This is informational only and not legal advice.

In Michigan, an eviction is a legal proceeding initiated in district court under the Summary Proceedings Act, MCL 600.5701 et seq. When a landlord files a complaint for possession — whether for nonpayment of rent, a lease violation, or other cause — a public court record is created immediately, regardless of how the case resolves. That means even if you won your case, paid the balance owed, or had the case dismissed, the filing itself may still appear when a prospective landlord or screening agency conducts a background search.

Eviction judgments and filings are routinely captured by tenant screening companies that compile public court records from Michigan’s 105 district courts. Under the federal Fair Credit Reporting Act (FCRA), negative civil records can generally be reported for up to seven years, though the FCRA does not set a hard limit for eviction filings the way it does for certain other adverse items. Michigan does not have its own state-level eviction reporting restriction beyond the federal baseline.

Landlords and property managers often use this data to automatically screen out applicants, even when the underlying circumstances — a temporary job loss, a dispute over repairs, a pandemic-era financial hardship — have been resolved. Understanding what your record shows, and whether it can be addressed, is critical before applying for housing.

This is informational only and not legal advice.

When a landlord files an eviction lawsuit in Michigan — formally called a Summary Proceeding for Possession — the case enters the public record of the district court in the county where the property is located. Michigan has 105 district courts, each maintaining its own docket. Third-party tenant screening companies aggregate these records into databases that landlords access when evaluating rental applicants. Critically, the filing itself becomes reportable data, even if the case was dismissed, the rent was paid, or the tenant prevailed at hearing.

How the Process Works

For nonpayment of rent, the eviction process begins when a landlord serves a Demand for Possession, giving the tenant seven days to pay or vacate under MCL 600.5714(1)(b). If unresolved, the landlord files a Complaint for Possession in district court. Hearing dates are typically set within five to ten days of filing. If the landlord prevails, a judgment is entered; if the tenant does not vacate, an Order of Eviction may be issued ten days after judgment. The entire formal timeline from filing to physical removal can occur within weeks, though parties frequently negotiate payment plans or consent judgments along the way.

Other grounds for eviction in Michigan include lease violations (MCL 600.5714), holding over after lease expiration, and causing substantial damage or engaging in illegal activity on the premises.

What Shows Up in Screening

Tenant screening companies pull data directly from district court public records. A report may show: (1) the date filed, (2) the case type, (3) the outcome — dismissed, settled, judgment for landlord, or judgment for tenant — and (4) any monetary judgment amount. Even a case dismissed on the day of hearing, or a case in which the landlord and tenant reached a consent agreement, appears as a filing. Many landlords use automated screening criteria that flag any eviction filing within a set lookback period, often five to seven years, without reviewing the context.

The Seven-Year Federal Baseline

Under the FCRA, 15 U.S.C. § 1681c, consumer reporting agencies may not report most adverse civil records older than seven years. However, this cap applies to non-conviction information in criminal contexts and to certain adverse items in consumer credit reports; the application to civil eviction filings specifically has been debated in legal circles, and some screening companies report eviction judgments for the full seven years regardless. Michigan does not have a separate state statute shortening this window for eviction records.

As of June 2026, Michigan is actively considering legislation — including Senate Bill 374 (2025 session) — that would allow courts to seal eviction records under defined circumstances, such as when a case was dismissed, resolved in the tenant’s favor, or resolved through a consent agreement. This legislation had not been enacted as of this writing, but advocates and legal aid organizations are actively monitoring its progress. Members should consult Michigan Legal Help or a legal aid organization for the most current status.

If you have an eviction on your record, begin by obtaining a copy of your own tenant screening report under the FCRA. You have the right to a free report if you were denied housing. Review the report for accuracy: verify that the court outcome is correctly reflected, the dates are accurate, and no duplicate or erroneous entries appear. If you find errors, you have the right to dispute them with the screening company in writing.

When approaching a landlord directly, prepare a brief written explanation — sometimes called a housing narrative — that addresses what happened, what has changed, and why you are a reliable tenant now. Offer references, proof of stable income, a larger security deposit if allowed, or a co-signer where appropriate. Many independent landlords are more flexible than large property management companies that rely entirely on automated screening.

Member Next Steps

Request your tenant screening report from any company that screened you; federal law entitles you to a free copy upon denial. Review all district court records involving your name at the Michigan courts public records portal. Contact Michigan Legal Help or your local legal aid organization if you believe your record is inaccurate or if you want guidance on the current status of eviction sealing legislation. Ask housing navigators about landlords and properties that use individualized screening or that participate in reentry and second-chance housing programs. This is informational only and not legal advice.

Eviction proceedings in Michigan are governed primarily by the Summary Proceedings Act, MCL 600.5701 through MCL 600.5759, which establishes the procedural mechanics of a landlord’s action for possession of residential property. The Landlord-Tenant Relationships Act, MCL 554.601 through MCL 554.640, addresses substantive tenant rights, including security deposits, habitability obligations, and unlawful removal. Together, these statutes form the backbone of Michigan residential tenancy law.

Grounds for eviction, timelines for notices, and procedural requirements vary by the basis for the action. MCL 600.5714 governs most residential eviction grounds, including nonpayment of rent, lease violations, holding over, and actions involving illegal drug activity. For nonpayment of rent, the landlord must serve a seven-day Demand for Possession before filing; for lease violations other than nonpayment, the notice period is governed by lease terms and the nature of the violation.

The District Court System

Michigan eviction proceedings are heard exclusively in the state’s 105 district courts, each of which maintains its own public docket. The 36th District Court in Detroit handles the highest volume of eviction cases in the state. Records from district courts are accessible through the Michigan Courts’ online case search system, though not all courts have uniform online availability. Third-party tenant screening companies routinely conduct bulk data pulls from these records to populate consumer background check databases.

FCRA and Tenant Screening Implications

The Fair Credit Reporting Act, 15 U.S.C. § 1681 et seq., establishes the national framework for tenant background checks. Under 15 U.S.C. § 1681c(a)(5), consumer reporting agencies may not report any adverse item of information that predates the report by more than seven years, with limited exceptions. For eviction filings, the seven-year window is generally measured from the date of the filing or judgment. However, the FCRA does not specifically categorize eviction records as a named adverse item, leaving some interpretive uncertainty. Landlords who use tenant screening reports as the basis for adverse housing decisions must comply with FCRA adverse action requirements under 15 U.S.C. § 1681m, including providing the applicant with a written adverse action notice, the name of the screening company, and the applicant’s right to dispute.

Michigan does not have a separate consumer protection statute that expressly limits the reporting period for eviction records below the FCRA’s seven-year baseline. However, the Michigan Consumer Protection Act, MCL 445.901 et seq., and the Elliott-Larsen Civil Rights Act, MCL 37.2501 et seq., may provide supplemental consumer and fair housing protections in the housing screening context.

Fair Housing Implications

Although Michigan law does not currently designate criminal history or eviction history as a protected class, overly broad or blanket screening policies based on eviction records can implicate fair housing law if they produce a disparate impact on protected classes. HUD’s April 2016 Guidance on Application of Fair Housing Act Standards to the Use of Criminal Records by Providers of Housing (which, while focused on criminal records, articulates disparate impact principles applicable to screening broadly) and the disparate impact theory under the Elliott-Larsen Civil Rights Act are relevant analytical frameworks. Organizations like the Fair

Housing Center of Metropolitan Detroit have pursued fair housing investigations involving screening practices that disproportionately exclude protected groups.

As of April 2, 2025, source of income became a protected class under the Elliott-Larsen Civil Rights Act following the enactment of legislation signed by Governor Whitmer. This means a landlord may no longer refuse to rent to a tenant solely because the tenant pays with a housing voucher or other lawful subsidy. This protection is directly relevant to eviction-history screening when the housing subsidy is a factor.

Michigan Senate Bill 374 (2025-2026 legislative session) proposed a framework under which courts could seal eviction records in specific circumstances, including cases that were dismissed, resolved in the tenant’s favor, or settled through a consent judgment. As of June 2026, this legislation had not been enacted into law; members and practitioners should verify current legislative status with Michigan Legal Help or the Michigan Legislature’s bill tracking system at legislature.mi.gov.

Practitioner Navigation

Housing advocates and legal aid attorneys working with Michigan tenants facing eviction-record barriers should pursue the following strategies: (1) obtain the full consumer report under the FCRA and submit formal written disputes for any inaccurate or outdated data; (2) assess whether the landlord complied with FCRA adverse action notice requirements; (3) evaluate whether the landlord’s blanket eviction-history policy produces disparate impact on protected classes under the Elliott-Larsen Civil Rights Act; (4) advise clients on PHAs that conduct individualized assessments rather than automated denials for eviction histories; and (5) monitor Michigan SB 374 or its successor for enacted sealing procedures.

For tenants currently in eviction proceedings, attorneys should explore the availability of payment plans, consent judgments with agreed dismissal language, and 36th District Court’s diversion or mediation programs where available.

This is informational only and not legal advice.

Michigan’s eviction framework is grounded in the Summary Proceedings Act, MCL 600.5701–MCL 600.5759, which establishes procedures for landlords to recover possession through district court. The Landlord-Tenant Relationships Act, MCL 554.601–554.640, governs substantive rights, including notice requirements, deposit rules, and landlord habitability obligations. The seven-day notice requirement for nonpayment of rent is set out in MCL

600.5714(1)(b). The federal Fair Credit Reporting Act, 15 U.S.C. § 1681 et seq., governs how consumer reporting agencies collect, maintain, and report eviction records. HUD’s fair housing guidance and the Elliott-Larsen Civil Rights Act, MCL 37.2101 et seq., establish additional protective frameworks that bear on screening practices. Michigan’s source of income protection, enacted effective April 2, 2025, extended the Elliott-Larsen Act to prohibit discrimination based on lawful income sources, including housing vouchers. Michigan Senate Bill 374 (2025 session) proposed a court-based eviction record sealing mechanism; practitioners should verify current legislative status at legislature.mi.gov.

Eviction records in Michigan enter the public domain the moment a landlord files a Complaint for Possession in district court. Third-party tenant screening companies aggregate records from all 105 Michigan district courts and distribute them in background check packages to landlords and property managers. These reports typically display the filing date, case number, court of jurisdiction, parties’ names, nature of the action (nonpayment, lease violation, etc.), and the disposition. Even cases dismissed for payment or resolved through settlement appear as filings.

Most large property management firms in Michigan use automated screening thresholds that flag any eviction filing within three to seven years. Independent landlords may be more willing to review individual circumstances. PHAs administering HCV programs are required by HUD to conduct individualized assessments but retain significant discretion in their policies. Eviction judgments may also appear on credit reports as civil judgments or collection accounts if referred to a collection agency, compounding the screening impact through two separate channels — the background report and the credit report.

Michigan Legal Help

Statewide scope Phone: (888) 783-8190 Website: https://michiganlegalhelp.org. What it helps with: Legal information, self-help tools, eviction defense resources, and referrals to local legal aid Legal Services of South Central Michigan

Ann Arbor and surrounding counties Phone: (734) 665-6181 Website: https://lsscm.org. What it helps with: Free legal representation and advice for income-qualifying tenants facing eviction

Michigan Legal Services

Statewide/Detroit focus Phone: (313) 964-4130 Website: https://www.milegalservices.org. What it helps with: Systemic advocacy and direct representation in housing and eviction-related matters Detroit Justice Center

Detroit / Wayne County Phone: (313) 638-5651 Website: https://detroitjusticecenter.org. What it helps with: Housing justice advocacy, eviction defense, and legal representation for Detroit-area tenants Lakeshore Legal Aid

Southeast Michigan and Thumb region Phone: (888) 783-8190 (statewide referral) Website: https://www.lakeshorelegalaid.org. What it helps with: Free civil legal services to low-income residents including eviction defense Fair Housing and Civil Rights

Fair Housing Center of Metropolitan Detroit

Detroit and metro area Phone: (313) 579-3247 Website: https://www.fairhousingdetroit.org. What it helps with: Investigating housing discrimination complaints, including discriminatory screening practices Fair Housing Center of West Michigan

Grand Rapids and West Michigan Phone: (616) 451-2980 Website: https://fhcwm.org. What it helps with: Fair housing testing, education, and complaint investigation in West Michigan Fair Housing Center of Southeast and Mid Michigan

Ann Arbor, Lansing, and surrounding areas Phone: (734) 827-6100 Website: https://fhcmichigan.org. What it helps with: Fair housing enforcement, source of income discrimination complaints, criminal background screening guidance Michigan Department of Civil Rights

Statewide Phone: (800) 482-3604 Website: https://www.michigan.gov/mdcr. What it helps with: Filing housing discrimination complaints under the Elliott-Larsen Civil Rights Act Housing Counseling / HUD-Approved Counseling

HUD-Approved Housing Counselors (Michigan List)

Statewide Website: https://www.hud.gov/states/michigan/renting. What it helps with: Connect with HUD-approved counseling agencies for rental assistance, housing navigation, and eviction prevention Public Housing Authorities / Voucher Offices

Michigan State Housing Development Authority (MSHDA)

Statewide Phone: (517) 373-8370 Website: https://www.michigan.gov/mshda. What it helps with: HCV voucher administration, affordable housing programs, fair housing guidance Detroit Housing Commission

Detroit Phone: (313) 877-8000 Website: https://www.detroithousingcommission.org. What it helps with: Public housing and voucher programs in Detroit Grand Rapids Housing Commission

Grand Rapids Phone: (616) 235-2600 Website: https://www.grhousing.org. What it helps with: Public housing and HCV programs in Grand Rapids D. Source Ledger

Michigan Summary Proceedings Act — MCL 600.5701 et seq.: https://legislature.mi.gov/doc.aspx?mcl-600-5701

Michigan Landlord-Tenant Relationships Act — MCL 554.601 et seq.: https://legislature.mi.gov/doc.aspx?mcl-554-601

FCRA, 15 U.S.C. § 1681 et seq. — Tenant Background Checks and Your Rights, FTC: https://consumer.ftc.gov/articles/tenant-background-checks-and-your-rights

Michigan Courts Case Search: https://courts.michigan.gov/opinions_orders/case_search/pages/default.aspx

Michigan Legislature Bill Tracking (SB 374, 2025): https://legislature.mi.gov

Source of Income Protection — Fair Housing Center of Southeast and Mid Michigan: https://fhcmichigan.org/know-your-rights/source-of-income/

Michigan Legal Help — Eviction for Nonpayment of Rent: https://michiganlegalhelp.org/resources/housing/eviction-nonpayment-of-rent

MSHDA Fair Housing Page: https://www.michigan.gov/mshda/fairhousing

Michigan Legislature — Eviction Record Sealing Bill Analysis (SB 374): https://legislature.mi.gov/documents/2025-2026/billanalysis/Senate/pdf/2025-SFA-0374-F.pdf

This is informational only and not legal advice.

This is informational only and not legal advice.

A broken lease in Michigan refers to a tenant vacating a rental unit before the lease’s expiration date without completing the legally recognized steps required for early termination. The financial and reputational consequences depend heavily on the circumstances. Under Michigan law, MCL 554.633, a landlord has a duty to mitigate damages after a tenant leaves — meaning the landlord must make reasonable efforts to re-rent the unit rather than simply collecting rent through the end of the lease term from the departing tenant. If the landlord fails to mitigate, the tenant’s financial exposure may be reduced.

Broken lease records appear in tenant screening reports sourced from prior landlord references, previous tenancy databases, and civil court records if the landlord filed a small claims or civil action to collect the debt. If the debt was sent to collections, a collections account may also appear on the tenant’s credit report under the FCRA’s seven-year reporting window.

Michigan law provides specific legal justifications for early lease termination without full financial penalty, including: active military deployment under the federal Servicemembers Civil Relief Act; landlord breach of the warranty of habitability; the tenant’s need to leave due to domestic violence, sexual assault, or stalking under MCL 554.601b; and senior or disability-related relocation in limited circumstances. If one of these justifications applies, documenting it properly may limit or eliminate the reported debt.

This is informational only and not legal advice.

When a tenant departs a Michigan rental unit before the lease end date without completing a legally recognized exit process, the landlord may pursue several avenues: holding the security deposit, initiating a small claims or civil action for unpaid rent and damages, referring the unpaid balance to a collections agency, or filing a negative report with a prior-tenancy database. Any of these actions may create records that future landlords will see.

Michigan Landlord Mitigation Duty

Under MCL 554.633, Michigan landlords have a statutory duty to take reasonable steps to re-rent a vacated unit. This is a tenant protection that limits financial liability. If a landlord simply stops trying to lease the unit after a tenant leaves and demands full remaining rent through the lease term, a court may reduce the award to reflect only the period the unit was genuinely unleasable despite reasonable efforts. Tenants who face collection lawsuits after a broken lease should investigate whether the landlord met this mitigation requirement.

Legally Recognized Early Termination Grounds

Michigan law recognizes specific grounds under which a tenant may terminate a lease early without the full financial consequences of a standard break:

The first ground involves military service. Under the federal Servicemembers Civil Relief Act (SCRA), 50 U.S.C. § 3901 et seq., an active-duty service member who receives deployment orders or a permanent change of station may terminate a lease by providing proper written notice and a copy of military orders.

The second ground involves domestic violence, sexual assault, or stalking. MCL 554.601b allows a tenant who is a victim of domestic violence, sexual assault, or stalking to terminate a lease early by providing written notice and qualifying documentation, such as a police report, a personal protection order, or a statement from a licensed professional.

The third ground involves landlord breach. If a landlord fails to maintain the unit in compliance with MCL 554.139 — Michigan’s warranty of habitability provision — and fails to repair conditions materially affecting health or safety after proper written notice, a tenant may have a legal basis to terminate the lease and contest financial liability.

The fourth ground involves code violations. If the unit has been condemned or declared uninhabitable by a local housing or building authority, the lease may be voidable under Michigan law and applicable local ordinances.

Where the Record Appears

After a broken lease, records may surface in several places. Court records from small claims or civil proceedings in district court are public. Collection accounts from unpaid rent or damages appear on credit reports and are governed by the FCRA’s seven-year window. Prior tenancy databases, such as those compiled by national screening companies, may include direct landlord-reported histories. Landlord reference calls remain a primary and unregulated screening mechanism through which prior landlords may disclose negative tenancy history verbally.

If you terminated a lease early for a protected reason — military orders, domestic violence, uninhabitable conditions, or condemnation — gather all documentation you provided to the landlord at the time and retain it for future rental applications. If the landlord is reporting a debt inaccurately, you have the right under the FCRA to dispute the information with the credit bureau or screening company.

If the debt is legitimate and unresolved, consider whether paying or settling the amount would remove the collection account, and whether you can obtain a written agreement from the debt holder to delete the reporting upon payment. This is not guaranteed but is worth attempting in writing.

When applying for new housing, proactively addressing the broken lease in a written narrative — explaining what happened, when it occurred, and what has changed since — can be more effective than allowing a landlord to discover it and make assumptions.

Member Next Steps

Obtain your credit report at AnnualCreditReport.com to check for collection accounts related to the broken lease. Request a tenant background report from any screening company used in a denial to review what tenancy data was reported. Consult a legal aid attorney if you believe your early termination was protected by law and the landlord is pursuing you for the full balance. Contact a housing navigator or HUD-approved housing counselor to identify second-chance landlords and rental programs. This is informational only and not legal advice.

Broken lease liability in Michigan is governed by a combination of statutory provisions and common law contract principles. The primary statute establishing the landlord’s mitigation obligation is MCL 554.633, which states that a landlord may not recover rent for any period after a tenant vacates if the landlord fails to take reasonable steps to re-let the premises. This provision is a tenant-protective departure from pure contract principles and reflects Michigan’s legislative choice to limit windfall recovery by landlords.

MCL 554.601b governs early lease termination by victims of domestic violence, sexual assault, or stalking. A tenant qualifying under this statute must provide written notice of intent to terminate and attach qualifying documentation: a police report, a personal protection order issued by a court, documentation from a shelter or victim services provider, or a statement from a licensed healthcare provider or advocate. Upon receipt of proper notice and documentation, the lease terminates 30 days after the next rent due date or such earlier date as the landlord agrees. The tenant remains liable only for rent through the termination date.

MCL 554.139 establishes the landlord’s warranty of habitability, requiring the landlord to maintain the premises in a condition fit for human habitation and in compliance with local code. A landlord’s material breach of MCL 554.139 — uncorrected after written notice — may justify a tenant’s early departure and provide a defense to breach of lease claims.

The federal Servicemembers Civil Relief Act (SCRA), 50 U.S.C. § 3955, provides that a service member who receives deployment orders for at least 90 days or permanent change of station

orders may terminate a residential lease by providing written notice with a copy of the orders. The termination becomes effective 30 days after the next rental due date following notice.

