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Guide for tenants and landlords
Who Pays for Appliance Repairs in a Michigan Rental?
If the appliance came with the rental, the landlord is usually responsible for keeping it working, unless the tenant caused the damage.
Renters live in about half of Detroit’s homes, so this question comes up on a lot of calls. Here is what Michigan law says, and what tenants and landlords should do. This is general information, not legal advice.
The law
What MCL 554.139 Says
Michigan’s main landlord-tenant repair law is MCL 554.139. In every residential lease, the landlord promises two things:
- The premises and all common areas are fit for the use the landlord and tenant intended.
- The landlord will keep the premises in reasonable repair during the lease and comply with state and local health and safety laws.
Two limits matter. The repair duty does not cover damage caused by the tenant’s willful or irresponsible conduct or lack of conduct. And landlord and tenant can modify these obligations in a lease with a current term of at least one year. The law is to be read liberally, and a tenant’s chance to inspect the unit before signing does not waive these promises.
For tenants
What Tenants Should Do When an Appliance Breaks
- Check your lease. See which appliances come with the unit and who handles repairs.
- Tell your landlord in writing. Email or text plus a dated letter. Describe the problem and when it started.
- Document it. Take dated photos or video, and keep copies of every message.
- Give reasonable access for the repair, following the notice rules in your lease.
- Do not withhold rent on your own. It can backfire. Talk to a Michigan legal aid office or a tenant attorney first.
- Escalate if nothing happens. Contact local code enforcement, which in Detroit is the Buildings, Safety Engineering and Environmental Department (BSEED), or ask legal aid about your options in district court.
For landlords
What Landlords Should Do
Respond fast
A dead fridge means spoiled food and an unhappy tenant. A quick repair is cheaper than a dispute.
Get a written price first
Ask for the written repair price before work starts and an invoice with the unit address, model number and part replaced.
Know when it’s the tenant’s fault
The repair duty does not cover damage from a tenant’s misuse. Document it and handle it under your lease.
Repair or replace by the numbers
Use the 50% rule so you are not paying to repair an appliance near the end of its life. Try the calculator.
We work with Detroit landlords and property managers. See appliance repair for landlords.
FAQ
Rental repair questions
Can I sue my landlord for not fixing my fridge?
Michigan law gives tenants a right to reasonable repair, and tenants can bring claims in district court. Because the right steps depend on your lease and situation, talk to a Michigan legal aid office or a tenant attorney before taking action.
Does my landlord have to replace a broken refrigerator?
If the fridge came with the rental, the landlord usually has to keep it working, whether by repair or replacement, unless the tenant caused the damage or a lease of a year or more says otherwise.
Can I fix it myself and deduct the cost from rent?
Not without your landlord’s written agreement. Deducting on your own can lead to a dispute. Get approval in writing first.
Who pays if the tenant broke it?
The landlord’s repair duty does not cover damage caused by the tenant’s willful or irresponsible conduct. The lease usually says how that is handled.
Need a repair in a rental?
Landlords can book directly, and tenants can call to find out what the repair is likely to cost.