Effective Date: November 1, 2025
Governing Territory: State of Michigan
Applies To: All property owners, lessors, managers, sub-lessors, and agents listing rental units on Tentunit within Michigan, including corporate operators, student-housing providers, institutional capital partners, and private landlords.
1. Governing Purpose & Policy Integration
This Statement establishes binding obligations for landlords operating on Tentunit in Michigan. It supplements the following Tentunit governance instruments:
- Tentunit Terms of Service
- Tentunit Payment Terms & Custodial Funds Policy
- Tentunit Fair Housing & Equal Access Policy
- Tentunit Anti-Fraud & Identity Verification Policy
- Tentunit Anti-Harassment and Professional Conduct Standard
- Tentunit Security Deposit Administration Framework
- Tentunit Platform Integrity & Enforcement Program
By accepting tenants through Tentunit, landlords reaffirm:
Compliance with federal, state, and local housing law is a prerequisite of platform participation, not a subsequent review condition.
Tentunit may independently verify compliance and enforce corrective measures, including suspension and permanent removal.
2. Advertising Integrity & Listing Accuracy
Landlords shall not misrepresent or omit any material fact related to a housing unit.
Minimum Advertising Disclosure Requirements
Each listing must accurately state:
| Category | Mandatory Items |
| Rent Structure | Monthly rent, installment schedule if used, prorations, renewal terms |
| Monetary Charges | Application fees, admin fees, amenity fees, pet fees, parking fees, internet/shared utility fees |
| Deposits | Security deposit amount, alternative fee-in-lieu terms, allowed deductions summary |
| Lease Terms | Lease length, renewal policies, required guarantors/cosigners if applicable |
| Availability | Earliest occupancy date, notice requirements, waitlist rules |
| Utilities | Responsibility matrix (heat, electric, water/sewer, gas, internet, trash) + method of allocation/sub-metering, RUBS methodology |
| Unit Condition | Accurate photos, description of current condition, repairs planned before occupancy |
| Screening Criteria | Credit standard, income hurdles, student co-signer policy, background check scope |
Model Unit Policy
- If model photos are used, landlord must state: “Model Unit Shown — Finishes & Layout Vary.”
- Editing cannot materially distort size, finishes, condition, amenities, or view.
Prohibited Practices
- Bait-and-switch unit substitutions
- Misstating square footage or bedroom count (notably in campus markets)
- Advertising unavailable units
- Failure to withdraw fully leased units within 24 hours
- “Teaser pricing” not available to ordinary student applicants
3. Fair Housing & Equal Access Mandates
Landlords must comply with:
| Legal Framework | Summary |
| Federal FHA | No discrimination based on protected classes |
| Michigan Elliott-Larsen Civil Rights Act | Adds protections: age, marital status, height, weight |
| Persons with Disabilities Civil Rights Act | Accommodation and modification duties |
| HUD Guidance 2021-2024 | Applies to gender identity & sexual orientation |
Prohibited Conduct
- Differentiating terms based on protected class
- Overt or coded discriminatory language (“quiet female only”, “ideal for XYZ nationality”)
- Criminal-history bans not aligned with HUD guidance
- Denying emotional support animal accommodation (ESA fraud checks allowed per law)
Compliance Documentation Required
Landlords must maintain:
- Written screening standards
- Uniform scoring and application sheets
- Accommodation request logs and responses
Tentunit reserves right to audit compliance artifacts.
4. Application Processing & Communication SLAs
Minimum Response Standards
| Timeline | Requirement |
| Within 24 hours | Acknowledge inquiry or maintenance request |
| Within 48 hours | Provide substantive response / repair ETA |
| Same-day | Safety-critical repairs acknowledgement |
Applicant Decision Notices
Landlords must:
- Provide written acceptance or denial
- Issue adverse-action notices when using credit data (FCRA compliance)
- State lawful reasoning if referencing objective criteria
No ghosting. No selective responsiveness favoring certain demographics.