Tenant Screening and FCRA

Under the FCRA, 15 U.S.C. § 1681c, adverse information generally cannot be reported for more than seven years. A collections account originating from unpaid rent following a broken lease will remain on the credit report for seven years from the date of first delinquency. Civil judgments entered against a former tenant in district court are similarly governed by the seven-year window under FCRA, though the judgment may remain enforceable as a legal matter longer under Michigan’s judgment enforcement statutes, MCL 600.5809 (six-year lien) and MCL 600.6013 (post-judgment interest).

Prior tenancy databases — such as those maintained by companies like LexisNexis Resident History Report, TransUnion SmartMove, and others — are consumer reporting agencies subject to the FCRA. Tenants who receive an adverse action notice based on a prior tenancy report have the right under 15 U.S.C. § 1681m to request a free copy of the report and dispute inaccurate data within the statutory dispute process.

Fair Housing Considerations

Screening policies that categorically deny applicants based solely on any broken lease history, without individualized assessment, may produce disparate impact on protected classes if the incidence of broken leases correlates with protected characteristics (such as prior victims of domestic violence, who are disproportionately women and members of certain racial groups). The Elliott-Larsen Civil Rights Act, MCL 37.2502, prohibits housing discrimination on the basis of sex, race, national origin, religion, color, marital status, age, familial status, and physical and mental disability. Source of income protection, effective April 2, 2025, extends to voucher holders who may also carry prior broken lease histories due to housing instability.

PHA and HCV Implications

Public housing authorities in Michigan may consider tenancy history — including broken leases with amounts owed — in their eligibility determinations for HCV vouchers and public housing. PHAs are required under HUD guidance to conduct individualized assessments rather than applying automatic categorical exclusions, except in cases involving mandatory denial categories (such as registered sex offender status for certain program types). A broken lease with an outstanding debt does not automatically disqualify an applicant from HCV or public housing, but it may factor into a PHA’s discretionary decision-making.

Practitioner Navigation

Legal advocates working with clients who have broken leases should: (1) verify whether the early termination was legally justified under MCL 554.601b, SCRA, or MCL 554.139; (2) assess

whether the landlord fulfilled the MCL 554.633 mitigation duty before pursuing damages; (3) review the FCRA report for accurate reporting and compliance with adverse action notification requirements; (4) evaluate whether a settlement or satisfaction of judgment or collection account can be negotiated in exchange for deletion or correction of the reported record; and (5) assess any fair housing implications of categorical screening policies.

This is informational only and not legal advice.

Broken lease liability and early termination rights in Michigan are governed by the following primary authorities: MCL 554.633 (landlord duty to mitigate damages); MCL 554.601b (early termination by domestic violence, sexual assault, or stalking victims); MCL 554.139 (warranty of habitability); MCL 600.5714 (grounds and procedures for eviction); the federal Servicemembers Civil Relief Act, 50 U.S.C. § 3955 (military early termination); and the FCRA, 15 U.S.C. § 1681 et seq. (consumer reporting standards and tenant screening). The Elliott-Larsen Civil Rights Act, MCL 37.2101 et seq., provides fair housing protections including source of income (effective April 2, 2025). Michigan’s Landlord-Tenant Relationships Act, MCL 554.601–554.640, addresses foundational tenancy rights, notice obligations, and security deposit procedures under MCL 554.602 et seq.

A broken lease can affect housing applications through multiple simultaneous channels. Civil court filings or small claims judgments in Michigan district courts are public records and may be captured by tenant screening databases. Unpaid balances sent to collections appear on credit reports as collection accounts for up to seven years. Prior tenancy databases maintained by consumer reporting agencies reflect negative rental histories reported directly by landlords. Landlord reference checks remain a common informal screening tool. Each of these channels operates independently, meaning a tenant may face screening consequences through all of them simultaneously for a single broken lease event. The cumulative screening effect can be significant, particularly for applicants applying to large property management companies that use algorithmic screening platforms.

Michigan Legal Help

Statewide Phone: (888) 783-8190

Website: https://michiganlegalhelp.org. What it helps with: Legal information and self-help tools for lease disputes, early termination rights, and tenant screening Michigan Legal Services

Statewide / Detroit focus Phone: (313) 964-4130 Website: https://www.milegalservices.org. What it helps with: Direct representation and systemic housing advocacy for income-qualifying individuals Legal Services of South Central Michigan

Ann Arbor and surrounding area Phone: (734) 665-6181 Website: https://lsscm.org. What it helps with: Free civil legal assistance including lease disputes and early termination advice Michigan Advocacy Program (MAP)

Lansing region Phone: (517) 485-6095 Website: https://www.michadvocacy.org. What it helps with: Housing advocacy and legal referrals for low-income tenants in the Lansing area Fair Housing and Civil Rights

Fair Housing Center of Metropolitan Detroit

Detroit metro area Phone: (313) 579-3247 Website: https://www.fairhousingdetroit.org. What it helps with: Investigating discriminatory screening practices, source of income discrimination complaints Fair Housing Center of West Michigan

Grand Rapids Phone: (616) 451-2980 Website: https://fhcwm.org. What it helps with: Fair housing testing and complaint investigation in West Michigan Michigan Department of Civil Rights (MDCR)

Statewide Phone: (800) 482-3604 Website: https://www.michigan.gov/mdcr

What it helps with: Filing civil rights complaints related to housing discrimination under the Elliott-Larsen Act Housing Counseling / HUD-Approved Counseling

HUD Housing Counseling Agencies — Michigan

Statewide Website: https://www.hud.gov/states/michigan/renting. What it helps with: Rental counseling, debt management guidance, and housing navigation services Consumer Credit Support

National/online Website: https://www.consumerfinance.gov/consumer-tools/credit-reports-and-scores. What it helps with: Disputing inaccurate credit report entries including collection accounts from broken leases AnnualCreditReport.com

National Website: https://www.annualcreditreport.com. What it helps with: Obtaining free credit reports from the three major bureaus to review broken lease-related accounts D. Source Ledger

MCL 554.633 — Landlord duty to mitigate: https://legislature.mi.gov/doc.aspx?mcl-554-633

MCL 554.601b — Early termination for domestic violence victims: https://legislature.mi.gov/doc.aspx?mcl-554-601b

MCL 554.139 — Warranty of habitability: https://legislature.mi.gov/doc.aspx?mcl-554-139

Servicemembers Civil Relief Act, 50 U.S.C. § 3955: https://uscode.house.gov

FCRA adverse action provisions — 15 U.S.C. § 1681m: https://consumer.ftc.gov/articles/tenant-background-checks-and-your-rights

Michigan Breaking Lease Laws — DoorLoop: https://www.doorloop.com/laws/breaking-a-lease-in-michigan-tenant-property-manager-rights

Michigan Legal Help — Tenant Rights and Responsibilities: https://michiganlegalhelp.org/resources/housing/tenant-rights-and-responsibilities

Michigan Legislature — Landlord Tenant Practical Guide (PDF): https://www.legislature.mi.gov/publications/tenantlandlord.pdf

Fair Housing Center of Southeast and Mid Michigan — Source of Income Protection: https://fhcmichigan.org/know-your-rights/source-of-income/

This is informational only and not legal advice.

This is informational only and not legal advice.

Michigan uses two primary deferred adjudication mechanisms in the criminal context: the Holmes Youthful Trainee Act (HYTA), codified at MCL 762.11 et seq., and the drug offense deferral under MCL 333.7411. These are Michigan’s equivalents to what other states call deferred adjudication, pretrial diversion, or conditional discharge. They share the core purpose of allowing eligible individuals to complete a period of probation or supervision without receiving a public conviction record if they successfully comply with all conditions.

Under HYTA, a court assigns a qualifying individual between the ages of 18 and under 26 (as of October 1, 2021) to youthful trainee status. If successfully completed, the case is not publicly accessible as a conviction. Under Section 7411, a first-time drug offender charged with possession or use of a controlled substance may be placed on probation, and upon successful completion, the court dismisses the charge without a public conviction entering the record.

For housing purposes, the critical distinction is between a program that is currently pending and one that has been successfully completed. During the supervision period, the matter is pending and may appear in some background screening contexts depending on how the court’s records are structured. After successful completion, the record is sealed from public access under Michigan law. However, private background screening companies may lag in updating their databases, and members should verify their records before applying for housing.

This is informational only and not legal advice.

Michigan does not use the term “deferred adjudication” in the way that Texas does. Instead, Michigan has two distinct statutory mechanisms that accomplish a functionally similar result: the Holmes Youthful Trainee Act (HYTA) under MCL 762.11 et seq., and the drug offense deferral under MCL 333.7411. Each applies to a specific category of offenders and offenses. Understanding which mechanism applied to your case — and its exact current status — is essential for housing navigation.

The Holmes Youthful Trainee Act (HYTA)

HYTA was originally designed to give young offenders a path to a clean record. As amended by 2020 PA 396, effective October 1, 2021, HYTA eligibility extends to individuals who were between the ages of 18 and under 26 at the time of the offense. Under MCL 762.11, a court may assign an eligible individual to “youthful trainee” status. During the trainee period, the individual is placed on probation with conditions set by the court. If all conditions are met and probation is completed successfully, the case is not publicly accessible as a conviction.

Important limitations apply. HYTA is not available for certain serious offenses, including those punishable by life imprisonment, criminal sexual conduct in the first or second degree, and certain other enumerated felonies. If the individual was between ages 21 and under 26 at the time of the offense, prosecutorial consent is required. Additionally, HYTA status is limited in most circumstances to a single use.

Section 7411 Drug Deferral

MCL 333.7411 provides a specific deferral mechanism for first-time offenders charged with possession or use of a controlled substance under Michigan’s Public Health Code. Under this statute, the court may defer entry of judgment, place the defendant on probation, and upon successful completion, dismiss the charge. The record of the case is then not available to the public. Like HYTA, Section 7411 status is generally a one-time opportunity and does not apply to delivery or manufacturing charges.

Housing Screening Implications

When a HYTA or Section 7411 disposition has been successfully completed and closed, Michigan law provides that the record is not publicly accessible. This means private landlords conducting standard background checks through court records portals should not be able to find a public conviction on file. However, several practical caveats apply.

First, background screening companies may not update their databases promptly after a case is closed. A database that captured the initial arrest or charge filing may still show that entry even after the case was sealed or dismissed. Members should review their records through any background screening company before applying and dispute outdated entries.

Second, law enforcement agencies and courts retain access to sealed HYTA and Section 7411 records for defined purposes, including use in future criminal proceedings. These records are not expunged in the traditional sense — they are sealed from public access but retained in law enforcement systems.

Third, federal housing programs — including HCV programs administered by PHAs — may conduct criminal background checks through channels, including law enforcement databases, that may surface sealed records. PHA screening practices vary.

For most private rental applications, a successfully completed HYTA or Section 7411 deferral should not appear in the record of public court proceedings. This gives members in this category a meaningful advantage over those with public convictions, provided they verify the accuracy of screening databases in advance.

Michigan’s Clean Slate Act and HYTA/7411

Michigan’s Clean Slate legislation, effective April 11, 2023, primarily addresses the automatic and petition-based expungement of public convictions. HYTA and Section 7411 records that were never publicly accessible as convictions operate under their own sealing framework and are generally not subject to the Clean Slate expungement process in the same way. However, Clean Slate may be relevant if a member has both a HYTA/7411 case and separately a public conviction on their record.

Member Next Steps

Contact the court where your HYTA or Section 7411 case was heard to confirm that the case was successfully completed and properly sealed. Run your own background check through a consumer screening service to see what, if anything, is appearing for your name.

If a sealed record is appearing incorrectly in a background check, dispute it with the screening company under the FCRA. Consult a housing navigator or legal aid attorney if a landlord denies you based on a record you believe should not be publicly accessible. This is informational only and not legal advice.

The Holmes Youthful Trainee Act is codified at MCL 762.11 through MCL 762.15. MCL 762.11 establishes the core eligibility parameters: the individual must have been between the ages of 17 and under 21 (prior to October 1, 2021) or between 18 and under 26 (beginning October 1, 2021) at the time of the criminal offense. The court may assign the individual to youthful trainee status without entering a judgment of conviction, meaning the case does not publicly generate a conviction record during the supervision period. MCL 762.12 establishes that while assigned to trainee status, the individual is in the care and jurisdiction of the court and may be subject to probation conditions. MCL 762.14 governs what occurs upon successful completion — the court discharges the individual, and the matter is not accessible to the public as a conviction. MCL 762.15 addresses revocation of trainee status for violations.

HYTA is categorically unavailable for offenses punishable by life imprisonment, for criminal sexual conduct in the first or second degree, and for certain other listed serious offenses. Per the 2021 amendment, prosecutorial consent is required for individuals who were between the ages of 21 and under 26 at the time of the offense. HYTA is generally a once-in-a-lifetime disposition and is not available to individuals who have previously been assigned trainee status.

Statutory Framework — Section 7411

MCL 333.7411 provides that when an individual who has not previously been convicted of a drug offense under Article 7 of the Public Health Code or under any similar federal or state statute is charged with a first offense involving possession or use of a controlled substance, the court may defer entry of the judgment of guilt and place the defendant on probation. Upon satisfactory completion of probation, the court dismisses the charge and discharges the defendant, and the proceedings are not a public record. The statute is explicit that Section 7411 is a one-time benefit. A person who has previously been discharged under Section 7411 or under a similar out-of-state provision is ineligible.

Public Accessibility Standards

Under MCL 762.14 (HYTA) and MCL 333.7411 (drug deferral), records of successfully completed proceedings are shielded from public access. This means that standard court record inquiries through Michigan’s public-facing systems should not produce a conviction record. The Michigan State Police conviction record database, which landlords may access through

background screening companies, should similarly not reflect a successfully completed HYTA or 7411 disposition as a conviction.

However, these records are not physically destroyed or expunged in the traditional legal sense. Law enforcement agencies, courts, prosecutors, and the Michigan Department of Corrections retain access to sealed HYTA and 7411 records for defined legal purposes, including use in future criminal proceedings, sex offender registry assessments, and parole or probation background work.

FCRA and Screening Company Database Lag

Even when a HYTA or Section 7411 case has been properly closed and sealed, the original charge data may persist in third-party screening company databases due to database latency. The FCRA, 15 U.S.C. § 1681e(b), requires consumer reporting agencies to follow reasonable procedures to assure maximum possible accuracy of the information they report. Reporting a sealed or non-public disposition that has been closed without conviction — if the screening company is aware of the closure — may constitute a violation of this accuracy standard. Tenants who discover that a sealed HYTA or 7411 record is appearing in their background reports should dispute the entry under 15 U.S.C. § 1681i and, if the dispute is unresolved, may have a civil cause of action under 15 U.S.C. § 1681n or § 1681o.

PHA and Federal Housing Program Screening

PHAs administering HCV programs through MSHDA or independently may have access to criminal history information through law enforcement databases that exceed the reach of private screening companies. Sealed HYTA and Section 7411 records may be visible to PHAs in some circumstances. Under HUD guidance and the Fair Housing Act, PHAs must conduct individualized assessments and may not apply blanket categorical exclusions except in the mandatory denial categories established by federal statute (methamphetamine manufacture on federally-assisted premises, registered sex offender status for certain program types). A sealed HYTA or Section 7411 record that does not reflect a final public conviction should generally weigh favorably in an individualized PHA assessment.

Michigan’s Clean Slate Act, enacted in 2020 and fully operative as of April 11, 2023 (2020 PA 193), created automatic expungement mechanisms for certain public conviction records. The automatic expungement program runs on a rolling basis through the Michigan State Police. Because HYTA and Section 7411 records were never publicly accessible as convictions, they exist in a separate legal category from those addressed by Clean Slate’s automatic expungement provisions. However, Clean Slate’s petition-based process may be relevant for members who have a combination of sealed HYTA/7411 matters and separate public conviction records.

Practitioner Navigation

Legal advocates assisting clients with HYTA or Section 7411 records should: (1) obtain verification from the originating court that the matter was properly closed and sealed; (2) run a consumer background report to audit what, if anything, screening companies are reporting; (3) dispute any erroneous or outdated entries under the FCRA; (4) advise clients that PHA screening may reach further than private landlord screening and prepare appropriate disclosure and narrative documentation; (5) evaluate whether the client’s record qualifies for Clean Slate automatic or petition-based expungement separately from the HYTA/7411 disposition; and (6) document any HYTA or 7411 discharge orders for the client to retain and present proactively if needed.

This is informational only and not legal advice.

HYTA is codified at MCL 762.11–762.15. The 2021 amendment (2020 PA 396, effective October 1, 2021) expanded age eligibility from under 21 to under 26 at the time of the offense, with prosecutorial consent required for ages 21 through under 26. MCL 333.7411 governs the drug offense deferral under Michigan’s Public Health Code. Michigan’s Clean Slate Act (2020 PA 193, fully operative April 11, 2023) provides automatic and petition-based expungement for eligible public convictions, operating parallel to — but largely separate from — HYTA and 7411 sealing. The FCRA, 15 U.S.C. § 1681 et seq., governs consumer reporting accuracy and dispute rights for tenant screening. HUD’s 2016 Guidance on Criminal Records in Housing (applicable to PHAs and federally-assisted housing) establishes the individualized assessment standard. The Elliott-Larsen Civil Rights Act, MCL 37.2101 et seq., and the source of income protection effective April 2, 2025, provide additional fair housing layers for Michigan housing applicants.

For most private housing applications, a successfully completed and properly sealed HYTA or Section 7411 disposition should not appear as a public conviction record. However, screening company database latency, law enforcement database access by PHAs, and the possibility of errors in consumer reports mean that members must proactively verify what is appearing before they apply. Court records are accessible statewide through the Michigan courts case search portal. Background screening companies aggregate data independently and may not reflect sealing in real time. PHAs with access to law enforcement databases may encounter these records in screening contexts not visible to private landlords. Understanding the difference between what a private landlord sees through a screening service and what a PHA may access through a law enforcement inquiry is critical for accurate housing navigation.

Michigan Legal Help — Expungement and Criminal Record Resources

Statewide Phone: (888) 783-8190 Website: https://michiganlegalhelp.org/resources/crime-and-traffic/overview-of-michigans-expungement-laws. What it helps with: Guidance on HYTA, 7411, and Clean Slate expungement; record verification assistance State Appellate Defender Office (SADO)

Statewide Phone: (313) 256-9833 Website: https://www.sado.org. What it helps with: Appellate defense, record clarification, and HYTA-related legal issues Michigan Innocence Clinic / University of Michigan Law

Ann Arbor Phone: (734) 763-1185 Website: https://www.law.umich.edu/clinical/innocenceclinic. What it helps with: Record challenges and wrongful conviction issues; referrals for HYTA complications Lakeshore Legal Aid

Southeast Michigan and Thumb region Phone: (888) 783-8190 (statewide referral) Website: https://www.lakeshorelegalaid.org. What it helps with: Legal assistance including record review and housing denial disputes Fair Housing and Civil Rights

Fair Housing Center of Southeast and Mid Michigan

Ann Arbor, Lansing Phone: (734) 827-6100 Website: https://fhcmichigan.org. What it helps with: Housing discrimination complaints; screening policy reviews Michigan Department of Civil Rights

Statewide Phone: (800) 482-3604

Website: https://www.michigan.gov/mdcr. What it helps with: Elliott-Larsen Act complaints; housing discrimination investigations Housing Counseling / HUD-Approved Counseling

HUD Housing Counseling Agencies — Michigan

Statewide Website: https://www.hud.gov/states/michigan/renting. What it helps with: Housing navigation and rental application support for individuals with record barriers Reentry and Criminal Record Support

Michigan Collaborative to End Mass Incarceration (MI-CEMI)

Statewide Website: https://michigancollaborative.org/reentry. What it helps with: Reentry services, record navigation, housing and employment guidance Safe and Just Michigan

Statewide Website: https://safeandjustmi.org. What it helps with: Clean Slate self-assessment tool; expungement navigation and advocacy Michigan Attorney General — Clean Slate Program

Statewide Website: https://www.michigan.gov/ag/initiatives/expungement-assistance/automatic-expungements-michigan-clean-slate. What it helps with: Information on Michigan’s automatic expungement program and eligibility Public Housing Authorities / Voucher Offices

MSHDA Housing Choice Voucher Program

Statewide Phone: (517) 373-8370 Website: https://www.michigan.gov/mshda/rental/housing-choice-voucher. What it helps with: Voucher administration; criminal history screening guidance D. Source Ledger

MCL 762.11 — Holmes Youthful Trainee Act: http://legislature.mi.gov/doc.aspx?mcl-762-11

MCL 762.14 — HYTA discharge and non-public record status: http://legislature.mi.gov/doc.aspx?mcl-762-14

MCL 333.7411 — Drug offense deferral: https://legislature.mi.gov/doc.aspx?mcl-333-7411

Michigan Courts Benchbook — HYTA Overview: https://www.courts.michigan.gov

Michigan Legislature — Everything About HYTA Overview (Tanis Schultz Law): https://www.tanisschultz.com/blog-faq/2025/may/a-fresh-start-for-young-adults/

Michigan Clean Slate — Attorney General: https://www.michigan.gov/ag/initiatives/expungement-assistance/automatic-expungements-michigan-clean-slate

Michigan Clean Slate — Michigan State Police: https://www.michigan.gov/msp/services/chr/conviction-set-aside-public-information/michigan-clean-slate

Safe and Just Michigan — Clean Slate Self-Assessment: https://safeandjustmi.org/self-assessment/

FCRA Accuracy Requirements — 15 U.S.C. § 1681e(b): https://consumer.ftc.gov/articles/tenant-background-checks-and-your-rights

Michigan Legal Help — Overview of Michigan Expungement Laws: https://michiganlegalhelp.org/resources/crime-and-traffic/overview-of-michigans-expungement-laws

This is informational only and not legal advice.

