continued to accept) rent, it would just become a tenancy-at-will. In many ways a lease protects the renter just as much as it does the landlord, because moving is expensive and (except in very limited circumstances) the renter is guaranteed being able to keep the rental until the lease ends, so long as they pay rent and do not violate the lease or local statute(s), which would subject them to eviction. This would be beneficial in a roommate situation as it takes the power to give notice or evict away from the original lessee who sublet the rooms. It is important to understand that just because there is a writing does not necessarily mean it is a lease. Many landlords who don't want the time constraint of a lease still like to affirm in writing basic issues like date of rent due, pets, etc. It is just cleaner than a verbal agreement. So, in your hypothetical, the landlord could ask the new renters to (co)sign a new lease, join the existing lease, or just sign a rental agreement as a Tenant-at-Will, even though the tenancy has already begun. The renter is not obligated to sign any writing at this point. However, if the renter refuses and if the landlord insists, the landlord would likely exercise their right to terminate by serving a 30 day notice to quit. Having already taken possession, you would also be in a good position to negotiate the terms, which could be to your benefit, so it is not necessarily a bad thing. Regarding eviction, that would only be an option to the landlord if you failed to vacate if a 30 day notice to quit was issued and you didn't move (or of course, as with any renter, if actions that would always allow the landlord the right to seek eviction occur, like failure to pay rent). I would not be concerned about showing you have a right to be there as you likely had to pay rent to move in and your check is proof that the tenancy began, and other things like having a key, etc., support your position if it ever came to that and you had paid cash. If you do ever pay cash, get a receipt. If, hypothetically, the new renters sign a lease, I would want to make sure it is for the room and not the whole so that liability (at least for rent) is limited if others default.