New Landlord-tenant law and rise in changes in Title insurance in Michigan
🏠 Detroit’s New Tenant Rights Bill: What Renters & Homeowners Should Know
📌 Overview
In June 2025, the Michigan House passed the Tenant Empowerment Package, strengthening tenant rights statewide. At the same time, Detroit’s housing market is experiencing heightened scrutiny from title companies—prompted by rising fair market values, upticks in title insurance claims, and more homeowners tapping into equity.
🖋️ Title Companies Step Up Due to Title Insurance Claims & Market Fluctuations
Title companies in Detroit are increasingly requesting more extensive title background information for property transactions. This shift is driven by:
A spike in title insurance claims, including issues like forged quitclaim deeds and liens on properties. In Detroit, a recent deed fraud case allegedly involved a local organizer forging over 30 quitclaim deeds—prompting lenders and title insurers to flag certain neighborhoods as higher-risk.
Rising fair market values in Detroit and the broader Metro area—up approximately 13% year-over-year —mean larger insurance policies and more lender scrutiny of title history.
An increase in home equity loans, especially among homeowners with low fixed mortgage rates. Many are unlocking equity for repairs or debt consolidation. This surge in secondary mortgages has prompted lenders to embed more safeguards in title insurance and underwriting reviews .
💼 Rising Business Bankruptcies: Added Pressure on the Housing Market
Michigan’s business bankruptcies are on the rise, with a 14.7% national increase year-over-year and a 16% jump in Michigan’s Chapter 11 filings in early 2025 . This reflects broader economic stress that may impact housing stability and lending.
🧾 What’s in the Tenant Empowerment Package?
A recap of the four bills:
🛠️ Senate Bill 19 & 20
Landlords must fix hazards within 48 hours and mold/pest issues within 72 hours.
Tenants can withhold rent via escrow or repair and deduct costs with proper documentation.
📈 Senate Bill 21
Requires 90-day notice for rent increases on lease renewals (up from 30 days).
💸 Senate Bill 22
Mandates electronic security deposit returns to speed refunds and transparency.
📍 Detroit’s Local Tenant & Ownership Protections
2024: Detroit upgraded its Certificate of Compliance system to enforce rental standards.
2022: The Right‑to‑Counsel Ordinance ensures legal representation for renters facing eviction.
Grassroots groups are advocating for a “Right‑to‑Renew” lease ordinance to prevent retaliatory non‑renewals.
💡 What This Means for You
For buyers and homeowners:
Be prepared for deeper title checks—especially in areas flagged for deed fraud or past title defects.
If taking out a home equity loan, expect lenders to request additional documentation and carry more robust title insurance.
For renters:
If the Tenant Empowerment Package passes the full Senate this summer, repairs must happen within 48–72 hours, rent increases come with 90 days’ notice, and electronic deposit returns become standard.
Document repair issues thoroughly—photos, written notices, and timely communication will empower you under the new rules.
🔜 What Happens Next?
Full Senate vote expected this summer.
Watch for amendments, particularly around landlord flexibility and tenant obligations.
Title companies are likely to maintain expanded scrutiny of properties—even after reforms—due to market volatility and insurance risks.
📌 Expert Tips
🏡 Buyers & Homeowners
Ask your title company about neighborhood risk profiles and any flagged issues.
If pursuing a home equity line of credit, get ahead of the documentation: equity appraisal, title search, and insurance policy specifics.
🛠️ Renters
Know your rights: repair timelines and rent withholding via escrow.
Keep detailed records—photos, communication logs, and expense receipts.
Connect with local tenant advocates: Detroit Tenants Association, United Community Housing Coalition, Michigan Legal Help.
🛡️ All Property Owners
Maintain up-to-date title insurance—especially a homeowner's policy that covers post-purchase title theft.
Consider title monitoring services to quickly detect unauthorized filings.
✅ Final Thoughts
Detroit’s housing landscape is shifting: tenants are gaining stronger protections while homeowners and buyers face stricter title checks amid rising home values and equity borrowing. Staying informed and proactive—documenting everything and securing adequate title insurance—will help navigate this complex environment.
👩⚖️ Let’s Talk About Your Options
At Upton Law, PLLC, we help families across Michigan create customized estate plans that work. Whether you need a will, a trust, or both, we’ll guide you through every step with clarity and compassion.
📞 Schedule your estate planning consultation today.
Meet the founderShakeena Melbourne
At the heart of Upton Law is Shakeena Melbourne, founder and Principal Attorney, a lawyer who is a fierce advocate for your peace of mind and happiness.
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