This is informational only and not legal advice.

A misdemeanor conviction in Michigan is a criminal conviction for an offense carrying a maximum punishment of up to one year in jail, typically served in a county jail rather than a state prison. Misdemeanors appear in public court records and in criminal background check reports used by landlords and property managers. Unlike HYTA or Section 7411 dispositions, a standard misdemeanor conviction is a public record from the moment of sentencing.

Michigan’s 105 district courts handle most misdemeanor matters. Records are compiled by the Michigan State Police and are accessible to screening companies. Under the FCRA, criminal conviction records — including misdemeanors — are not subject to the seven-year reporting window that applies to some other adverse items; convictions can be reported indefinitely unless restricted by state law or expunged. Michigan does not have a general state-level restriction limiting misdemeanor reporting to seven years.

However, Michigan’s Clean Slate Act provides a meaningful path forward. Most misdemeanor convictions become eligible for automatic expungement after a seven-year waiting period from the date of sentencing (or completion of any term of imprisonment), provided no subsequent convictions have occurred in the waiting period. Once expunged, the conviction is no longer publicly accessible and generally should not appear in private landlord background checks.

This is informational only and not legal advice.

A misdemeanor conviction in Michigan is a public criminal record that appears in background checks provided to landlords. Michigan law does not prohibit private landlords from considering misdemeanor history, and most standard rental applications ask whether the applicant has a criminal record. Landlords retain broad discretion to decline applicants based on criminal history, with limited fair housing exceptions.

What Misdemeanors Show in Background Checks

Misdemeanor convictions in Michigan are processed by district courts, reported to the Michigan State Police Conviction Records Division, and compiled into the statewide criminal history database. Screening companies access this database as part of background checks. A typical misdemeanor report will show: the offense, the date of conviction, the court, the sentence imposed (jail time, fines, probation), and whether the sentence has been completed. Arrests that did not result in conviction are also accessible through some channels, though arrest records

without a conviction may be subject to separate FCRA scrutiny under 15 U.S.C. § 1681c(a)(2), which restricts reporting of non-conviction arrests older than seven years.

Types of Misdemeanors Commonly Flagged in Screening

Landlords screening criminal records often flag misdemeanor convictions involving violence, property destruction, theft, drug possession, or offenses occurring on or near residential property. Not all misdemeanors are treated equally in screening — a single misdemeanor from a decade ago that does not involve the categories above is far less likely to generate an automatic denial than a recent misdemeanor for property damage or assault. Some large property management firms use broad automated screening criteria that flag any criminal conviction; members should be prepared for variation by landlord type and size.

Michigan’s Clean Slate Act and Misdemeanor Expungement

Michigan’s Clean Slate Act (2020 PA 193), which became fully operative with the automatic expungement process on April 11, 2023, represents one of the most significant tools available to members with misdemeanor convictions. Under the automatic expungement program administered by the Michigan State Police, most eligible misdemeanor convictions are automatically set aside after a seven-year waiting period from the date of sentencing (or, if the individual served jail time, after release). The waiting period clock is generally calculated from the later of sentencing or release.

Automatic expungement does not apply to all misdemeanors. Ineligible offenses include those involving serious crimes against persons, traffic misdemeanors if the offense resulted in a serious injury, criminal sexual conduct, and crimes for which the maximum punishment is ten years or more (which would be felonies). However, the vast majority of low-level misdemeanor convictions — disorderly conduct, minor in possession of alcohol, first-offense drug possession where Section 7411 was not used, petty theft — are eligible after the waiting period.

Once a Michigan misdemeanor conviction has been expunged under Clean Slate or through the petition-based process, the record is set aside under MCL 780.621, removed from public access, and should no longer appear in private landlord background checks. The Michigan State Police updates its records upon expungement, and screening companies should reflect the change in their reports.

Pending vs. Convicted

If a misdemeanor case is pending — meaning charges have been filed but there has been no verdict or plea — that pending case may or may not appear in a background check depending on the type of search. Arrest records without convictions may be disclosed in some reports. Landlords who deny applicants based solely on pending charges should exercise caution; HUD’s guidance on criminal screening in federally-assisted housing specifically cautions against using arrest records without convictions as a basis for denial.

Members with misdemeanor records should take four concrete steps. The first is to verify whether the conviction is eligible for Clean Slate automatic expungement by using the Safe and Just Michigan self-assessment tool at safeandjustmi.org. The second is to check the current status of the record with the Michigan State Police conviction record unit if the expungement waiting period has passed. The third is to run a personal background check through a consumer screening service to see what currently appears before applying for housing. The fourth is to prepare a brief, factual written explanation for landlords who may ask, focusing on the passage of time, changed circumstances, and current stability.

This is informational only and not legal advice.

Michigan misdemeanors are classified by maximum potential punishment: those punishable by up to 93 days are the most minor and are handled exclusively in district court; those punishable by more than 93 days up to one year are more serious misdemeanors also handled in district court; and high-court misdemeanors (sometimes called “wobblers”) punishable by up to two years fall under circuit court jurisdiction in some circumstances. This classification matters for background screening because circuit court records carry higher visibility in some screening contexts.

Under MCL 750.10a and the general provisions of the Michigan Penal Code, MCL 750.1 et seq., misdemeanor offenses are defined as criminal offenses distinct from felonies. District courts maintain dockets that are publicly accessible and regularly aggregated by screening companies.

FCRA and Reporting Standards

Under the FCRA, 15 U.S.C. § 1681c(a)(2), a consumer reporting agency may not report records of arrest, indictment, or conviction of a crime that, from the date of disposition, release, or parole, antedate the report by more than seven years — but this restriction applies only to arrests without convictions, not to convictions themselves. Misdemeanor convictions are not subject to the seven-year cap under the FCRA for tenant screening in Michigan unless restricted by state law or expunged. Michigan does not have a separate state statute restricting the reporting period for conviction records below the FCRA baseline for tenants. This means a 15-year-old misdemeanor conviction that has not been expunged may still legally appear in a Michigan tenant background check.

The automatic expungement provision of Clean Slate, MCL 780.621a, directs the Michigan State Police to automatically set aside eligible convictions after defined waiting periods without requiring any application from the individual. For eligible misdemeanors, the waiting period is seven years from sentencing (or from release from any term of imprisonment). The automatic program operates on a rolling daily basis as of April 11, 2023. To qualify for automatic expungement, a conviction must not be among the ineligible categories listed in MCL 780.621c, which excludes traffic offenses causing injury or death, crimes against children, and other defined serious offenses.

Where automatic expungement has not yet run — or where the offense is ineligible for automatic expungement — the petition-based process under MCL 780.621 remains available for most convictions after the applicable waiting period (three years for misdemeanors in many cases under the petition pathway). Multiple convictions may be expunged in a single petition under the reforms enacted by the Clean Slate package.

HUD Guidance on Misdemeanor Screening

HUD’s April 4, 2016 guidance, “Office of General Counsel Guidance on Application of Fair Housing Act Standards to the Use of Criminal Records by Providers of Housing and Real Estate-Related Transactions,” expressly cautions landlords — including private landlords — that criminal record screening policies must not produce unlawful disparate impact on protected classes. The guidance calls for individualized assessment that considers the nature and severity of the offense, the amount of time elapsed, and the individual’s conduct since the offense. While the guidance is focused on fair housing disparate impact and is directed primarily at federally-assisted housing providers, its principles are relevant to fair housing analyses under state law as well.

Under MCL 37.2502 (Elliott-Larsen Civil Rights Act), a Michigan landlord’s blanket categorical rejection of all applicants with misdemeanors — where that policy produces a statistically demonstrable disparate impact on a protected class — may be challenged as a violation of Michigan fair housing law.

PHA and HCV Screening for Misdemeanors

MSHDA’s Housing Choice Voucher program and independent PHAs in Michigan conduct criminal background checks that include misdemeanor records. PHAs are required by HUD to conduct individualized assessments and may deny applicants only in limited mandatory categories (meth manufacture on federally-assisted premises, sex offender registry for covered programs). For misdemeanor convictions not falling within mandatory denial categories, PHAs retain discretion and must apply their written admission and continued occupancy policies (ACOPs). Advocates should request copies of local PHA ACOPs to understand how specific misdemeanor categories are treated.

Practitioner Navigation

Legal practitioners and housing navigators working with clients carrying misdemeanor records should: (1) use the Safe and Just Michigan self-assessment tool to identify automatic or petition-based expungement eligibility; (2) confirm expungement status with the Michigan State Police Criminal Justice Information Center if the waiting period has elapsed; (3) verify accuracy of consumer background reports and dispute under FCRA where warranted; (4) assess whether the landlord’s criminal screening policy produces disparate impact on protected classes; (5) request PHA ACOPs and prepare individualized assessment narratives for public housing or HCV applications; and (6) advise clients to be proactive, factual, and context-specific in disclosures to landlords who ask.

This is informational only and not legal advice.

Misdemeanor criminal records in Michigan are governed by the Michigan Penal Code, MCL 750.1 et seq.; district court records statutes; MCL 780.621 (petition-based expungement); MCL 780.621a (automatic expungement under Clean Slate, operative April 11, 2023); MCL 780.621c (ineligible offense categories); and the Michigan State Police Criminal History Records Act, MCL 28.241 et seq. The FCRA, 15 U.S.C. § 1681 et seq., governs consumer reporting agency conduct in the tenant screening context. The Elliott-Larsen Civil Rights Act, MCL 37.2101 et seq., provides fair housing protections including source of income (effective April 2, 2025). HUD’s 2016 Criminal Records Guidance establishes the individualized assessment standard for federally-assisted housing providers. Michigan’s Clean Slate Act was enacted as 2020 PA 193 and became fully operative with automatic expungements running beginning April 11, 2023.

Misdemeanor convictions appear in district court public records, in the Michigan State Police criminal history database, and in third-party consumer background check reports. Once expunged, they are removed from public access and should no longer appear in standard background checks. Until expungement, they remain fully reportable under the FCRA with no state-imposed time limit. Landlords vary substantially in how they treat misdemeanor records — large property management firms often use automated screening platforms that flag any criminal conviction; independent landlords may review circumstances individually. PHAs must apply individualized assessment standards under HUD guidance. The nature, recency, and relevance of the misdemeanor to tenancy are the key factors in how it will be weighted in practice.

Michigan Legal Help

Statewide Phone: (888) 783-8190 Website: https://michiganlegalhelp.org. What it helps with: Criminal record expungement information, tenant screening disputes, housing denial guidance Lakeshore Legal Aid

Southeast Michigan / Thumb region Phone: (888) 783-8190 Website: https://www.lakeshorelegalaid.org. What it helps with: Free civil legal services for income-qualifying applicants, including record and housing issues Legal Services of South Central Michigan

Ann Arbor region Phone: (734) 665-6181 Website: https://lsscm.org. What it helps with: Legal advice and representation for tenants with criminal record housing barriers Reentry and Criminal Record Support

Michigan Attorney General — Clean Slate Program

Statewide Website: https://www.michigan.gov/ag/initiatives/expungement-assistance/automatic-expungements-michigan-clean-slate. What it helps with: Automatic expungement eligibility and process information Safe and Just Michigan — Clean Slate Self-Assessment

Statewide Website: https://safeandjustmi.org/self-assessment. What it helps with: Online tool to determine eligibility for automatic or petition-based expungement Michigan Collaborative to End Mass Incarceration

Statewide Website: https://michigancollaborative.org. What it helps with: Reentry navigation, housing guidance, and connection to local resources Michigan State Police — Criminal History Records

Statewide Phone: (517) 241-0606 Website: https://www.michigan.gov/msp/services/chr. What it helps with: Requesting your own criminal history record; verifying expungement status Fair Housing and Civil Rights

Fair Housing Center of Metropolitan Detroit

Detroit metro Phone: (313) 579-3247 Website: https://www.fairhousingdetroit.org. What it helps with: Housing discrimination complaints related to criminal record screening Fair Housing Center of West Michigan

Grand Rapids Phone: (616) 451-2980 Website: https://fhcwm.org. What it helps with: Fair housing complaint investigation in West Michigan Michigan Department of Civil Rights

Statewide Phone: (800) 482-3604 Website: https://www.michigan.gov/mdcr. What it helps with: Elliott-Larsen Act housing discrimination complaints Public Housing Authorities / Voucher Offices

MSHDA Housing Choice Voucher Program

Statewide Phone: (517) 373-8370 Website: https://www.michigan.gov/mshda/rental/housing-choice-voucher. What it helps with: HCV eligibility questions, criminal screening policies, waiting list information D. Source Ledger

MCL 780.621 — Petition-Based Expungement: https://legislature.mi.gov/doc.aspx?mcl-780-621

MCL 780.621a — Automatic Expungement Under Clean Slate: https://www.michigan.gov/msp/services/chr/conviction-set-aside-public-information/michigan-clean-slate

Michigan Attorney General — Clean Slate Automatic Expungement: https://www.michigan.gov/ag/initiatives/expungement-assistance/automatic-expungements-michigan-clean-slate

Michigan Legal Help — Overview of Expungement Laws: https://michiganlegalhelp.org/resources/crime-and-traffic/overview-of-michigans-expungement-laws

Safe and Just Michigan — Self-Assessment Tool: https://safeandjustmi.org/self-assessment

FCRA — 15 U.S.C. § 1681c (Reporting Restrictions): https://consumer.ftc.gov/articles/tenant-background-checks-and-your-rights

HUD 2016 Criminal Records Fair Housing Guidance: https://www.hud.gov/sites/documents/HUD_OGCGUIDAPPFHASTANDCR.PDF

Michigan State Police — Criminal History Records: https://www.michigan.gov/msp/services/chr

Michigan Innago — Background Checks Overview: https://innago.com/michigan-background-checks/

This is informational only and not legal advice.

This is informational only and not legal advice.

A felony conviction in Michigan is a serious criminal conviction for an offense carrying a potential sentence of more than one year in a state correctional facility. Felonies are processed through Michigan’s circuit courts and become permanent public records unless expunged through the Clean Slate process or an individual petition. They appear in the Michigan State Police criminal history database, in county circuit court records, and in third-party background check reports.

Private landlords in Michigan have wide legal authority to decline applicants based on felony convictions. There is no state law requiring private landlords to follow a specific individualized assessment standard, though fair housing laws apply when denial practices produce illegal disparate impact on protected classes. Large property management companies often use automated screening criteria with categorical exclusions for certain felony categories, particularly violent felonies, sex offenses, and drug trafficking.

Federally-assisted housing programs, including those administered through MSHDA and local PHAs, are subject to HUD guidance requiring individualized assessment. Mandatory denial categories for federally-assisted programs include methamphetamine manufacture on federally-assisted premises and, in some program types, sex offender registry status. Beyond those mandatory categories, PHAs have significant discretion.

Michigan’s Clean Slate Act allows petition-based expungement of some felonies and provides automatic expungement for certain lower-level felonies after a ten-year waiting period, representing a meaningful path for long-term record relief.

This is informational only and not legal advice.

Felony convictions represent the most significant criminal record barrier in Michigan’s rental market. They are permanent public records, broadly accessible to screening companies and landlords, and carry no automatic reporting limitation under either Michigan state law or the FCRA for conviction records. The housing impact is real and substantial — but it is not absolute.

Private Landlord Screening

Private landlords in Michigan are legally permitted to use felony conviction history as a factor in rental decisions. Michigan does not have a “ban the box” law for housing, and no state statute currently mandates individualized assessment or restricts categorical felony exclusions for private landlords. The Fair Chance Access to Housing Act, which would have imposed such requirements, had been proposed but had not been enacted as of June 2026; members should verify current legislative status.

As a practical matter, large corporate property management companies tend to apply the most restrictive automated criteria, often rejecting applicants with any felony conviction within ten years or more. Independent and community-based landlords may be more flexible and willing to consider the nature of the offense, time elapsed, and evidence of rehabilitation. Second-chance housing programs and nonprofit housing providers represent a meaningful alternative sector for members with felony histories.

Federally-Assisted Housing and HUD Programs

For federally-assisted housing — including public housing, HCV/Section 8 programs, and HUD-financed affordable housing — the framework is different from private market screening. Federal law establishes two mandatory denial categories from which there are no exceptions: individuals who have been convicted of methamphetamine manufacture on federally-assisted premises under 42 U.S.C. § 13663(a), and individuals who are subject to lifetime sex offender registration requirements under state law for federally-assisted housing under 42 U.S.C. § 13663(b). PHAs have discretion to extend bars to other felony categories, but HUD guidance strongly recommends individualized assessment for all other situations.

HUD’s 2016 criminal records guidance instructs PHAs and other providers of federally-assisted housing to conduct individualized assessments weighing the nature and severity of the criminal conduct, the amount of time elapsed since the conduct, and the mitigating circumstances, including evidence of rehabilitation. A PHA that applies a categorical blanket ban on all felony applicants without individualized review may be subject to challenge under fair housing law.

Michigan Clean Slate and Felony Expungement

Michigan’s Clean Slate Act made felony expungement significantly more accessible. Under MCL 780.621a, eligible felony convictions are automatically set aside ten years after sentencing (or completion of imprisonment). Under the petition-based process in MCL 780.621, individuals with certain felony convictions may petition for expungement after appropriate waiting periods (as few as five years for some categories, ten years for others, depending on the offense and conviction count). Certain serious felonies remain ineligible for expungement under MCL 780.621c, including those punishable by life imprisonment, criminal sexual conduct in the first degree, child abuse in the first degree, and various other enumerated categories.

Once a felony is expunged, it is removed from public access in the Michigan State Police database and should no longer appear in standard background checks used by private landlords. Expunged records remain accessible to law enforcement, the courts for future criminal proceedings, and certain licensing authorities.

Key Housing Barriers Specific to Felonies

The housing impact of a felony conviction in Michigan flows through three distinct channels. In the private rental market, landlords retain maximum discretion and there is minimal legal

protection. In federally-assisted programs, mandatory exclusions apply to meth manufacture and sex offender registration; all other felonies require individualized assessment under HUD guidance. In subsidized or income-restricted programs like LIHTC (Low Income Housing Tax Credit) properties, screening policies vary by property and by the specific tax credit compliance rules that apply.

Members with felony convictions should pursue several strategies simultaneously. The first is to check expungement eligibility through Michigan’s Clean Slate self-assessment at safeandjustmi.org and to initiate the petition or automatic process if eligible. The second is to request their own criminal history record from the Michigan State Police to verify what appears and whether any expunged records have been properly removed. The third is to identify second-chance landlords, nonprofit housing providers, and reentry-focused housing programs that specifically serve individuals with felony records. The fourth is to prepare a housing narrative — a brief, factual document explaining the conviction, the time elapsed, post-conviction stability (employment, sobriety, family, community engagement), and why the individual is a reliable tenant. The fifth is to engage reentry services through MDOC or community-based organizations to access transitional housing and housing referrals while pursuing longer-term placement.

This is informational only and not legal advice.

Michigan felonies are defined as criminal offenses punishable by more than one year of imprisonment in a state facility, under MCL 750.7 and related Penal Code provisions. Felonies are prosecuted in Michigan’s 57 circuit courts (or in the Recorder’s Court history for Wayne County matters prior to consolidation). Circuit court records are publicly accessible and are reported to the Michigan State Police Criminal Justice Information Center. The Michigan State Police maintains the state’s central criminal history repository under MCL 28.241 et seq.

FCRA and Felony Reporting

Under the FCRA, felony convictions — like all criminal convictions — are not subject to the seven-year reporting cap that applies to non-conviction records. A felony conviction may be reported indefinitely unless expunged by court order. Michigan does not have a separate consumer protection statute capping the reporting period for felony convictions below the FCRA baseline for tenant screening. This means a twenty-year-old felony conviction may legally appear in a background report unless it has been expunged under Michigan’s Clean Slate Act or a prior petition process.

