Mold in Your Rental: Michigan Tenant Rights and Landlord Responsibility

Updated November 2026 · 6 min read

Mold in a rental is stressful in a specific way: it is your home, but not your building. You can wipe a windowsill, but you can't fix a roof leak or a wet basement wall. This guide covers what Michigan law says about a landlord's duties, how to report mold in a way that gets taken seriously, and where tenants in Ann Arbor, MI and Ypsilanti can turn if the problem isn't fixed.

Is my landlord responsible for mold in Michigan?

Michigan doesn't have a mold-specific landlord law. What it has is a general duty in MCL 554.139. In every residential lease, the landlord promises:

• that the unit and common areas are "fit for the use intended by the parties," and
• to keep the premises "in reasonable repair" during the lease and to follow state and local health and safety laws.

Mold is not named in the statute. But the things that usually cause mold in a rental, such as roof leaks, plumbing leaks, a wet basement or a broken bath fan, are repair problems, and repairs are generally the landlord's job. The law says it "shall be liberally construed," which means courts are told to read it in the tenant's favor where it is unclear.

Two limits are worth knowing. The duty doesn't cover damage caused by the tenant's own willful or irresponsible conduct. And for a lease with a current term of at least one year, the landlord and tenant may agree in writing to change some of these obligations. Read your lease for anything about repairs or moisture.

How to report mold to your landlord

1. Photograph it

   Take dated photos of the mold, any stains, and anything wet nearby. Include a wide shot that shows which room it is.

2. Notify the landlord in writing

   Email or a dated letter works. Say where the mold is, roughly how big the area is, when you first saw it, and anything you think is causing it, such as a drip from the unit above.

3. Ask for a plan and a date

   Ask what the landlord will do and when. Keep every reply.

4. Follow up if nothing happens

   If the problem isn't fixed in a reasonable time, contact your city's rental housing office. Most offices won't open a complaint until you have told the landlord first.

Small spots on a bathroom ceiling or a window frame may be something you can clean yourself. For areas under about 10 square feet, EPA says people can often clean it themselves. That doesn't fix the cause, so report the leak or moisture problem either way.

Ann Arbor: Rental Housing Services

The City of Ann Arbor inspects every rental unit in the city about every 30 months under its Housing Code (Chapter 105). A unit that passes gets a Certificate of Compliance, and units can't be leased or advertised without a valid certificate.

If you have a problem the landlord hasn't fixed, the city's process is:

1. Contact the landlord first

   The city says it can't accept a complaint if you haven't contacted your landlord.

2. Request a complaint form

   Email Rental Housing Services or call 734-794-6264. Give your name, phone, address, the specific problems, and when you told the landlord.

3. The landlord submits a plan

   The city notifies the landlord, who must respond with a plan. The city says that is typically within 24 hours for life-safety issues or 72 hours for non-emergency issues.

4. Inspection if needed

   If the fix isn't verified, an inspector schedules a visit. Uncorrected violations can lead to the property being posted as not habitable.

One thing to know: the city says its office can't test for mold or recommend anyone to test. If staff can see mold, the owner must treat the visible surfaces. Other environmental health concerns go to the Washtenaw County Health Department.

Ypsilanti and the townships

The City of Ypsilanti requires a certificate of compliance from its building department before a dwelling can be rented, and inspects rental units every two years. The city lists property maintenance and complaint inspections and has a complaint form. City Hall is at One South Huron Street, 734-483-1100.

Ypsilanti Township is a separate government from the city and runs its own rental registration program. If you rent in Pittsfield, Scio, Superior or another township, call the township office and ask how rental complaints are handled there.

Can I withhold rent because of mold?

Don't do it without legal advice first. Michigan law on holding back rent, or paying for repairs and deducting the cost, is not simple, and a mistake can lead to an eviction case. A lawyer can tell you what applies to your lease and your city.

Free and low-cost help listed by the City of Ann Arbor includes:

• Legal Services of South Central Michigan, 734-665-6181, which gives free legal advice to low-income residents
• Fair Housing Center of Southeast Michigan, 734-340-6342
• Dispute Resolution Center, 734-794-2125
• Student Legal Services, for University of Michigan students, which supports students in housing matters

Does a mold test help a tenant?

Sometimes. EPA says testing usually isn't needed when you can see mold, and Michigan's health department doesn't recommend routine testing. A visible problem plus photos and a written notice is usually what matters. A test can help when you smell mold but can't find it, or when you and your landlord disagree about whether there is a problem at all. If you pay for one, choose a tester who isn't the company that would do the removal. See mold inspection and testing for what a test can and can't tell you.

For landlords: fixing it the right way

If you own the rental, fix the water source first, then the mold. A company can give you a written scope for containment, removal and drying. Michigan doesn't license mold companies, but repair and rebuild work of $600 or more generally needs a LARA Residential Builder or Maintenance & Alteration license. Owners doing maintenance and alteration on their own rentals are exempt from that license (MCL 339.2403), but any contractor you pay is not.

The rental and student housing mold page covers what a typical rental job involves, and the cost guide lists published national price ranges. If the mold came from a wet basement, the basement mold page explains the usual causes.

Health questions

EPA and CDC say mold can cause stuffy nose, wheezing, and red or itchy eyes or skin in sensitive people, and that people with allergies, asthma or weakened immune systems may react more strongly. If someone in your home has symptoms, talk with a doctor, and tell your landlord in your written notice.

Frequently asked questions