5. Lease Execution Standards
All leases must:
- Be written and digitally executed via Tentunit or approved equivalent
- Contain full statutory Michigan disclosures
- Prohibit self-help eviction and harassment
- Reflect lawful late fee structure (reasonable, not punitive)
Mandatory Michigan Lease Language
| Statute | Requirement |
| MCL 554.603 | Tenant must supply forwarding address (14-day notice) |
| MCL 554.608 | Provide inventory checklist |
| MCL 554.634 | Owner/agent name & address disclosure |
| Federal Rule | Lead-paint disclosure (pre-1978) |
Electronic notice consent must follow Michigan E-Sign rules.
6. Habitability & Maintenance Obligations
Landlords must satisfy implied warranty of habitability and:
| Requirement | Example |
| Heating | Maintain safe heating per seasonal standards |
| Water | Running hot/cold potable water |
| Electrical | Safe, functional electrical & lighting |
| Pest Control | Extermination when necessary |
| Locks | Operable exterior locks + bedroom locks in shared housing |
| Life Safety | Smoke detectors; CO alarms where applicable |
Response Time Standards
| Issue Type | Response Standard |
| Emergency hazard (no heat Feb in Michigan, gas leak) | Immediate dispatch |
| Major habitability defect | 24–48 hours |
| General repairs | Reasonable statutory time |
7. Entry, Privacy & Notice
Landlords shall provide reasonable advance notice before entry, Tentunit defaults to 24 hours absent emergency.
Entries must be:
- For legitimate purposes only
- At reasonable times
- Documented via messaging or written notice
Harassment, intimidation, or retaliatory entry is prohibited.
8. Security Deposit Administration
Michigan imposes strict compliance requirements (MCL 554.601–554.616).
Deposit Rules
| Rule | Requirement |
| Max Security Deposit | 1.5 months’ rent |
| Deposit Notice | Within 14 days of move-in |
| Inventory Checklist | Mandatory at move-in |
| Return Timeline | 30 days from tenant vacancy |
| Tenant Objection | 7 days after receipt of landlord claim |
Tentunit will provide statutory form language; landlord must still meet legal burden.
Permitted Deductions
- Rent arrears
- Lease-authorized charges
- Damages beyond ordinary wear
- Court-awarded amounts
Full photo and invoice evidence required in case of claim.
9. Student-Housing-Specific Conduct Rules
Given student vulnerability and campus context, Tentunit prohibits:
- Intimidation around academic status or visa status
- Threatening academic reporting or university discipline
- Co-erced “renew or lose your housing” tactics outside lawful timing
- Withholding essential services as leverage
10. Enforcement, Audit & Penalties
Tentunit may audit:
- Leases
- Applicant records
- Deposit accounting
- Communication logs
- Repair documentation
- Fair-housing criteria application
Violations May Result In
- Listing removal without notice
- Temporary payout freeze
- Account suspension or termination
- Permanent platform blacklisting
- Reporting to state enforcement authorities
- Civil action to recover damages or enforce compliance
Tentunit reserves unilateral right to act upon reasonable suspicion.
11. Indemnification
Landlord shall indemnify Tentunit for:
- Breach of law
- Breach of this Statement
- Misrepresentation or fraud
- Claim by tenant caused by landlord action/omission
- Regulatory fines attributed to landlord conduct
Includes attorney fees, investigations, and administrative expenses.
12. Governing Law References
Michigan Statutes
- Michigan Landlord-Tenant Act
- Michigan Security Deposit Act
- Truth in Renting Act
- Summary Proceedings Act (evictions)
- Elliott-Larsen Civil Rights Act
- Persons with Disabilities Civil Rights Act
Federal
- Fair Housing Act
- Fair Credit Reporting Act (screening)
- SCRA (military termination rights)
- HUD ESA & reasonable accommodation guidance
- Lead-Based Paint Hazard Reduction Act