MCL 780.621a establishes the automatic expungement pathway under which the Michigan State Police will, on a rolling basis beginning April 11, 2023, automatically set aside eligible felony convictions ten years after sentencing (or completion of any term of imprisonment or probation, whichever is later). Eligibility is limited to convictions not listed in MCL 780.621c’s ineligible categories and requires that no subsequent convictions have occurred within the waiting period. The maximum number of felonies that can be expunged under the petition process is three (MCL 780.621(1)(c)), though certain more minor assaultive or other limited-category felonies carry different eligibility rules.

MCL 780.621c lists the ineligible offenses: felonies punishable by life imprisonment; criminal sexual conduct in the first or second degree; child abuse in the first degree; assault with intent to commit criminal sexual conduct; trafficking offenses; terrorism; and others. Practitioners should review the full list carefully.

Federal Mandatory Denial Categories

Under 42 U.S.C. § 13663(a), PHAs are required to deny admission to any household where any member has been convicted of drug-related criminal activity for the manufacture or production of methamphetamine on the premises of federally-assisted housing. Under 42 U.S.C. § 13663(b), PHAs must prohibit admission of any individual subject to a state lifetime sex offender registration requirement. These are the only two mandatory categorical bars established by federal statute for federally-assisted housing generally; all other criminal history determinations are discretionary and subject to individualized assessment under HUD guidance.

HUD’s April 4, 2016 guidance formally establishes that arrest records alone — without a conviction — may not be used as the basis for denial and that all screening based on criminal conviction must include an individualized assessment. PHAs that fail to conduct individualized assessments may face fair housing challenges under the Fair Housing Act, 42 U.S.C. § 3604.

LIHTC Properties

Low Income Housing Tax Credit properties in Michigan are developed and monitored under MSHDA’s oversight. LIHTC compliance rules under 26 U.S.C. § 42 do not establish specific criminal screening standards; rather, property owners retain discretion subject to fair housing law and their own written tenant selection criteria. MSHDA’s Qualified Allocation Plan may provide additional guidance on criminal screening standards for LIHTC properties. Practitioners should consult MSHDA’s current QAP for the relevant program year.

Practitioner Navigation

Legal advocates working with clients carrying felony records should: (1) immediately assess Clean Slate eligibility using Michigan’s automatic expungement criteria; (2) file petitions where

automatic expungement is unavailable but petition eligibility exists; (3) request the client’s Michigan State Police criminal history record to audit accuracy; (4) prepare individualized assessment narratives for PHA applications, addressing all HUD-recommended factors; (5) identify community-based reentry housing programs such as those operated by Michigan’s MDOC reentry contractors; (6) engage fair housing organizations if clients are denied by PHAs without individualized assessment; and (7) identify private second-chance landlords through reentry housing networks and nonprofit housing organizations.

This is informational only and not legal advice.

Michigan felony records are governed by MCL 750.1 et seq. (Penal Code); MCL 28.241 et seq. (Criminal Justice Information Center); MCL 780.621 (petition expungement); MCL 780.621a (automatic expungement, operative April 11, 2023); MCL 780.621c (ineligible offenses). Federal housing law mandatory bars are set out in 42 U.S.C. § 13663. HUD’s 2016 Criminal Records Guidance establishes the individualized assessment standard. The FCRA, 15 U.S.C. § 1681 et seq., governs reporting. The Fair Housing Act, 42 U.S.C. § 3601 et seq., and the Elliott-Larsen Civil Rights Act, MCL 37.2101 et seq., provide fair housing protections. MSHDA’s Qualified Allocation Plan governs LIHTC property standards in Michigan.

Felony convictions are the most impactful criminal record category in Michigan housing screening. They appear in circuit court records, the Michigan State Police database, and all standard background checks without a time limit unless expunged. Private landlords have maximum legal discretion. Federally-assisted programs require individualized assessment outside of the two federal mandatory bars. LIHTC properties vary. Until expungement is obtained, members should expect heightened scrutiny and should be prepared with documentary and narrative evidence of rehabilitation and current stability.

Michigan Legal Help

Statewide Phone: (888) 783-8190 Website: https://michiganlegalhelp.org. What it helps with: Expungement guidance, tenant rights, housing denial navigation Michigan Legal Services

Detroit and statewide Phone: (313) 964-4130 Website: https://www.milegalservices.org. What it helps with: Systemic housing advocacy; representation for income-qualifying individuals Detroit Justice Center

Detroit Phone: (313) 638-5651 Website: https://detroitjusticecenter.org. What it helps with: Housing justice, reentry advocacy, and legal assistance for Detroiters Reentry and Criminal Record Support

Michigan Department of Corrections — Reentry Services

Statewide Phone: (517) 335-1426 Website: https://www.michigan.gov/corrections/our-operations/osa/reentry-services. What it helps with: Transitional housing referrals, reentry planning, and community resource connections Michigan Collaborative to End Mass Incarceration

Statewide Website: https://michigancollaborative.org/reentry. What it helps with: Reentry services, housing navigation, document recovery Safe and Just Michigan — Clean Slate Self-Assessment

Statewide Website: https://safeandjustmi.org/self-assessment. What it helps with: Felony expungement eligibility screening Michigan Attorney General — Clean Slate

Statewide Website: https://www.michigan.gov/ag/initiatives/expungement-assistance/automatic-expungements-michigan-clean-slate. What it helps with: Automatic felony expungement information and status Michigan State Police — Criminal History Records

Statewide Phone: (517) 241-0606 Website: https://www.michigan.gov/msp/services/chr. What it helps with: Requesting personal criminal history records; verifying expungement Fair Housing and Civil Rights

Fair Housing Center of Metropolitan Detroit

Detroit metro Phone: (313) 579-3247 Website: https://www.fairhousingdetroit.org. What it helps with: Fair housing complaints; advocacy against discriminatory criminal screening policies Michigan Department of Civil Rights

Statewide Phone: (800) 482-3604 Website: https://www.michigan.gov/mdcr. What it helps with: Housing discrimination complaints under the Elliott-Larsen Civil Rights Act Public Housing Authorities / Voucher Offices

MSHDA Housing Choice Voucher Program

Statewide Phone: (517) 373-8370 Website: https://www.michigan.gov/mshda/rental/housing-choice-voucher. What it helps with: HCV eligibility, criminal background screening guidance, waiting list information Detroit Housing Commission

Detroit Phone: (313) 877-8000 Website: https://www.detroithousingcommission.org. What it helps with: Public housing and voucher programs; individualized assessment Grand Rapids Housing Commission

Grand Rapids Phone: (616) 235-2600 Website: https://www.grhousing.org. What it helps with: Public housing and HCV programs in Grand Rapids D. Source Ledger

MCL 780.621 — Petition Expungement: https://legislature.mi.gov/doc.aspx?mcl-780-621

MCL 780.621a — Automatic Expungement: https://www.michigan.gov/msp/services/chr/conviction-set-aside-public-information/michigan-clean-slate

MCL 780.621c — Ineligible Offenses: https://legislature.mi.gov/doc.aspx?mcl-780-621c

42 U.S.C. § 13663 — Federal Mandatory Housing Bar: https://uscode.house.gov

HUD 2016 Criminal Records Fair Housing Guidance: https://www.hud.gov/sites/documents/HUD_OGCGUIDAPPFHASTANDCR.PDF

HUD FAQ — Felonies and Public Housing: https://www.hudexchange.info/faqs/4078/are-applicants-with-felonies-banned-from-public-housing-or-any-other/

Michigan State Police Criminal Justice Information Center: https://www.michigan.gov/msp/services/chr

MSHDA Housing Choice Voucher: https://www.michigan.gov/mshda/rental/housing-choice-voucher

Safe and Just Michigan: https://safeandjustmi.org/self-assessment

Fair Housing Center of Michigan — Criminal Background Fact Sheet: https://fhcmichigan.org/wp-content/uploads/2024/06/Criminal-Background-Fact-Sheet.pdf

This is informational only and not legal advice.

This is informational only and not legal advice.

Leaving incarceration in Michigan involves navigating one of the most acute housing crisis points a person can face. Without stable housing in the immediate post-release period, the risk of re-incarceration increases substantially. Michigan’s Department of Corrections (MDOC) operates an Office of Reentry through its Office of Specialty Areas (OSA), which coordinates transitional and long-term housing referrals for individuals leaving state prison. MDOC parolees may be required to reside at a specific address that satisfies parole conditions, including proximity restrictions for sex offenders where applicable.

Immediately post-release, individuals face a compressed set of barriers: criminal record history appearing in background checks, absence of rental history from the incarceration period, limited or no credit history, limited income documentation, and potential parole conditions restricting where they may live. Reentry housing programs operated by MDOC contractors and community nonprofits provide transitional housing — generally structured residential placements with wraparound services — while longer-term housing options are pursued.

Michigan’s reentry landscape includes residential reentry centers (RRCs), faith-based transitional housing, nonprofit housing organizations with second-chance programs, and Housing Choice Voucher programs where available and for which the individual is eligible. MDOC parolees working with reentry case managers have access to structured housing placement support that may not be available to individuals released from county jails or from federal custody.

This is informational only and not legal advice.

The transition from Michigan’s state prison system to the community is one of the most resource-intensive and consequential moments in a person’s life. The absence of stable housing at release is one of the strongest predictors of recidivism, and it is also the most immediate problem most individuals face. Michigan has invested in reentry infrastructure — but the demand significantly exceeds the available supply of appropriate housing, especially in high-cost urban areas like Detroit, Grand Rapids, and Lansing.

MDOC Reentry Services

The Michigan Department of Corrections’ Office of Specialty Areas operates Reentry Services statewide. For individuals approaching release from a MDOC facility, parole agents and reentry case managers work with the individual to develop a reentry plan that includes housing. MDOC has established contracts with community-based organizations to provide transitional housing

placements, rental assistance, and wraparound services including employment, counseling, and document recovery.

MDOC’s residential reentry programs offer structured housing — typically in group settings with supervision, curfews, and program participation requirements — as a bridge between prison and independent living. These placements can range from several weeks to several months depending on need and program capacity. Availability varies by region of the state.

Housing Barriers Specific to Reentry

People leaving incarceration face a distinctive combination of screening barriers. A felony or misdemeanor criminal record is the most obvious, but other simultaneous barriers include: a rental history gap during incarceration that leaves no verifiable tenancy record; limited credit history or a credit score damaged by pre-incarceration debt; limited income in the immediate post-release period; possible parole conditions restricting residence location or household composition; and, for sex offenders, specific residency restrictions under the SORA. Each of these must be addressed as part of a comprehensive housing navigation strategy.

The Role of Parole Conditions

Michigan parolees are under the supervision of MDOC parole agents and are subject to conditions of parole that may include approved residence requirements. A parolee cannot simply choose any housing — the residence must be approved by the parole agent. This limits flexibility significantly, especially if the parolee wants to live with family members or in a specific location. Members should understand that their parole agent is a required partner in the housing placement process.

Vouchers and Federally-Assisted Housing During Reentry

Individuals with felony convictions may apply for Housing Choice Vouchers in Michigan, subject to PHA screening policies and any applicable mandatory bars. The HCV program is not categorically closed to people with felony records except for the two mandatory federal bars (meth manufacture on federal premises and active sex offender registration for certain programs). However, PHA waiting lists in Michigan are long — often years in length — and reentry timelines do not align well with waiting list delays. Exceptions and expedited pathways may be available for individuals with documented disabilities or veterans status through separate programs.

Michigan has a network of community-based organizations providing transitional and supportive housing for people with criminal records, including many faith-based organizations, community action agencies, and organizations funded through the federal Second Chance Act. The

Michigan Collaborative to End Mass Incarceration and Volunteers of America Michigan are examples of organizations providing reentry-specific housing services.

Member Next Steps

If currently incarcerated, engage MDOC reentry services at least 90 days before expected release to begin housing planning. If recently released, contact the nearest Michigan Works! office or community action agency for referrals to local reentry housing providers. Check eligibility for expungement of prior convictions as part of a long-term strategy to reduce housing barriers. Connect with a HUD-approved housing counselor for navigation support. Contact local PHAs to understand HCV eligibility and waiting list status even if placement is not immediate. This is informational only and not legal advice.

Michigan’s Department of Corrections operates under authority established by MCL 791.201 et seq. (Corrections Code). MDOC’s parole authority is established under MCL 791.231 et seq., including parole conditions authority. MCL 791.234 addresses the Michigan Parole Board’s powers. The MDOC’s obligation to provide reentry services reflects both state policy and federal grant requirements under the Second Chance Act (34 U.S.C. § 60501 et seq.), which provides funding for state reentry programs.

MDOC’s Reentry Services Division operates residential reentry programs and community contractor networks in accordance with policy directives promulgated by the department. MDOC policy directives govern approved residence requirements for parolees, including requirements that the proposed residence be approved by the parole agent and that the residence meet basic habitability and safety standards.

Federal Housing Program Eligibility for Returning Citizens

Under 42 U.S.C. § 1437d (Public Housing Act) and corresponding HUD regulations at 24 C.F.R. § 960.204, PHAs are authorized but not required to exclude applicants based on criminal history, except in the two mandatory categories. HUD’s revised guidance framework consistently discourages categorical exclusions. The 2024 proposed rulemaking, “Reducing Barriers to HUD-Assisted Housing” (89 Fed. Reg. 24072, April 10, 2024), proposed to further restrict and standardize PHAs’ use of criminal history in admissions decisions. Practitioners should verify the current status and effective date of any final rule resulting from this proposal.

MSHDA’s HCV waiting list for Michigan operates with county-specific lists. The general waiting list eligibility requires that applicants and all adult household members pass a criminal background check, but criminal background check criteria vary by county list. MSHDA’s written admission and continued occupancy policies should be consulted for specific criminal history screening standards in each county program.

Parole Residency Restrictions — Intersection with Housing

MDOC parole policy requires that a parolee’s proposed residence be approved prior to release. Approval may be withheld if: the proposed residence is occupied by a person with a criminal record who poses a risk to the parolee’s rehabilitation; the residence violates SORA proximity requirements for sex offenders; or the residence is determined to be unsuitable for the parolee’s specific conditions. Parole agents have significant discretion in approving or denying proposed residences, and this discretion effectively creates a secondary layer of housing screening for parolees beyond what landlords conduct.

For members on parole who are denied approval of a proposed residence by their parole agent, the avenue for challenge is typically an appeal to the parole agent’s supervisor and, in some circumstances, to the Michigan Parole Board. Legal advocates may need to assist in documenting the suitability of a proposed residence to support parole approval.

Fair Housing and Reentry

The intersection of fair housing law with reentry housing barriers is particularly significant in Michigan. The Elliott-Larsen Civil Rights Act’s prohibitions on housing discrimination extend to landlords who provide housing to parolees or reentry populations. Source of income protection, effective April 2, 2025, means a landlord may not refuse to rent to an otherwise-qualified applicant solely because the rent is paid through an emergency rental assistance program or housing voucher, even if the tenant is in a reentry program.

HUD’s 2016 fair housing guidance, while not constituting a regulation, provides the analytical framework for assessing whether criminal record screening policies violate the Fair Housing Act through disparate impact. Given the disproportionate representation of Black and Latino men in Michigan’s carceral system, blanket criminal record exclusions may be subject to disparate impact analysis under both the federal Fair Housing Act and the Elliott-Larsen Act.

Practitioner Navigation

Legal advocates and housing navigators working with returning citizens in Michigan should: (1) engage MDOC reentry services early for clients still in custody; (2) assess immediate transitional housing options through MDOC contractor networks and local nonprofits; (3) evaluate HCV eligibility and file applications even if waiting lists are long; (4) assess Clean Slate expungement eligibility and initiate processes; (5) navigate parole approval processes in coordination with parole agents; (6) identify emergency rental assistance programs available

through community action agencies and state programs; and (7) evaluate fair housing challenges where blanket criminal record exclusions are operating without individualized assessment.

This is informational only and not legal advice.

Reentry housing in Michigan is governed by the Michigan Corrections Code, MCL 791.201 et seq.; parole authority under MCL 791.231 et seq.; MDOC Policy Directives governing reentry services and approved residences; the federal Second Chance Act, 34 U.S.C. § 60501 et seq.; Public Housing Act, 42 U.S.C. § 1437d; HUD regulations at 24 C.F.R. § 960.204; HUD’s 2016 Criminal Records Guidance; HUD’s April 2024 proposed rule on reducing barriers to HUD-assisted housing (89 Fed. Reg. 24072); MCL 780.621 et seq. (Clean Slate); the Fair Housing Act, 42 U.S.C. § 3601 et seq.; and the Elliott-Larsen Civil Rights Act, MCL 37.2101 et seq., including source of income protection effective April 2, 2025.

Post-incarceration individuals in Michigan face the simultaneous convergence of criminal record barriers, rental history gaps, credit impairment, and income instability — all of which surface simultaneously in housing screening. MDOC parolees face the additional constraint of parole approval requirements for proposed residences, which operates as a parallel and mandatory screening layer. PHA criminal background check policies vary by county program and must be reviewed individually. Private landlords have maximum discretion. The combination of these barriers makes coordinated reentry housing services and legal advocacy essential, not optional.

Reentry and Criminal Record Support

Michigan Department of Corrections — Reentry Services

Statewide Phone: (517) 335-1426 Website: https://www.michigan.gov/corrections/our-operations/osa/reentry-services. What it helps with: Housing planning, transitional housing referrals, reentry case management Michigan Collaborative to End Mass Incarceration (MI-CEMI)

Statewide Website: https://michigancollaborative.org/reentry

What it helps with: Reentry navigation, housing assistance, document recovery, community connection Volunteers of America Michigan — Supportive Services for Veterans Families (and general reentry)

Statewide Website: https://www.voami.org/services. What it helps with: Housing stability services, reentry support, case management Michigan Works! — Offender Success Program

Statewide (regional offices) Website: https://www.michiganworks.org. What it helps with: Employment and housing referrals through Offender Success programming Legal Aid and Tenant Defense

Michigan Legal Help

Statewide Phone: (888) 783-8190 Website: https://michiganlegalhelp.org. What it helps with: Tenant rights guidance, expungement information, housing barrier navigation Detroit Justice Center

Detroit Phone: (313) 638-5651 Website: https://detroitjusticecenter.org. What it helps with: Reentry housing advocacy and legal assistance in Detroit Housing Counseling / HUD-Approved Counseling

HUD Housing Counseling — Michigan

Statewide Website: https://www.hud.gov/states/michigan/renting. What it helps with: Housing navigation, rental counseling, reentry support referrals Fair Housing and Civil Rights

Fair Housing Center of Southeast and Mid Michigan

Ann Arbor, Lansing region Phone: (734) 827-6100 Website: https://fhcmichigan.org. What it helps with: Fair housing complaints related to criminal record screening and source of income Michigan Department of Civil Rights

Statewide Phone: (800) 482-3604 Website: https://www.michigan.gov/mdcr. What it helps with: Housing discrimination complaints under the Elliott-Larsen Act Public Housing Authorities / Voucher Offices

MSHDA Housing Choice Voucher

Statewide Phone: (517) 373-8370 Website: https://www.michigan.gov/mshda/rental/housing-choice-voucher. What it helps with: HCV eligibility and criminal screening policy information Detroit Housing Commission

Detroit Phone: (313) 877-8000 Website: https://www.detroithousingcommission.org. What it helps with: Public housing and voucher access for Detroit-area residents D. Source Ledger

MDOC Reentry Services: https://www.michigan.gov/corrections/our-operations/osa/reentry-services

Second Chance Act — 34 U.S.C. § 60501: https://nationalreentryresourcecenter.org

HUD — Reducing Barriers to HUD-Assisted Housing (2024 Proposed Rule): https://www.federalregister.gov/documents/2024/04/10/2024-06218/reducing-barriers-to-hud-assisted-housing

HUD 2016 Criminal Records Guidance: https://www.hud.gov/sites/documents/HUD_OGCGUIDAPPFHASTANDCR.PDF

42 U.S.C. § 13663 — Federal Mandatory Housing Bars: https://uscode.house.gov

CSG Justice Center — Building Connections to Housing During Reentry: https://csgjusticecenter.org/publications/building-connections-to-housing-during-reentry/

CSG Justice Center — Breaking Down Barriers (MDOC reentry housing collaboration): https://csgjusticecenter.org/2023/03/27/breaking-down-barriers-lessons-from-housing-and-justice-system-collaborations/

MSHDA HCV Waiting List Information: https://www.michigan.gov/mshda/rental/housing-choice-voucher/mshda-housing-choice-voucher-hcv-waiting-list-information

Michigan Collaborative to End Mass Incarceration: https://michigancollaborative.org/reentry

Safe and Just Michigan: https://safeandjustmi.org

Elliott-Larsen Civil Rights Act / Source of Income Protection: https://fhcmichigan.org/know-your-rights/source-of-income/

This is informational only and not legal advice.

This is informational only and not legal advice.

Michigan’s Sex Offenders Registration Act (SORA), MCL 28.721 et seq., requires individuals convicted of enumerated sex offenses to register with the Michigan State Police and maintain updated registration information. As significantly amended in 2021 (2020 PA 295, effective March 24, 2021), SORA now uses a three-tier classification system with different registration duration requirements: Tier I offenders for 15 years, Tier II for 25 years, and Tier III for life.

Michigan’s SORA imposes direct housing restrictions. Registrants are prohibited from living or working within 1,000 feet of any school (public or nonpublic) or within 500 feet of any licensed child care center or daycare. These restrictions apply statewide. Additionally, some Michigan municipalities and local ordinances have enacted their own residency restrictions that may extend further, though the legality of local ordinances in this area has been litigated.

For federally-assisted housing, 42 U.S.C. § 13663 requires PHAs to bar admission to any individual subject to a lifetime sex offender registration requirement. This mandatory bar applies to the entire household when one member is subject to the lifetime requirement. For Tier I and Tier II registrants whose registration is not lifetime, PHA discretion governs eligibility, subject to individualized assessment requirements.

This is informational only and not legal advice.

Michigan’s SORA creates some of the most restrictive housing conditions in the state’s legal landscape for affected individuals. The combination of statutory residency restrictions, mandatory federal housing bars, and broad private landlord discretion means that registered individuals face a narrowed but not eliminated housing market. Understanding exactly what restrictions apply to your tier and offense, and identifying compliant housing in a suitable location, requires careful navigation.

Michigan’s Residency Restrictions Under SORA

The 2021 SORA amendments reaffirmed Michigan’s core residency restriction: registrants may not reside or work within 1,000 feet of any property line of a public or nonpublic school, or within 500 feet of any licensed child care center. These restrictions are found in MCL 28.733 and related provisions. The term “reside” is broadly defined and extends to any location where a registrant regularly sleeps, whether or not it is their formal address.

The ACLU of Michigan has noted that these restrictions make large portions of urban Michigan — particularly Detroit, Grand Rapids, Flint, and Lansing — effectively unavailable to registrants because schools and licensed daycares are densely distributed throughout residential neighborhoods. Rural and suburban areas with lower densities of schools and daycare facilities offer more compliant housing options, though access to employment and services may be reduced.

Local municipalities in Michigan have in some cases enacted additional residency restrictions beyond the state minimums. The legal status of such local ordinances has been subject to litigation, and some have been challenged as preempted by SORA’s statewide framework.

Members should investigate the specific ordinances in any municipality where they are considering housing.

The Three-Tier System

Under the 2021 SORA amendments, Michigan uses three tiers based on the nature of the underlying offense. Tier I registrants have a 15-year registration obligation and typically committed less severe qualifying offenses. Tier II registrants have a 25-year obligation and committed intermediate-severity offenses. Tier III registrants have a lifetime obligation and committed the most serious enumerated sexual offenses.

The tier designation affects not only registration duration but also reporting frequency: Tier I requires annual verification; Tier II requires twice-annual; Tier III requires three times per year. The tier also determines eligibility for the mandatory federal housing bar — lifetime registration (Tier III) triggers the mandatory HCV and public housing bar under 42 U.S.C. § 13663.

Federal Housing Program Bars

Under 42 U.S.C. § 13663(b), any individual subject to a state lifetime sex offender registration requirement is statutorily barred from admission to federally-assisted housing programs. Because Michigan Tier III registrants carry a lifetime obligation, they are barred from public housing and the HCV program on a mandatory basis with no waiver mechanism. Tier I and Tier II registrants, whose obligations are time-limited, are not subject to this mandatory federal bar, though PHAs retain discretion to consider their sex offense history as part of an individualized assessment.

Private Landlord Screening

Private landlords in Michigan may access the publicly available Michigan Sex Offender Registry through the Michigan State Police’s online registry search. Most tenant background check packages also include a sex offender registry search. This means registration status is broadly visible to private landlords during the screening process. Michigan law does not restrict private landlords from categorically refusing to rent to SORA registrants.

Navigation Strategy

Housing navigation for registered individuals in Michigan requires mapping the specific residency restrictions to identify compliant housing locations. This involves calculating 1,000-foot school exclusion zones and 500-foot daycare exclusion zones for any prospective address, which can be done using the Michigan State Police’s SORA compliance resources or by consulting with an attorney familiar with SORA requirements.

Members should also understand that parole or probation conditions may impose additional housing restrictions beyond SORA’s statutory requirements, and that any proposed residence

must satisfy both sets of requirements. Working with a reentry specialist or SORA-experienced legal advocate before committing to a housing option is strongly recommended.

This is informational only and not legal advice.

Michigan’s SORA was originally enacted in 1994 and underwent major expansions in 2006 and 2011. Following litigation challenging the retroactive application of the 2006 and 2011 amendments — which culminated in the Michigan Supreme Court’s decision in People v. Betts, 507 Mich. 527 (2021), holding that retroactive application of the punitive 2006/2011 amendments violated the Ex Post Facto Clause — the Michigan Legislature enacted 2020 PA 295, effective March 24, 2021, which substantially restructured SORA.

The 2021 SORA is codified at MCL 28.721 et seq. Key provisions include the three-tier classification system under MCL 28.722 (definitions), the registration requirements at MCL 28.725, the residency restrictions at MCL 28.733–28.735, and the public registry provisions at MCL 28.728. MCL 28.733 establishes the 1,000-foot school exclusion and 500-foot daycare exclusion for residency and employment.

The 2021 SORA also introduced a process by which registrants may petition for tier reduction or removal from the registry after defined periods of compliance, subject to court approval.

Retroactivity and Pre-2021 Offenses

The People v. Betts decision established that applying the 2006/2011 SORA amendments retroactively to offenders whose crimes predated those amendments violated the Ex Post Facto Clause. Following Betts, courts were required to determine which version of SORA applied to pre-2021 offenders on a case-by-case basis. The 2021 SORA was designed to address these constitutional concerns prospectively while maintaining the three-tier framework. Practitioners working with registrants convicted before 2021 should conduct careful analysis of which SORA provisions apply to their clients’ specific offense dates.

Federal Mandatory Bar — 42 U.S.C. § 13663

The mandatory federal housing bar for sex offenders, 42 U.S.C. § 13663(b), requires PHAs to prohibit admission of any individual who is subject to a “lifetime” sex offender registration requirement under state law. In Michigan, Tier III registrants carry lifetime obligations and are therefore subject to this mandatory bar for all federally-assisted housing programs, including public housing and HCV. There is no waiver provision under the statute.

For Tier I and Tier II registrants, the mandatory bar does not apply because their registration obligations are time-limited (15 and 25 years respectively). However, PHAs retain significant discretion to consider sex offense history in their admissions decisions for non-mandatory-bar applicants, subject to individualized assessment requirements under HUD guidance and the ACOP policies.

Fair Housing Considerations

Registration status as a sex offender is not a protected class under the Fair Housing Act or the Elliott-Larsen Civil Rights Act. Landlords and PHAs are generally free to exclude SORA registrants without invoking fair housing liability, subject to potential retroactivity arguments for pre-2021 offenders under Betts. ACLU Michigan has been actively involved in SORA litigation on constitutional grounds, and advocates should monitor ongoing developments.

Post-Betts Litigation — Practitioner Context

Following People v. Betts, Michigan courts have been resolving challenges to SORA applications on a case-by-case basis. Practitioners representing registrants with pre-2021 offense dates should be aware of the developing case law on which SORA requirements are constitutionally permissible as applied to specific offense cohorts. The SADO and ACLU Michigan are primary resources for tracking current litigation posture.

Practitioner Navigation

Legal practitioners and housing navigators working with SORA registrants should: (1) identify the registrant’s tier, offense date, and registration duration; (2) determine whether the mandatory federal housing bar applies; (3) map compliant housing locations using SORA school/daycare proximity tools; (4) investigate any local municipal ordinances for the proposed housing location; (5) ensure that proposed residences satisfy both SORA and any separate parole or probation conditions; (6) for pre-2021 offenders, evaluate whether Betts-based challenges apply to specific SORA requirements; and (7) assess petition eligibility for tier reduction or registry removal where applicable.

This is informational only and not legal advice.

Michigan SORA is codified at MCL 28.721 et seq. as amended by 2020 PA 295, effective March 24, 2021. Tier definitions are at MCL 28.722. Residency restrictions are at MCL 28.733–28.735. The Michigan Supreme Court’s decision in People v. Betts, 507 Mich. 527 (2021), governs retroactive application of pre-2021 SORA amendments. The federal mandatory housing bar is 42 U.S.C. § 13663. HUD regulations at 24 C.F.R. § 960.204 address PHA screening standards.

The ACLU of Michigan has published extensive legislative history and legal analysis at aclumich.org/sora. The NIJ evaluation of Michigan sex offender residency restrictions provides empirical context at nij.ojp.gov.

SORA registrants in Michigan face the most acute combination of statutory residency restrictions and institutional housing bars of any category of individuals in this Atlas. Tier III registrants face mandatory bars from all federally-assisted housing programs with no waiver mechanism. All registrants are subject to the 1,000-foot school and 500-foot daycare exclusion zones, which eliminate substantial portions of urban Michigan’s rental housing market. The Michigan State Police sex offender registry is publicly searchable, making registration status broadly visible to private landlords through standard background checks. Local ordinances in some municipalities add additional restrictions. The practical result is a significantly constrained housing market that requires careful geographic mapping and legal analysis before committing to any address.

Statewide Phone: (313) 578-6800 Website: https://www.aclumich.org/sora. What it helps with: SORA legal challenges, constitutional analysis, retroactivity arguments, and registrant rights information State Appellate Defender Office (SADO)

Statewide Phone: (313) 256-9833 Website: https://www.sado.org. What it helps with: Post-conviction record challenges, SORA legal analysis, appellate representation Michigan Legal Help

Statewide Phone: (888) 783-8190 Website: https://michiganlegalhelp.org. What it helps with: Legal information and referrals for housing and criminal record issues including SORA Housing Navigation

Michigan Department of Corrections — Reentry Services

Statewide Phone: (517) 335-1426 Website: https://www.michigan.gov/corrections/our-operations/osa/reentry-services. What it helps with: Reentry housing planning including SORA compliance requirements for parolees Michigan Works! — Offender Success

Statewide (regional offices) Website: https://www.michiganworks.org. What it helps with: Employment and housing navigation for returning citizens including SORA registrants Public Housing Authorities / Voucher Offices

MSHDA Housing Choice Voucher Program

Statewide (Note: Tier III registrants are subject to mandatory federal bar) Phone: (517) 373-8370 Website: https://www.michigan.gov/mshda/rental/housing-choice-voucher. What it helps with: HCV eligibility information for Tier I and Tier II registrants; screening policy guidance Registry and Compliance Resources

Michigan State Police — Sex Offender Registry

Statewide Website: https://www.michigan.gov/msp/divisions/cjic/sor. What it helps with: Registrant compliance information, registry search, address verification D. Source Ledger

MCL 28.721 et seq. — Michigan SORA (2021 version): https://legislature.mi.gov/doc.aspx?mcl-28-721

People v. Betts, 507 Mich. 527 (2021): https://www.sado.org/Articles/Article/1339

ACLU of Michigan — Basic Facts About Michigan’s Sex Offender Registry: https://www.aclumich.org/news/basic-facts-about-michigans-sex-offender-registry/

42 U.S.C. § 13663 — Federal Mandatory Housing Bar: https://uscode.house.gov

NARSOL — Michigan SORA Changes 2021: https://www.narsol.org/2021/01/michigan-sora-changes-signed-into-law/

NIJ — Evaluation of Sex Offender Residency Restrictions in Michigan: https://nij.ojp.gov/library/publications/evaluation-sex-offender-residency-restrictions-michigan-and-missouri

Michigan State Police — SORA 2021 Notification: https://www.michigan.gov/-/media/Project/Websites/msp/cjic/sora_notification.pdf

MSHDA HCV Program — Criminal Screening: https://www.michigan.gov/mshda/rental/housing-choice-voucher

HUD Exchange — SORA and Public Housing FAQ: https://www.hudexchange.info/faqs/4078/are-applicants-with-felonies-banned-from-public-housing-or-any-other/

This is informational only and not legal advice.

This is informational only and not legal advice.

Chapter 7 bankruptcy is a federal liquidation proceeding under 11 U.S.C. § 701 et seq. in which a debtor’s eligible non-exempt assets are liquidated by a bankruptcy trustee to satisfy creditors,

and qualifying debts are discharged. Michigan residents file Chapter 7 in either the Eastern District of Michigan (courts in Detroit, Flint, and Bay City) or the Western District of Michigan (courts in Grand Rapids, Kalamazoo, Marquette, and Lansing). The entire Chapter 7 process typically takes approximately three to six months from filing to discharge.

From a housing perspective, Chapter 7 has two primary effects. The first is a credit report entry: a Chapter 7 filing remains on a credit report for ten years from the filing date under FCRA standards. The second is a visible debt and payment history record reflecting the accounts included in the bankruptcy. Together, these items communicate significant prior financial distress to prospective landlords who review credit reports as part of screening.

The practical reality in Michigan’s rental market is that large property management companies that use automated credit score thresholds will often decline applicants with an open or recent Chapter 7. Smaller independent landlords may be more willing to evaluate the full picture, particularly if the bankruptcy discharge is several years old, the applicant has since rebuilt some credit, and a strong income or rental reference can be provided.

This is informational only and not legal advice.

Filing Chapter 7 bankruptcy is one of the most impactful events that can appear in a financial background check. It affects credit scores, the credit history record, and often landlord confidence in a rental applicant. However, the impact is not permanent, and there are specific strategies that can improve housing outcomes for Michigan tenants who have completed a Chapter 7 discharge.

How Chapter 7 Appears in Rental Screening

Landlords in Michigan who use standard tenant screening packages receive a credit report as part of the package. Credit reports from Equifax, Experian, and TransUnion each reflect Chapter 7 bankruptcy filings for ten years from the filing date under the FCRA. The credit report entry for a Chapter 7 filing will show the filing date, case number, discharge date, and the accounts that were included. The presence of a Chapter 7 on a credit report typically causes a significant negative adjustment to a credit score — often resulting in scores in the range where automatic screening thresholds trigger denials.

Beyond the credit score impact, the credit report will also show the individual debts discharged in the bankruptcy, each of which may carry a “discharged in bankruptcy” or “included in bankruptcy” notation. This can make the number of adverse accounts on the report appear large even though the underlying financial distress has been resolved.

The Case for Renting After Chapter 7

Some landlords, particularly those with experience in second-chance housing or those who take a nuanced approach to applicant review, recognize that a Chapter 7 discharge can represent a financial clean slate rather than ongoing financial instability. Once debts are discharged, the individual is no longer obligated to pay them, which means monthly cash flow may actually improve substantially. A landlord who understands bankruptcy may recognize this and evaluate whether the applicant’s current income and stability are sufficient for the proposed rent — the more relevant questions for actual tenancy risk.

Strategies for Renting After Chapter 7

Several practical strategies can improve outcomes. Offering a co-signer with good credit is often the most effective single strategy for applicants with a recent Chapter 7. Providing proof of current stable income — pay stubs, bank statements, offer letters — demonstrates current ability to pay rent even where credit history is impaired. Requesting the opportunity to speak directly with the landlord or property manager, rather than relying on an automated screening platform, can allow context to be provided. Offering first and last month’s rent in advance (where permitted by Michigan law governing security deposits) may also address some landlord concerns about financial reliability.

Michigan’s security deposit law, MCL 554.602, limits the security deposit to one and one-half times the monthly rent. While this limits the amount a landlord can collect upfront, it may still be a useful negotiation tool within the legal limit.

Timing and Credit Rebuilding

A Chapter 7 discharge typically creates a window of credit rebuilding opportunity. Secured credit cards, credit-builder loans, and consistent on-time rent payments reported to credit bureaus can begin to improve credit scores over twelve to twenty-four months. The farther the discharge date recedes, the less weight it carries in most landlord assessments. Members who discharged two to four years ago have meaningfully better housing prospects than those who discharged last year, assuming credit rebuilding has been consistent.

Member Next Steps

Obtain free credit reports from all three bureaus through AnnualCreditReport.com to verify what the Chapter 7 looks like in your report today. Contact a HUD-approved housing counselor for guidance on credit rebuilding and housing navigation strategies post-bankruptcy. Consider seeking smaller independent landlords or property managers who review applications individually rather than through automated platforms. Be prepared to explain the Chapter 7 in a brief, factual written narrative that addresses what happened and what your financial picture looks like today.

This is informational only and not legal advice.

Chapter 7 bankruptcy is governed by Title 11 of the United States Code, specifically 11 U.S.C. §§ 701–784. The automatic stay under 11 U.S.C. § 362 takes effect immediately upon filing and prohibits creditors — including landlords pursuing eviction for nonpayment of pre-petition rent — from continuing collection actions. For tenants currently in an eviction proceeding at the time of bankruptcy filing, the automatic stay has immediate protective significance.

Michigan has two federal bankruptcy districts: the Eastern District of Michigan, with courts in Detroit (primary), Flint, and Bay City; and the Western District of Michigan, with courts in Grand Rapids (primary), Kalamazoo, Lansing, and Marquette. The division of Michigan between the two districts is based on the counties of the debtor’s residence.

Michigan has opted out of the federal bankruptcy exemption scheme, meaning Michigan debtors must use Michigan’s state exemptions rather than the federal exemptions offered under 11 U.S.C. § 522(d). Michigan exemptions are primarily found at MCL 600.5451 et seq. The Michigan homestead exemption, MCL 600.5451(1)(n), protects up to $40,475 in home equity (adjusted periodically for inflation). Personal property exemptions are separate. Michigan debtors cannot elect the federal exemptions.

FCRA and Ten-Year Reporting

Under the FCRA, 15 U.S.C. § 1681c(a)(1), a consumer reporting agency may not include in a consumer report a case under Title 11 (bankruptcy) that, from the date of the order for relief or the date of adjudication, as the case may be, antedates the report by more than ten years. This ten-year window applies specifically to Chapter 7 and Chapter 11 cases (as opposed to Chapter 13, which is subject to a seven-year window as noted in FCRA § 1681c(a)(1), though this distinction is contested in some interpretations). The reporting window begins on the filing date, not the discharge date, meaning the ten-year clock started running on the day the bankruptcy was filed.

Federal bankruptcy law includes a specific anti-discrimination provision at 11 U.S.C. § 525(a) and (b). Section 525(a) prohibits governmental units from denying, revoking, suspending, or refusing to renew licenses, permits, charters, franchises, or other similar grants to a debtor or bankrupt based solely on bankruptcy filing or discharge. Section 525(b) extends similar protections in the employment context. However, § 525 does not include explicit protection for

private landlord housing decisions. Courts have generally held that private landlords are not prohibited by § 525 from refusing to rent to applicants based solely on a prior bankruptcy, though some advocates argue for a broader reading.

PHA and Federally-Assisted Housing

PHAs in Michigan are governmental units within the meaning of 11 U.S.C. § 525. This means that a PHA may not deny HCV or public housing admission based solely on a prior bankruptcy filing or discharge. The § 525(a) protection against governmental unit discrimination is a meaningful protection for individuals applying for federally-assisted housing in Michigan. However, PHAs may properly consider related factors, such as an ongoing pattern of nonpayment of rent or utility debts that remain after the bankruptcy period, subject to individualized assessment requirements.

Practitioner Navigation

Legal practitioners and housing navigators assisting Michigan clients with Chapter 7 history should: (1) assess timing — a discharge older than three years with rebuilt credit has significantly different practical prospects than a fresh discharge; (2) verify the accuracy of all credit report entries through the three major bureaus; (3) educate clients on § 525(a) protections against PHA denial based solely on bankruptcy; (4) advise clients to approach PHA applications with documentation showing financial stability post-discharge; (5) develop a co-signer or enhanced documentation strategy for private market applications; and (6) connect clients with HUD-approved credit counseling for credit rebuilding guidance.

This is informational only and not legal advice.

Chapter 7 bankruptcy is governed by 11 U.S.C. §§ 701–784. Michigan’s state bankruptcy exemptions are at MCL 600.5451 et seq. FCRA reporting restrictions are at 15 U.S.C. § 1681c(a)(1) (ten-year cap for bankruptcy cases). Anti-discrimination protections for debtors are at 11 U.S.C. § 525. Michigan’s federal bankruptcy districts are the Eastern District (mieb.uscourts.gov) and the Western District (miwb.uscourts.gov). Fair housing and screening law context is provided by the Fair Housing Act, 42 U.S.C. § 3604, the Elliott-Larsen Civil Rights Act, MCL 37.2101 et seq., and HUD housing program regulations.

A Chapter 7 filing appears on credit reports for ten years from the filing date and creates a significant negative impact on credit scores, which are used by most rental screening platforms. The presence of a Chapter 7 in a background check is visible to landlords through standard

credit screening packages and will often trigger automated denials by large property management platforms using minimum credit score thresholds. Independent landlords may take a more nuanced approach, particularly where discharge is older and credit has been partially rebuilt. PHAs, as governmental units, may not deny admission based solely on a prior bankruptcy under 11 U.S.C. § 525(a).

U.S. Bankruptcy Court — Eastern District of Michigan

Detroit, Flint, Bay City Website: https://www.mieb.uscourts.gov. What it helps with: Filing information, court locations, case status U.S. Bankruptcy Court — Western District of Michigan

Grand Rapids, Kalamazoo, Lansing, Marquette Website: https://www.miwb.uscourts.gov. What it helps with: Filing information, court locations, case status Michigan Legal Help — Bankruptcy Resources

Statewide Phone: (888) 783-8190 Website: https://michiganlegalhelp.org. What it helps with: Bankruptcy information and referrals; tenant rights post-bankruptcy Consumer Financial Protection Bureau (CFPB)

National Website: https://www.consumerfinance.gov/consumer-tools/credit-reports-and-scores. What it helps with: Credit report disputes, bankruptcy reporting information, consumer rights guidance AnnualCreditReport.com

National Website: https://www.annualcreditreport.com. What it helps with: Free credit report access from Equifax, Experian, and TransUnion Michigan State Bar — Lawyer Referral Service

Statewide Phone: (800) 968-0738 Website: https://www.michbar.org/public_resources/lawyerreferral. What it helps with: Referral to bankruptcy attorneys in Michigan Housing Counseling / HUD-Approved Counseling

HUD-Approved Housing Counselors — Michigan

Statewide Website: https://www.hud.gov/states/michigan/renting. What it helps with: Credit counseling, housing navigation, and financial stability planning post-bankruptcy Fair Housing and Civil Rights

Michigan Department of Civil Rights

Statewide Phone: (800) 482-3604 Website: https://www.michigan.gov/mdcr. What it helps with: Housing discrimination complaints; Elliott-Larsen Act enforcement Public Housing Authorities / Voucher Offices

MSHDA Housing Choice Voucher

Statewide Phone: (517) 373-8370 Website: https://www.michigan.gov/mshda/rental/housing-choice-voucher. What it helps with: HCV eligibility (PHAs may not deny solely based on prior bankruptcy under 11 U.S.C. § 525(a)) D. Source Ledger

11 U.S.C. § 701–784 — Chapter 7 Bankruptcy Code: https://uscode.house.gov

11 U.S.C. § 525 — Anti-Discrimination Protections: https://uscode.house.gov

FCRA — 15 U.S.C. § 1681c(a)(1) — Ten-Year Bankruptcy Reporting Cap: https://consumer.ftc.gov/articles/tenant-background-checks-and-your-rights

Michigan Bankruptcy Exemptions — MCL 600.5451: https://legislature.mi.gov/doc.aspx?mcl-600-5451

Michigan Bankruptcy Court Directory: http://www.michiganbankruptcy.com/court.html

U.S. Bankruptcy Court — Eastern District of Michigan: https://www.mieb.uscourts.gov

U.S. Bankruptcy Court — Western District of Michigan: https://www.miwb.uscourts.gov

Chapter 7 Basics — U.S. Courts: https://www.uscourts.gov/court-programs/bankruptcy/bankruptcy-basics/chapter-7-bankruptcy-basics

Apartment with Bankruptcy — Lease Runner Analysis: https://www.leaserunner.com/blog/can-you-get-an-apartment-with-a-bankruptcies

Bankruptcy and Rental Applications — Grainger Legal: https://www.graingerlegal.com/how-bankruptcy-affects-future-rental-applications-background-checks/

State of Michigan — Bankruptcy Overview: https://www.michigan.gov/reinventretirement/reinventing/crisis-management/bankruptcy

This is informational only and not legal advice.

This is informational only and not legal advice.

Chapter 13 bankruptcy is a federal reorganization proceeding under 11 U.S.C. § 1301 et seq. in which an individual with regular income proposes a three-to-five-year repayment plan to satisfy all or a portion of debts, after which remaining eligible debts are discharged. Unlike Chapter 7, Chapter 13 does not require liquidation of assets, making it an important option for individuals

who want to keep property, including a home or vehicle, or who do not qualify for Chapter 7 based on income (the means test under 11 U.S.C. § 707(b)).

Michigan debtors in Chapter 13 file in the Eastern District or Western District of Michigan, as with Chapter 7. A Chapter 13 filing remains on a credit report for seven years from the filing date under the FCRA — a shorter reporting window than the ten-year window for Chapter 7. However, because Chapter 13 plans last three to five years, the debtor is often still in the active repayment plan when the credit impact is most severe.

For housing, an active Chapter 13 plan means that the debtor’s income is being managed under a court-approved budget. Entering into a new lease — a new significant financial obligation — during Chapter 13 may technically require the bankruptcy trustee’s approval in some circumstances, though this requirement and its practical application vary by trustee and district.

This is informational only and not legal advice.

Chapter 13 bankruptcy has a different profile from Chapter 7 in the housing screening context. While it carries a shorter reporting window — seven years from filing rather than ten — it also means the debtor is actively in a court-supervised repayment process during the plan period. This active plan status creates both a screening challenge and specific legal considerations for entering new leases.

A Chapter 13 filing appears on credit reports from all three major bureaus for seven years from the filing date. During the active plan period, the credit report will show the filing, the repayment status, and the ongoing court supervision. This active bankruptcy status is visible to landlords through standard credit check packages and is treated as a significant adverse factor by most automated screening systems.

The distinction between Chapter 7 and Chapter 13 in landlord perception is nuanced. Some landlords view Chapter 13 more favorably than Chapter 7 because it indicates the debtor is actively repaying debts and has demonstrated sufficient income to sustain a multi-year repayment plan. This interpretation suggests financial discipline. Other landlords simply view any active bankruptcy as disqualifying. The type of landlord and whether they use individualized versus automated screening determines which view predominates in any given application.

When a Chapter 13 case is filed, the automatic stay under 11 U.S.C. § 362 immediately halts all pending eviction proceedings. For Michigan tenants currently facing eviction for nonpayment of rent, a Chapter 13 filing can temporarily stop the eviction and allow the tenant to propose to cure rental arrears through the repayment plan. Under 11 U.S.C. § 1322(b)(7), a Chapter 13 plan can include provisions to cure defaults on unexpired leases, which is a powerful tool for tenants seeking to remain in a current rental unit.

However, the automatic stay does not permanently prevent eviction. A landlord can petition the bankruptcy court for relief from the automatic stay under 11 U.S.C. § 362(d) if the debtor fails to make post-petition rent payments or if other cause exists. The stay also has specific limitations for landlords who have already obtained a judgment for possession prior to the bankruptcy filing under 11 U.S.C. § 362(b)(22) and § 362(l).

New Leases During an Active Chapter 13

Entering into a new lease during an active Chapter 13 case is generally permissible, but the debtor may need the approval of the bankruptcy trustee or the bankruptcy court for any transaction outside the ordinary course of business that creates a significant new financial obligation. Whether a residential lease requires trustee approval depends on the specific circumstances, the requirements of the Chapter 13 plan, and the practices of the trustee assigned to the case. Debtors in active Chapter 13 cases who need to relocate and sign a new lease should consult their bankruptcy attorney before doing so.

Upon successful completion of the Chapter 13 repayment plan — typically three to five years — the court enters a discharge of remaining eligible debts. The credit report will continue to show the Chapter 13 filing for seven years from the original filing date, not from the discharge date, meaning the reporting window continues to run during the plan period. A debtor who filed in 2022 and completed their plan in 2027 will have the Chapter 13 removed from their credit report in 2029 (seven years from 2022).

After discharge, the individual’s credit profile begins to recover, though the recovery timeline depends on post-discharge financial behavior. Making consistent, on-time rent payments, opening secured credit accounts, and maintaining low utilization are the primary credit rebuilding tools available after Chapter 13 discharge.

Member Next Steps

If currently in Chapter 13, consult your bankruptcy attorney before signing any new lease. Be prepared to explain your Chapter 13 status to prospective landlords with documentation showing that you are current on your repayment plan. Understand that your credit score may be significantly impacted during the active plan period and plan your housing search strategy accordingly.

Contact a HUD-approved housing counselor for guidance on housing options and credit rebuilding planning during and after Chapter 13. This is informational only and not legal advice.

Chapter 13 bankruptcy is governed by 11 U.S.C. §§ 1301–1330. The automatic stay under 11 U.S.C. § 362 applies immediately upon filing. The provisions governing the content of a Chapter 13 plan are at 11 U.S.C. § 1322, including the authority to cure lease defaults under § 1322(b)(7). The means test and eligibility requirements are at 11 U.S.C. § 109(e), which requires regular income and that debts not exceed specified limits (subject to periodic adjustment). The discharge provisions are at 11 U.S.C. § 1328.

In Michigan, Chapter 13 cases are filed in the Eastern District of Michigan (Detroit, Flint, Bay City) or the Western District (Grand Rapids, Kalamazoo, Lansing, Marquette). Each district has its own Chapter 13 trustee standing trustees who review and administer plan payments. The standing trustees have significant influence over whether proposed plans are confirmed and whether additional expenses — including new lease obligations — are permissible within the plan.

The intersection of Chapter 13 and residential eviction in Michigan involves specific statutory provisions. Under 11 U.S.C. § 362(b)(22), the automatic stay does not apply to the continuation of an eviction proceeding where the landlord obtained a judgment for possession before the bankruptcy was filed. Under § 362(l), a debtor may certify that applicable state law allows a cure of the entire monetary default, and if the debtor deposits one month’s rent with the bankruptcy court, the stay may be extended to allow the cure. MCL 600.5741 provides a Michigan-specific hardship stay in eviction proceedings that may interact with the bankruptcy stay in complex ways.

FCRA — Seven-Year Reporting Window

Under the FCRA, 15 U.S.C. § 1681c(a)(1), cases filed under Chapters 11 and 13 are subject to the seven-year reporting window. The seven-year clock begins on the date the bankruptcy was filed. During the active plan period, the filing is visible in credit reports as an active proceeding with ongoing plan payments reflected in the credit history. After discharge, the accounts included in the plan may carry “included in bankruptcy” or similar notations. The original filing date controls the seven-year expiration.

§ 525 Anti-Discrimination — Chapter 13 Context

The 11 U.S.C. § 525(a) anti-discrimination provision, which prohibits governmental units from denying licenses or other similar grants based solely on bankruptcy, applies to Chapter 13 debtors and plans as well as Chapter 7. PHAs, as governmental units, may not deny HCV or public housing admission solely because an applicant is in or has completed a Chapter 13 case. This is a significant protection for applicants seeking federally-assisted housing during or after a Chapter 13 plan.

Practitioner Navigation

Legal practitioners working with Michigan clients in active Chapter 13 cases who need to secure housing should: (1) review the plan and trustee’s requirements regarding new financial obligations before the client signs a lease; (2) advise the client on documentation to present to the landlord about their Chapter 13 current compliance status; (3) evaluate whether the automatic stay is relevant to any pending eviction that precipitated the need for new housing; (4) assess § 525(a) protections for PHA applications; (5) plan for the timing of plan completion relative to the housing need and the seven-year FCRA window; and (6) engage HUD-approved housing counselors for credit counseling support.

This is informational only and not legal advice.

Chapter 13 is governed by 11 U.S.C. §§ 1301–1330. The automatic stay is at 11 U.S.C. § 362. Lease cure authority is at 11 U.S.C. § 1322(b)(7). Anti-discrimination protections are at 11 U.S.C. § 525. FCRA reporting window for Chapter 13 is seven years from filing under 15 U.S.C. § 1681c(a)(1). Michigan’s bankruptcy courts are the Eastern District (mieb.uscourts.gov) and the Western District (miwb.uscourts.gov). MCL 600.5741 provides Michigan’s hardship stay in eviction proceedings. The Elliott-Larsen Civil Rights Act, MCL 37.2101, and the Fair Housing Act, 42 U.S.C. § 3604, provide housing discrimination protections for Michigan residents.

A Chapter 13 filing appears in credit reports for seven years from the filing date and significantly depresses credit scores during the active plan period. Active bankruptcy status is visible to landlords through standard credit screening and is treated as a major adverse factor by automated platforms. Independent landlords may view Chapter 13’s structured repayment as evidence of financial responsibility. New leases during an active Chapter 13 may require trustee approval depending on the district’s practices and the terms of the plan. After plan completion and discharge, credit rebuilding accelerates and the seven-year FCRA window continues to count down from the original filing date.

U.S. Bankruptcy Court — Eastern District of Michigan

Detroit, Flint, Bay City Website: https://www.mieb.uscourts.gov. What it helps with: Chapter 13 filing information, trustee information, case management U.S. Bankruptcy Court — Western District of Michigan

Grand Rapids, Kalamazoo, Lansing, Marquette Website: https://www.miwb.uscourts.gov. What it helps with: Chapter 13 filing information, trustee information, case management Michigan Legal Help — Bankruptcy Resources

Statewide Phone: (888) 783-8190 Website: https://michiganlegalhelp.org. What it helps with: Bankruptcy information, self-help tools, legal referrals Michigan State Bar — Lawyer Referral Service

Statewide Phone: (800) 968-0738 Website: https://www.michbar.org/public_resources/lawyerreferral. What it helps with: Referrals to bankruptcy attorneys by county Consumer Financial Protection Bureau (CFPB)

National Website: https://www.consumerfinance.gov. What it helps with: Credit report access, dispute guidance, financial recovery tools Housing Counseling / HUD-Approved Counseling

HUD Housing Counselors — Michigan

Statewide Website: https://www.hud.gov/states/michigan/renting. What it helps with: Housing navigation, credit counseling, rental application strategy Public Housing Authorities / Voucher Offices

MSHDA Housing Choice Voucher

Statewide Phone: (517) 373-8370 Website: https://www.michigan.gov/mshda/rental/housing-choice-voucher

What it helps with: HCV eligibility (PHAs may not deny solely based on Chapter 13 under 11 U.S.C. § 525(a)) D. Source Ledger

11 U.S.C. §§ 1301–1330 — Chapter 13 Code: https://uscode.house.gov

11 U.S.C. § 362 — Automatic Stay: https://uscode.house.gov

11 U.S.C. § 1322(b)(7) — Lease Cure in Chapter 13 Plan: https://uscode.house.gov

11 U.S.C. § 525 — Anti-Discrimination: https://uscode.house.gov

FCRA — 15 U.S.C. § 1681c — Chapter 13 Seven-Year Window: https://consumer.ftc.gov/articles/tenant-background-checks-and-your-rights

Differences Between Chapter 7 and 13 in Michigan: https://www.bankruptcylawfirmmichigan.com/bankruptcy-blog/2026/february/differences-between-chapter-7-13-in-michigan/

Michigan Bankruptcy Court Directory: http://www.michiganbankruptcy.com/court.html

Chapter 13 Bankruptcy Basics — U.S. Courts: https://www.uscourts.gov/court-programs/bankruptcy/bankruptcy-basics/chapter-13-bankruptcy-basics

This is informational only and not legal advice.

housing programs do not use automated credit score minimums. You have strategies available: explaining your situation in writing, providing strong proof of income, offering a co-signer, or applying to programs specifically designed for applicants with credit challenges. Michigan has also seen recent legislative discussion about limiting sole reliance on credit scores in rental decisions, though that legislation had not been enacted as of this writing.

This is informational only and not legal advice.

Credit scores — primarily FICO scores and VantageScores — are widely used by Michigan landlords as a screening metric. A score below 620 is generally considered a subprime threshold that triggers scrutiny or denial from many larger landlords and property management companies. Scores below 580 represent the most commonly cited automatic decline threshold in standard screening criteria.

Michigan law does not currently require landlords to conduct individualized assessments of credit history, nor does it prohibit landlords from using credit scores as the sole deciding factor in rental decisions for private properties — though legislation proposing to limit that practice has been introduced in the Michigan Legislature. In 2023, House Bill 5605 was introduced to prohibit landlords from using a credit score as the sole deciding factor in a rental application, and Senate Bill 372 was introduced in 2025 with similar language. Neither bill had been enacted as of June 2026; members should verify current legislative status.

Low credit scores can result from a wide range of circumstances: medical debt, job loss, divorce, utility arrears, student loan delinquency, or prior housing instability. None of these circumstances are protected classes under current Michigan fair housing law. However, if a landlord’s credit score policy produces a disparate impact on a protected class, a fair housing challenge may be available in some circumstances.

This is informational only and not legal advice.

A low credit score is among the most common housing barriers for members across all life circumstances. It affects not just individuals with criminal records or housing instability, but also people recovering from medical crises, divorce, or job loss — circumstances that often produce credit damage through no fault of longstanding financial character. Michigan’s private rental market gives landlords broad discretion to use credit scores as a screening tool, and that discretion is routinely exercised against applicants with subprime credit.

How Credit Scores Function in Rental Screening

Most Michigan landlords who use background screening packages receive a credit report as part of the package. Many set minimum credit score thresholds — often 620 to 680 for private market rentals — as an automatic screening criterion. Applicants who fall below the threshold are declined without further review. What appears in the underlying credit report — beyond the score — includes payment history on credit cards and loans, collection accounts, amounts owed, length of credit history, and public records including judgments and bankruptcies.

In Michigan, the most significant negative credit entries affecting rental applicants tend to include: collections from medical providers (which disproportionately affect people in lower-income households); utility disconnection and collections; prior eviction judgments or rent-related collections; credit card delinquencies; and student loan default. Credit damage from any of these sources will reduce the score to a range that triggers screening problems.

Legislative Developments — Michigan Credit Score Bills

Michigan has seen legislative efforts to address the use of credit scores in housing decisions. House Bill 5605 (2023-2024 session) and Senate Bill 372 (2025 session) both proposed to prohibit landlords from using an applicant’s credit score as the sole deciding factor in a rental decision. Under these proposals, landlords would still be permitted to consider credit history, but could not deny an application based entirely on a score number without considering other factors. As of June 2026, neither bill had been enacted. Members should verify current status through the Michigan Legislature’s bill tracker at legislature.mi.gov.

The Source of Income Protection and Credit Screening

As of April 2, 2025, Michigan’s Elliott-Larsen Civil Rights Act prohibits housing discrimination based on lawful source of income. This means that a landlord cannot refuse to rent to someone who pays with a housing voucher, emergency rental assistance funds, or other lawful income sources. While this does not directly address credit score screening, it does mean that a landlord cannot use a low credit score as a pretext to deny a voucher holder while accepting cash-paying applicants with the same financial profile.

Practical Strategies for Low-Credit Applicants

Several concrete strategies help applicants with low credit scores improve their housing outcomes in Michigan. Providing a co-signer with strong credit — a family member, trusted friend, or employer — is often the most effective single tool. Providing extensive income documentation — pay stubs, bank statements, tax returns, employer letters — demonstrates current financial stability independent of credit history. Writing a brief, factual explanation of what caused the credit damage and what has changed can be effective with landlords who review applications individually.

Applicants should also identify landlords and programs that specifically work with credit-challenged individuals. These include HUD-approved housing programs, nonprofit second-chance housing organizations, certain MSHDA-financed properties, and independent landlords in community-based markets. Contacting a HUD-approved housing counselor is a productive first step for identifying these resources.

Member Next Steps

Obtain free credit reports from AnnualCreditReport.com to understand exactly what is appearing. Dispute any inaccurate entries on credit reports under the FCRA. Check whether medical debt entries are accurate — medical debt reporting rules changed federally in 2023, limiting the reporting of certain medical debts under $500. Connect with a HUD-approved housing counselor for credit counseling and housing navigation assistance. Monitor Michigan HB 5605/SB 372 for enacted legislation that may affect landlord use of credit scores in housing decisions. This is informational only and not legal advice.

Credit scores and credit reports used in tenant screening are governed by the FCRA, 15 U.S.C. § 1681 et seq. Tenant screening companies that compile and sell credit reports are consumer reporting agencies subject to FCRA requirements including accuracy standards under § 1681e(b), dispute resolution under § 1681i, and adverse action notification under § 1681m. Landlords who obtain credit reports through consumer reporting agencies must provide written adverse action notices identifying the credit reporting agency, the agency’s contact information, and the applicant’s right to dispute.

Credit reports are provided by Equifax, Experian, and TransUnion. Each bureau maintains its own data and scoring models may vary. Credit scores are generated by both FICO (the most widely used in housing contexts) and VantageScore. Applicants are entitled to free annual credit reports from all three bureaus through AnnualCreditReport.com.

Medical debt reporting has been an area of regulatory change at the federal level. In 2023, the CFPB finalized a rule limiting the reporting of medical debt under $500 on consumer credit reports. Additionally, Equifax, Experian, and TransUnion independently committed in 2022 to removing medical debt paid off through collections from credit reports. Practitioners working with clients whose low scores are attributable primarily to medical collections should review the current medical debt reporting rules to assess whether those entries are accurately reported.

Michigan Legislative Context

MCL 554.601 et seq. and the related Landlord-Tenant Relationships Act do not currently address credit score use in tenant screening. Michigan HB 5605 (2023-2024) and SB 372 (2025) proposed to add a prohibition on sole reliance on credit scores to a new Michigan tenant screening standards statute. These proposals would have amended state housing law to require that credit scores be one factor among several, not an automatic disqualifier. Practitioners and advocates should verify the current status of any enacted version of this legislation, as the legislative landscape continues to evolve.

Fair Housing Implications

While credit score is not a protected class under the Fair Housing Act or the Elliott-Larsen Civil Rights Act, blanket credit score minimums that function as exclusionary screening criteria may produce disparate impact on protected classes if the data supports such a claim. Research has documented that Black and Latino households in Michigan and nationally carry lower average credit scores due to structural economic disparities including redlining’s legacy, wage inequality, and differential access to credit-building financial products. A fair housing challenge based on disparate impact from a credit score screening policy would require statistical evidence of disproportionate exclusion and analysis under the burden-shifting framework established in Texas Department of Housing and Community Affairs v. Inclusive Communities Project, Inc., 576 U.S. 519 (2015).

Practitioner Navigation

Legal practitioners and housing navigators working with low-credit applicants should: (1) obtain the full credit report and review it for inaccurate, outdated, or improper entries subject to dispute; (2) verify medical debt reporting accuracy against current federal rules; (3) assess the landlord’s FCRA adverse action compliance; (4) evaluate whether a fair housing disparate impact challenge is available where the landlord’s credit policy is used categorically; (5) advise clients on co-signer strategies and income documentation strategies; (6) identify HUD-approved housing counselors for credit rebuilding assistance; (7) connect clients with nonprofit and second-chance housing providers who use individualized screening; and (8) monitor Michigan legislative developments on credit score limitations in housing.

This is informational only and not legal advice.

Credit scoring in housing is governed by the FCRA, 15 U.S.C. § 1681 et seq.; CFPB rules on medical debt reporting; adverse action notice requirements at 15 U.S.C. § 1681m; and credit dispute rights at 15 U.S.C. § 1681i. Michigan’s Landlord-Tenant Relationships Act, MCL 554.601 et seq., does not currently restrict credit score use in tenant screening. Michigan HB 5605

(2023-2024) and SB 372 (2025) proposed limitations on sole credit score reliance; practitioners should verify current status at legislature.mi.gov. The Elliott-Larsen Civil Rights Act, MCL 37.2101 et seq., including source of income protection (effective April 2, 2025), provides fair housing protections. Texas Department of Housing and Community Affairs v. Inclusive Communities Project, 576 U.S. 519 (2015), establishes the federal framework for disparate impact claims under the Fair Housing Act. HUD source of income guidance and MSHDA fair housing materials provide additional Michigan-specific context.

Credit scores affect virtually every aspect of Michigan rental screening. Most automated screening platforms use minimum credit score thresholds as a gating criterion, and applicants below the threshold are denied without further review. A low score — particularly below 580 — creates barriers across the private market, federally-assisted market (for voluntary applicant credit standards, though PHAs cannot categorically deny based solely on score), and income-restricted housing. The specific causes of credit damage — medical debt, job loss, eviction-related collections, bankruptcy — vary in their individual remedies and legal implications. Credit rebuilding through consistent payment behavior, dispute resolution, and secured credit products is the primary long-term remedy.

HUD-Approved Housing Counselors — Michigan

Statewide Website: https://www.hud.gov/states/michigan/renting. What it helps with: Credit counseling, rental assistance navigation, housing financial planning Michigan State Housing Development Authority (MSHDA)

Statewide Phone: (517) 373-8370 Website: https://www.michigan.gov/mshda. What it helps with: Affordable housing programs, housing counseling referrals, pathway to housing resources Consumer Credit Support

National Website: https://www.consumerfinance.gov. What it helps with: Credit report disputes, medical debt information, consumer financial tools AnnualCreditReport.com

National Website: https://www.annualcreditreport.com. What it helps with: Free annual credit reports from Equifax, Experian, and TransUnion Michigan Legal Help — Consumer Debt

Statewide Phone: (888) 783-8190 Website: https://michiganlegalhelp.org. What it helps with: Guidance on collections, credit reporting issues, and consumer debt Legal Aid and Tenant Defense

Michigan Legal Services

Detroit and statewide Phone: (313) 964-4130 Website: https://www.milegalservices.org. What it helps with: Systemic housing and consumer advocacy for low-income Michigan residents Lakeshore Legal Aid

Southeast Michigan / Thumb region Phone: (888) 783-8190 Website: https://www.lakeshorelegalaid.org. What it helps with: Free legal assistance including housing denial and screening disputes Fair Housing and Civil Rights

Fair Housing Center of Metropolitan Detroit

Detroit metro Phone: (313) 579-3247 Website: https://www.fairhousingdetroit.org. What it helps with: Fair housing complaints, policy advocacy, and disparate impact analysis Michigan Department of Civil Rights

Statewide Phone: (800) 482-3604 Website: https://www.michigan.gov/mdcr. What it helps with: Elliott-Larsen Act housing discrimination complaints; source of income discrimination Public Housing Authorities / Voucher Offices

MSHDA HCV Program

Statewide Phone: (517) 373-8370 Website: https://www.michigan.gov/mshda/rental/housing-choice-voucher. What it helps with: Income-based housing assistance; waiting list information D. Source Ledger

FCRA — 15 U.S.C. § 1681 et seq.: https://consumer.ftc.gov/articles/tenant-background-checks-and-your-rights

Michigan HB 5605 — Credit Score Housing Bill (2023-2024): https://www.legislature.mi.gov/documents/2023-2024/billintroduced/House/htm/2024-HIB-5605.htm

Michigan SB 372 — Credit Score Housing Bill (2025): https://www.paletzlaw.com/2025/09/29/senate-bill-372-is-again-trying-to-keep-mi-landlords-from-using-credit-scores-for-tenant-screening/

Consumer Financial Services Law Monitor — Michigan Credit Score Bill: https://www.consumerfinancialserviceslawmonitor.com/2023/07/michigan-house-bill-proposes-excluding-tenant-credit-scores-from-rental-decisions/

AnnualCreditReport.com: https://www.annualcreditreport.com

Elliott-Larsen Civil Rights Act / Source of Income Protection: https://fhcmichigan.org/know-your-rights/source-of-income/

Texas Dep’t of Housing v. Inclusive Communities Project, 576 U.S. 519 (2015): https://www.supremecourt.gov

Michigan Renters’ Rights — State of Michigan: https://www.michigan.gov/consumerprotection/protect-yourself/renters-rights

This is informational only and not legal advice.

This is informational only and not legal advice.

Low income is one of the primary drivers of housing instability in Michigan. It intersects with nearly every other barrier in this Atlas — it reduces the ability to pay security deposits, limits choices in the rental market, and often correlates with gaps in credit history and rental history. Michigan’s rental market is bifurcated between market-rate housing, where landlords set income requirements freely, and subsidized or income-restricted housing, which is specifically designed for low-income households.

For market-rate housing, Michigan landlords commonly require applicants to demonstrate gross monthly income of two to three times the monthly rent. This standard makes many rental units mathematically inaccessible to households with incomes below certain thresholds. Employers, public benefits, child support, Social Security, SSI, and other income sources may all be presented as documentation, but not all landlords treat every income type equally.

Michigan’s most important low-income housing tools include the Housing Choice Voucher (HCV) program administered by MSHDA and local PHAs, LIHTC (Low Income Housing Tax Credit) developments that reserve units at capped rent levels for qualifying households, Emergency Rental Assistance programs, and nonprofit affordable housing organizations. Navigating these resources requires knowing what is available, where waiting lists stand, and what eligibility requirements apply.

As of April 2, 2025, source of income became a protected class under the Elliott-Larsen Civil Rights Act, prohibiting landlords from refusing to rent to applicants solely because they pay with housing vouchers or other lawful income sources. This is a significant and recent protection that housing navigators and advocates should be routinely applying.

This is informational only and not legal advice.

Housing cost burden — spending more than 30% of income on housing — affects hundreds of thousands of Michigan households. For members of the NSCN community who carry multiple barriers, low income often compounds the challenge. Even where criminal records, credit issues, or eviction histories might be resolved through navigation or legal advocacy, income requirements remain a fundamental threshold that the private rental market largely enforces without restriction.

Income Requirements in Michigan’s Private Rental Market

Michigan landlords are legally permitted to require that applicants demonstrate income sufficient to pay the rent. The typical standard in the Michigan private rental market is a gross income-to-rent ratio of 2:1 to 3:1 — meaning monthly gross income of two to three times the monthly rent. Under a 3:1 standard, an apartment renting for $1,000 per month requires $3,000 per month in documented gross income.

Michigan law does not require landlords to accept government benefits, child support, or other non-wage income as qualifying income, with one critical exception: since April 2, 2025, source of income is a protected class under the Elliott-Larsen Civil Rights Act. This means a landlord may not refuse to rent to an applicant solely because their income is derived from a housing voucher, public benefits, Social Security, or other lawful source. The law does not require landlords to waive income ratio requirements — it prohibits discrimination based on the source of income.

Michigan’s Subsidized Housing Resources

The primary resources for low-income renters in Michigan are administered through MSHDA. The Housing Choice Voucher program (also called Section 8) provides rental assistance to eligible low-income households, with participants paying approximately 30% of their adjusted monthly income toward rent and the voucher covering the remainder up to a payment standard. HCV waiting lists in Michigan are frequently closed, and when open, lists may have hundreds or thousands of applicants. Persistence and early application are essential.

LIHTC developments — funded through Michigan’s Low Income Housing Tax Credit program administered by MSHDA — are privately owned properties that reserve all or a portion of units for households earning below 50% or 60% of Area Median Income (AMI). These properties charge income-restricted rent levels that are substantially below market rate. Availability varies by region and waitlist length varies by property. MSHDA’s affordable housing search resources and local housing referral services can help identify available LIHTC properties.

Community Action Agencies across Michigan’s 83 counties administer emergency rental assistance, utility assistance (LIHEAP), and homelessness prevention funds. These programs provide short-term financial stabilization but are not permanent housing subsidies.

Michigan’s Source of Income Protection — What It Means

The Michigan Legislature’s amendment to the Elliott-Larsen Civil Rights Act to add source of income as a protected class, signed into law and effective April 2, 2025, was a landmark change for housing access in Michigan. Prior to this change, Michigan landlords could legally refuse to accept HCV vouchers, and many did. As of April 2, 2025, refusing to rent to someone solely because they hold a housing voucher or receive public assistance is unlawful housing discrimination under state law.

The source of income protection has limitations. Michigan law includes an exception for owner-occupied buildings with two or fewer units rented or offered for rent. Additionally, the protection does not require landlords to accept any income amount — it prohibits discrimination based on the source or type of income, not the amount. A landlord may still lawfully deny an applicant whose total income from any source is insufficient to meet a stated income requirement, as long as the denial is based on amount and not source.

Member Next Steps

Apply to MSHDA’s Housing Choice Voucher waiting list if you have not already done so, even if the list is currently closed, as openings occur periodically. Contact your county’s Community Action Agency for emergency rental assistance and utility support. Use MSHDA’s affordable housing search tools to identify LIHTC properties in your target area. If a landlord refuses to accept your income source (voucher, benefits, etc.), contact the Fair Housing Center serving your region to discuss a potential fair housing complaint under the Elliott-Larsen Act’s source of income protection. This is informational only and not legal advice.

The primary federal framework for low-income housing in Michigan includes the Housing Act of 1937, as amended, governing public housing and HCV programs (42 U.S.C. § 1437 et seq.); the Low Income Housing Tax Credit program under 26 U.S.C. § 42; the HOME Investment Partnerships Program under 42 U.S.C. § 12741 et seq.; and LIHEAP under 42 U.S.C. § 8621 et seq. MSHDA administers HCV, LIHTC, HOME funds, and additional state-funded housing programs in Michigan.

Michigan’s Elliott-Larsen Civil Rights Act, MCL 37.2501–37.2507, governs housing discrimination. The 2023 amendments adding source of income as a protected class (MCL 37.2102(1)(k) and MCL 37.2502(a)) became effective April 2, 2025. The source of income protection extends to all aspects of rental housing transactions — applications, terms and conditions, and continued tenancy. MCL 37.2501 provides that all persons in Michigan are entitled to the full and equal enjoyment of public accommodations including housing, without discrimination based on the protected categories now including source of income.

HCV Program Structure in Michigan

MSHDA administers the HCV program through a network of county-specific waiting lists. As of the current period, MSHDA maintains 83 county-based lists, each with its own opening schedule and eligibility criteria. PHAs — including independent PHAs in Detroit, Grand Rapids, Flint, Lansing, Ann Arbor, and other cities — administer separate HCV programs with their own waiting lists and admission policies.

HCV eligibility is based on household income not exceeding 50% of AMI at admission, citizenship or eligible immigration status, and passing criminal background and tenancy history screening consistent with PHA ACOPs. Once a voucher is issued, the participant has a limited period — typically 60 to 120 days — to locate qualifying housing with a willing landlord.

LIHTC Compliance and Income Limits

Michigan’s LIHTC program, administered by MSHDA, produces income-restricted rental housing through tax credit allocations. Under 26 U.S.C. § 42, at least 20% of LIHTC units must be reserved for households at or below 50% AMI, or at least 40% for households at or below 60% AMI, depending on the election made at allocation. MSHDA publishes annual income limits and rent limits for all Michigan counties. AMI limits vary by county; Detroit-area AMI differs from rural northern Michigan counties.

Source of Income — Fair Housing Enforcement

Complaints based on source of income discrimination in Michigan are processed by the Michigan Department of Civil Rights and by fair housing organizations such as the Fair Housing Center of Metropolitan Detroit and the Fair Housing Center of West Michigan. The MDCR may investigate, hold hearings, and impose remedies including compensatory damages, attorney’s fees, and injunctive relief. Federal fair housing complaints may be filed concurrently with HUD’s Office of Fair Housing and Equal Opportunity (FHEO). Members who experience source of income discrimination should document all communications with the landlord and file promptly, as administrative complaint deadlines apply.

Practitioner Navigation

Legal practitioners and housing navigators working with low-income Michigan clients should: (1) advise clients of source of income protection effective April 2, 2025, and document any landlord refusals that appear to be based on income source; (2) assist clients with MSHDA HCV and PHA waiting list applications as early as possible; (3) identify available LIHTC units through MSHDA housing search tools; (4) connect clients with county-level Community Action Agencies for emergency rental and utility assistance; (5) pursue fair housing complaints promptly where source of income discrimination is documented; and (6) advise on HUD-approved housing counseling for financial stabilization strategies.

This is informational only and not legal advice.

Low-income housing is governed federally by 42 U.S.C. § 1437 et seq. (HCV and public housing); 26 U.S.C. § 42 (LIHTC); the HOME Investment Partnerships Act; and LIHEAP under 42 U.S.C. § 8621 et seq. Michigan’s primary housing authority is MSHDA, operating under MCL 125.1401 et seq. The Elliott-Larsen Civil Rights Act, MCL 37.2101 et seq., was amended to add source of income as a protected class effective April 2, 2025 (MCL 37.2102(1)(k)). Fair housing enforcement is the responsibility of the Michigan Department of Civil Rights under MCL 37.2601 et seq. and HUD’s Office of Fair Housing and Equal Opportunity (FHEO). MSHDA administers county-specific HCV waiting lists at mshda.myhousing.com.

Low income affects housing access primarily through the income-to-rent ratio screening criterion used by private landlords, and secondarily through the limited supply of affordable and subsidized housing relative to demand in Michigan. HCV waitlists are long and often closed. LIHTC supply is limited and often concentrated in specific geographic areas. The source of income protection enacted in April 2025 addresses one specific form of discrimination — refusal to accept vouchers — but does not lower income requirements or expand the supply of subsidized housing. The practical gap between the number of low-income Michigan households and the available affordable housing supply remains one of the state’s most significant housing challenges.

Michigan State Housing Development Authority (MSHDA) — HCV Program

Statewide Phone: (517) 373-8370

Website: https://www.michigan.gov/mshda/rental/housing-choice-voucher. What it helps with: Housing Choice Voucher program information, waiting list applications, county-specific contacts MSHDA Online Housing Application Portal

Statewide Website: https://mshda.myhousing.com. What it helps with: HCV and MSHDA program waiting list applications Detroit Housing Commission

Detroit Phone: (313) 877-8000 Website: https://www.detroithousingcommission.org. What it helps with: Detroit-area HCV and public housing programs Grand Rapids Housing Commission

Grand Rapids Phone: (616) 235-2600 Website: https://www.grhousing.org. What it helps with: Grand Rapids-area HCV and public housing Lansing Housing Commission

Lansing Phone: (517) 487-6550 Website: https://lanshc.org. What it helps with: Lansing-area housing programs and HUD-VASH vouchers Flint Housing Commission

Flint Phone: (810) 232-1441 Website: https://flinthc.org. What it helps with: Flint-area public housing and HCV programs Fair Housing and Civil Rights

Fair Housing Center of Metropolitan Detroit

Detroit metro Phone: (313) 579-3247 Website: https://www.fairhousingdetroit.org. What it helps with: Source of income discrimination complaints, fair housing enforcement Fair Housing Center of West Michigan

Grand Rapids Phone: (616) 451-2980

Website: https://fhcwm.org. What it helps with: West Michigan source of income complaints, fair housing education Fair Housing Center of Southeast and Mid Michigan

Ann Arbor, Lansing region Phone: (734) 827-6100 Website: https://fhcmichigan.org. What it helps with: Source of income complaints, fair housing advocacy, education Michigan Department of Civil Rights

Statewide Phone: (800) 482-3604 Website: https://www.michigan.gov/mdcr. What it helps with: Elliott-Larsen Act complaints including source of income discrimination Housing Counseling / HUD-Approved Counseling

HUD Housing Counselors — Michigan

Statewide Website: https://www.hud.gov/states/michigan/renting. What it helps with: Rental counseling, housing navigation, affordability planning Legal Aid and Tenant Defense

Michigan Legal Help

Statewide Phone: (888) 783-8190 Website: https://michiganlegalhelp.org. What it helps with: Tenant rights, housing resources, discrimination guidance Michigan Legal Services

Detroit and statewide Phone: (313) 964-4130 Website: https://www.milegalservices.org. What it helps with: Systemic housing advocacy, income and housing barrier litigation D. Source Ledger

Elliott-Larsen Civil Rights Act — Source of Income Protection (MCL 37.2102): https://fhcmichigan.org/know-your-rights/source-of-income/

Michigan Legal Help — Source of Income Discrimination in Rental Housing: https://michiganlegalhelp.org/resources/housing/discrimination-rental-housing

Fair Housing Center of West Michigan — Source of Income Protection: https://fhcwm.org/article/source-of-income-protections-pass-in-michigan

Source of Income Protections — Fair Housing Center of Southeast and Mid Michigan: https://fhcmichigan.org/know-your-rights/source-of-income/

MSHDA — Housing Choice Voucher Program: https://www.michigan.gov/mshda/rental/housing-choice-voucher

MSHDA — Low Income Housing Tax Credit: https://www.michigan.gov/mshda/developers/lihtc/lihtc/low-income-housing-tax-credit-lihtc

MSHDA FY2025 Housing Investment Report: https://www.ncsha.org/hfa-news/mshda-invests-2-61-billion-to-expand-housing-opportunities-for-nearly-45000-michiganders-in-fy-2025/

HUD — Michigan Housing Resources: https://www.hud.gov/states/michigan

Michigan Homeless Coalition — Source of Income Discrimination Summary: https://mihomeless.org/wp-content/uploads/2019/06/Source-of-Income-Discrimination-summary-1.pdf

26 U.S.C. § 42 — LIHTC: https://uscode.house.gov

This is informational only and not legal advice.

This is informational only and not legal advice.

Michigan’s Housing Choice Voucher (HCV) program — commonly called Section 8 — is administered by the Michigan State Housing Development Authority (MSHDA) for most of the state, with independent programs in cities like Detroit, Grand Rapids, Flint, and Ann Arbor. MSHDA maintains county-specific waiting lists that open periodically; when a waiting list is open, applicants must apply online through the MSHDA MyHousing portal. Waiting periods can range from months to years depending on the county and funding availability.

Once a voucher is issued, a participant must find a qualifying rental unit where the landlord is willing to participate in the HCV program, the unit passes HUD’s Housing Quality Standards (HQS) inspection, and the rent is at or below the applicable payment standard. The voucher holder typically pays approximately 30% of adjusted monthly income toward rent, with the voucher covering the remainder.

The critical legal change of April 2, 2025 — the addition of source of income as a protected class under the Elliott-Larsen Civil Rights Act — means that landlord refusal based solely on the voucher status is now unlawful housing discrimination under Michigan law. Prior to this change, landlords could legally refuse vouchers, and many did. Voucher holders who experience refusals may now file fair housing complaints with the Michigan Department of Civil Rights or a regional fair housing center.

This is informational only and not legal advice.

The Housing Choice Voucher program is the largest federal rental assistance program in the United States, and Michigan administers a substantial portion through MSHDA and independent local PHAs. The program’s basic operation involves three parties: the PHA that issues and administers the voucher; the voucher holder who finds qualifying housing; and the landlord who agrees to lease the unit under the program’s terms and receive the rental subsidy payment.

Waiting Lists — Current Status

MSHDA’s HCV waiting lists are county-specific. As of the current period, many Michigan county waiting lists are closed, with new applicants placed on the list only during periodic openings. When a list opens, it is typically announced on MSHDA’s website and available through the MyHousing portal at mshda.myhousing.com. Members should apply to every open county list for which they might qualify, since multiple list placements increase the chance of timely assistance.

Independent PHAs in Detroit, Grand Rapids, Flint, Lansing, Ann Arbor, and other cities operate their own separate waiting lists. The Ann Arbor Housing Commission, Grand Rapids Housing Commission, Detroit Housing Commission, Flint Housing Commission, and Lansing Housing Commission should each be contacted independently for their current HCV waiting list status.

All adult members of a household applying for MSHDA HCV or any Michigan PHA program are subject to criminal background screening. Federal law establishes two mandatory bars: individuals convicted of methamphetamine manufacture on federally-assisted premises and individuals subject to lifetime sex offender registration requirements may not be admitted. Beyond these mandatory bars, PHAs conduct individualized assessments under HUD guidance and their own written ACOPs. Criminal history that does not fall within mandatory bars is evaluated on a case-by-case basis; the nature of the offense, time elapsed, and evidence of rehabilitation are relevant factors.

Members should request a copy of the applicable PHA’s Admissions and Continued Occupancy Policy (ACOP) to understand how their specific criminal history will be evaluated. ACOPs are public documents and must be made available upon request.

Housing Quality Standards

Once a voucher holder identifies a willing landlord, the proposed unit must pass a HUD Housing Quality Standards inspection conducted by the PHA. If the unit fails inspection, the landlord must make required repairs before the lease begins and the subsidy payments start. Units that do not pass HQS cannot be approved for the voucher program.

Source of Income Protection — The Voucher Context

The April 2, 2025 source of income protection under the Elliott-Larsen Civil Rights Act directly addresses the longstanding problem of voucher refusal in Michigan. Before this change, Michigan was one of many states where landlords could legally decline voucher holders, dramatically reducing the geographic reach of the HCV program. Post-April 2025, landlords in Michigan — with the limited exception for owner-occupied two-unit or fewer properties — may not refuse to rent solely because the applicant holds an HCV voucher.

The practical impact of this change depends on enforcement. Voucher holders who experience refusals should document all communications — text messages, emails, and verbal communications if possible — and contact the Michigan Department of Civil Rights or a regional fair housing center to report potential violations. The Michigan Legislature and MSHDA have materials explaining this protection, and fair housing organizations are actively working to enforce it.

Voucher Portability

HCV vouchers in Michigan can generally be “ported” — transferred to other PHAs — allowing a voucher holder to use their voucher to rent in a different county or city than where the voucher was issued. Portability rules require that the household be in compliance with the program requirements, that the receiving PHA have the administrative capacity to absorb the voucher, and that certain initial-issuance timelines be met. Portability is an important tool for voucher holders who want to relocate to a different part of Michigan.

Member Next Steps

Apply to all currently open MSHDA county waiting lists and independent PHA lists in your area of interest. If a landlord refuses your voucher, document the refusal and contact the Fair Housing Center serving your region. Request the ACOP from any PHA whose waiting list you are on to understand criminal history screening criteria. Consult a HUD-approved housing counselor about housing search strategies and landlord outreach approaches. This is informational only and not legal advice.

The Housing Choice Voucher program is authorized under Section 8 of the Housing Act of 1937, codified at 42 U.S.C. § 1437f. HUD regulations governing the HCV program are at 24 C.F.R. Part 982. Key provisions include: eligibility requirements at 24 C.F.R. § 982.201; payment standards at 24 C.F.R. § 982.505; HQS requirements at 24 C.F.R. § 982.401; ACOP requirements at 24 C.F.R. § 982.54; portability rules at 24 C.F.R. § 982.353; and criminal history screening authority at 24 C.F.R. § 982.553.

Federal mandatory bars under 42 U.S.C. § 13663 require PHAs to deny admission to individuals convicted of drug-related criminal activity for manufacture or production of methamphetamine on federally-assisted premises and individuals subject to lifetime sex offender registration requirements.

Michigan MSHDA HCV Administration

MSHDA administers the HCV program under a consolidated annual contributions contract with HUD, operating county-specific waiting lists across the state. MSHDA’s ACOP governs admissions standards, continued occupancy requirements, and criminal history screening criteria applicable to the MSHDA-administered lists. Local independent PHAs have their own ACOPs. MSHDA’s HCV program information is available at

michigan.gov/mshda/rental/housing-choice-voucher. Applications for open waiting lists are made at mshda.myhousing.com.

Source of Income — Elliott-Larsen Act Amendments

MCL 37.2502(a) now explicitly includes source of income among the protected characteristics in the housing provisions of the Elliott-Larsen Civil Rights Act. The statute provides that it is unlawful for a person to refuse to sell or rent, or to otherwise make unavailable or deny, a dwelling to any person because of their source of income. Source of income is defined broadly to include HCV vouchers, housing subsidies, Social Security, disability benefits, child support, and other lawful income sources. The owner-occupied two-unit exception is codified in MCL 37.2503.

Michigan’s MDCR enforces the Elliott-Larsen Civil Rights Act. Administrative complaints must generally be filed within 180 days of the discriminatory act. MDCR may investigate, conciliate, hold hearings, and issue orders for remedies including compensatory damages, civil fines, and injunctive relief. Concurrent complaints may be filed with HUD’s FHEO. Private civil actions may also be filed in circuit court.

HUD’s Voucher Compliance Context

PHAs that administer HCV programs in Michigan are required to affirmatively further fair housing under 24 C.F.R. § 5.150 and its implementing regulations. PHAs that operate in a manner that concentrates voucher usage in high-poverty, racially segregated areas — including through failure to enforce source of income protections or to affirmatively market the program in opportunity neighborhoods — may be subject to HUD oversight and enforcement.

The 2024 HUD proposed rule on reducing barriers to HUD-assisted housing (89 Fed. Reg. 24072) proposed to standardize and restrict PHA criminal history screening criteria to reduce unnecessary exclusions. Practitioners should verify the current regulatory status of any final rule resulting from this proceeding.

Practitioner Navigation

Legal practitioners and housing navigators working with Michigan HCV holders should: (1) advise clients of source of income protection effective April 2, 2025, and document landlord refusals; (2) file fair housing complaints with MDCR or a regional fair housing center promptly upon documented refusals; (3) request and review the applicable PHA’s ACOP for criminal history screening standards; (4) prepare individualized assessment narratives for PHA screening of criminal history outside mandatory bars; (5) assist with portability requests where housing in the current area is unavailable; (6) educate clients on HQS requirements so they can identify likely compliant units; and (7) connect clients with HUD-approved housing counselors for housing search support.

This is informational only and not legal advice.

HCV is authorized under 42 U.S.C. § 1437f; governed by HUD regulations at 24 C.F.R. Part 982; criminal screening authority at 24 C.F.R. § 982.553; HQS at 24 C.F.R. § 982.401; portability at 24 C.F.R. § 982.353. Mandatory federal bars at 42 U.S.C. § 13663. Michigan source of income protection at MCL 37.2502 and MCL 37.2102, effective April 2, 2025. MDCR enforcement authority at MCL 37.2601 et seq. HUD’s 2016 Criminal Records Guidance. HUD proposed rule on reducing barriers to HUD-assisted housing, 89 Fed. Reg. 24072 (April 10, 2024) — practitioners should verify final rule status. MSHDA HCV administration at michigan.gov/mshda/rental/housing-choice-voucher. Affirmatively furthering fair housing at 24 C.F.R. § 5.150.

HCV holders in Michigan face a dual layer of screening: the PHA’s criminal and eligibility screening at the program admission stage, and the private landlord’s willingness to participate in the program and screen the individual applicant. Source of income protection has made landlord refusal based solely on voucher status unlawful since April 2, 2025. PHAs must conduct individualized criminal assessments outside mandatory bars. HQS inspections create a housing quality gate that some private units may not pass. Waiting list delays mean voucher access is not immediate for most applicants. Portability can expand housing search geography. Fair housing enforcement of source of income protection is an active and developing area in Michigan as of June 2026.

MSHDA — Housing Choice Voucher Program

Statewide Phone: (517) 373-8370 Website: https://www.michigan.gov/mshda/rental/housing-choice-voucher. What it helps with: HCV program information, waiting list access, portability MSHDA MyHousing Application Portal

Statewide Website: https://mshda.myhousing.com. What it helps with: Online HCV waiting list applications Detroit Housing Commission

Detroit Phone: (313) 877-8000 Website: https://www.detroithousingcommission.org. What it helps with: Detroit HCV and public housing programs Ann Arbor Housing Commission

Ann Arbor Phone: (734) 794-6720 Website: https://www.a2gov.org/housing-commission. What it helps with: Ann Arbor HCV program, voucher application Grand Rapids Housing Commission

Grand Rapids Phone: (616) 235-2600 Website: https://www.grhousing.org. What it helps with: Grand Rapids HCV and public housing programs Flint Housing Commission

Flint Phone: (810) 232-1441 Website: https://flinthc.org. What it helps with: Flint-area public housing and HCV vouchers Lansing Housing Commission

Lansing Phone: (517) 487-6550 Website: https://lanshc.org. What it helps with: Lansing HCV and HUD-VASH programs Fair Housing and Civil Rights

Fair Housing Center of Metropolitan Detroit

Detroit metro Phone: (313) 579-3247 Website: https://www.fairhousingdetroit.org. What it helps with: Source of income fair housing complaints; voucher refusal investigations Fair Housing Center of West Michigan

Grand Rapids Phone: (616) 451-2980 Website: https://fhcwm.org. What it helps with: Source of income discrimination complaints; West Michigan voucher support Fair Housing Center of Southeast and Mid Michigan

Ann Arbor, Lansing Phone: (734) 827-6100 Website: https://fhcmichigan.org. What it helps with: Source of income protection enforcement; HCV fair housing issues Michigan Department of Civil Rights

Statewide Phone: (800) 482-3604 Website: https://www.michigan.gov/mdcr. What it helps with: Elliott-Larsen Act source of income complaints; housing discrimination investigations Housing Counseling / HUD-Approved Counseling

HUD Housing Counselors — Michigan

Statewide Website: https://www.hud.gov/states/michigan/renting. What it helps with: HCV housing search support, tenant rights counseling Legal Aid and Tenant Defense

Michigan Legal Help

Statewide Phone: (888) 783-8190 Website: https://michiganlegalhelp.org. What it helps with: HCV rights, source of income information, tenant rights D. Source Ledger

MSHDA — HCV Program: https://www.michigan.gov/mshda/rental/housing-choice-voucher

MSHDA — HCV Waiting List Information: https://www.michigan.gov/mshda/rental/housing-choice-voucher/mshda-housing-choice-voucher-hcv-waiting-list-information

MSHDA MyHousing Portal: https://mshda.myhousing.com

Source of Income Protection — Michigan Legal Help: https://michiganlegalhelp.org/resources/housing/discrimination-rental-housing

Source of Income Protection — Fair Housing Center of Southeast and Mid Michigan: https://fhcmichigan.org/know-your-rights/source-of-income/

Fair Housing Center of West Michigan — Source of Income Passes: https://fhcwm.org/article/source-of-income-protections-pass-in-michigan

HUD — Section 8 HCV Regulations, 24 C.F.R. Part 982: https://www.ecfr.gov

42 U.S.C. § 13663 — Federal Mandatory Housing Bars: https://uscode.house.gov

HUD — Reducing Barriers to HUD-Assisted Housing (Proposed Rule): https://www.federalregister.gov/documents/2024/04/10/2024-06218/reducing-barriers-to-hud-assisted-housing

Ann Arbor Housing Commission — Section 8 HCV: https://www.a2gov.org/housing-commission/housing-programs/section-8-housing-choice-voucher/

MSHDA — Fair Housing: https://www.michigan.gov/mshda/fairhousing

This is informational only and not legal advice.

This is informational only and not legal advice.

Veterans in Michigan who are homeless or at risk of homelessness have access to a dedicated set of housing and supportive service programs that are specifically funded and designed for their needs. The two most significant federal programs are HUD-VASH and SSVF.

HUD-VASH is a joint HUD and Department of Veterans Affairs program that pairs Housing Choice Voucher rental assistance with VA case management and clinical services. Eligible veterans must be enrolled in VA healthcare, homeless or at risk of homelessness, and in need of the case management services component. HUD-VASH vouchers are administered in Michigan through MSHDA and several independent PHAs, including the Lansing Housing Commission.

SSVF is a VA-funded grant program that provides short-term financial assistance — including rental assistance, deposits, and utility assistance — and case management services to low-income veteran families who are homeless or at risk of homelessness. SSVF is administered by community-based organizations under VA grants. In Michigan, Volunteers of America Michigan administers SSVF in several regions.

Veterans with criminal records may qualify for these programs subject to applicable criminal screening standards. The mandatory federal bars (lifetime sex offender registration, methamphetamine manufacture on federal premises) apply to HUD-VASH as they do to other HCV programs. Beyond mandatory bars, VA and PHA individualized assessment processes apply.

This is informational only and not legal advice.

Michigan veterans experiencing homelessness or housing instability have access to a more robust set of targeted resources than most non-veteran populations. Federal investment in veteran homelessness reduction has been sustained over many years, and Michigan has multiple access points for veterans needing housing assistance. Understanding which program fits a veteran’s specific situation — and how to access it — is the core of effective navigation.

HUD-VASH — How It Works

HUD-VASH is the flagship veterans housing program in the United States. It combines two components: a Housing Choice Voucher that covers a portion of rent in a private rental unit, and VA clinical case management services that support the veteran’s stability, mental health, substance use recovery, or other needs. The rental subsidy operates like a standard HCV — the veteran pays approximately 30% of adjusted income toward rent, and the voucher covers the remainder up to the applicable payment standard.

In Michigan, HUD-VASH vouchers are allocated to MSHDA and to several local PHAs, including the Lansing Housing Commission, which administers a dedicated HUD-VASH program. The VA’s Michigan healthcare system — centered at the John D. Dingell VA Medical Center in Detroit and the Battle Creek VA Medical Center, with community-based outpatient clinics across the state — provides the clinical services component.

To access HUD-VASH, a veteran must first establish enrollment in VA healthcare. The VA’s homeless veterans programs can facilitate expedited healthcare enrollment for veterans who are homeless. Once enrolled, the veteran works with a VA case manager to be referred to a HUD-VASH program administrator. The PHA issues the voucher, and the veteran then searches for qualifying housing.

SSVF — Short-Term Support and Prevention

SSVF provides a different service than HUD-VASH. Rather than a long-term housing subsidy, SSVF offers time-limited direct financial assistance and case management to help eligible veteran families resolve a housing crisis. SSVF can pay for: first and last month’s rent, security deposits, utility arrears, moving costs, and other housing-related expenses. The goal is either to prevent an impending loss of housing or to rapidly re-house a veteran who has recently become homeless.

SSVF programs in Michigan are operated by grantees including Volunteers of America Michigan, Northwestern Community Services (serving northern Michigan), and the North Central Michigan College region. Veterans do not need to be currently enrolled in VA healthcare to access SSVF, though VA referrals are encouraged.

Veterans with criminal records — including felonies, misdemeanors, and SORA registration — may still be eligible for HUD-VASH and SSVF depending on the nature of the record. The mandatory federal bars under 42 U.S.C. § 13663 apply to HUD-VASH as they do to other federally-assisted housing: lifetime sex offender registration and meth manufacture on federal premises are mandatory bars. Beyond those, the VA and PHAs conduct individualized assessments. Veterans who have served significant prison time may have gaps in VA enrollment and benefit history that need to be addressed as part of the access process — VA benefits restoration specialists can help navigate this.

Michigan’s Clean Slate Act can also benefit veterans with older criminal convictions by enabling expungement before or concurrent with the housing application process, reducing screening barriers.

The Michigan Veterans Affairs Agency (MVAA) coordinates veterans services across state agencies and can connect veterans with housing resources, benefits navigation, and discharge upgrade assistance. Discharge upgrades — converting an other-than-honorable (OTH) or dishonorable discharge to an upgraded characterization — are relevant for veterans who may be ineligible for VA healthcare and benefits due to discharge status; some SSVF programs serve veterans regardless of discharge status, but HUD-VASH requires VA healthcare enrollment.

Member Next Steps

Contact the VA National Call Center for Homeless Veterans at 1-877-4AID-VET (1-877-424-3838) for immediate referral to local programs. Enroll in VA healthcare at your nearest VA Medical Center or community-based outpatient clinic if not already enrolled. Contact the Michigan Veterans Affairs Agency for state-level benefits coordination. Ask your VA social worker or case manager specifically about HUD-VASH and SSVF eligibility. If you have a criminal record, ask your VA case manager how it may affect program eligibility and whether a Clean Slate expungement should be pursued. This is informational only and not legal advice.

HUD-VASH is authorized under the HUD-Veterans Affairs Supportive Housing provisions of the National Defense Authorization Act, codified at 42 U.S.C. § 1437f(o)(19). HUD administers the voucher component under 24 C.F.R. Part 982 as modified for HUD-VASH at 24 C.F.R. § 982.619. The VA administers the case management and clinical services component under 38 U.S.C. § 2041 and VA regulations. Program requirements include: veteran status, enrollment in VA healthcare, and a determination of homelessness or risk of homelessness under HUD’s homeless definitions in 24 C.F.R. § 91.5.

HUD allocates HUD-VASH vouchers through a competitive process to PHAs and VA medical centers jointly. In Michigan, allocations have been made to MSHDA and to local PHAs including the Lansing Housing Commission, which has a dedicated HUD-VASH program. The John D. Dingell VA Medical Center (Detroit) and the Battle Creek VA Medical Center serve as the primary Michigan VA partners.

SSVF Framework

SSVF is authorized under 38 U.S.C. § 2044 and is administered by the VA through a competitive grant program to community-based organizations. VA Notice of Funding Opportunities and grant awards govern which organizations receive SSVF funding in each VA catchment area. SSVF program rules require that eligible veterans be very low income

(household income at or below 50% AMI) and currently homeless or at risk of homelessness. SSVF grantees may serve veterans of any discharge status for rapid rehousing purposes, though some transitional housing components may require honorable or general under honorable discharge.

Veterans with other-than-honorable (OTH) or dishonorable discharges may face eligibility barriers for VA healthcare and HUD-VASH, which requires VA healthcare enrollment. Discharge upgrades before the Discharge Review Board (DRB) or the Board for Correction of Military Records (BCMR) can restore eligibility. Under a VA policy adopted in 2017 and expanded in subsequent guidance, veterans who serve in combat zones or who have service-connected mental health conditions may receive favorable consideration for discharge upgrades. Michigan’s MVAA and veterans legal aid organizations can assist with discharge upgrade applications.

HUD-VASH applicants are subject to the same federal mandatory bars as other HCV programs: lifetime sex offender registration (42 U.S.C. § 13663(b)) and meth manufacture on federally-assisted premises (42 U.S.C. § 13663(a)) remain mandatory bars. Beyond these, PHAs with HUD-VASH vouchers must conduct individualized assessments. The VA’s clinical component of HUD-VASH includes working with veterans who have complex histories including criminal justice involvement, and VA case managers are generally trained to navigate these circumstances.

VA homeless program staff — including Healthcare for Homeless Veterans (HCHV) staff — frequently work with veterans who have criminal records and can assist in preparing individualized assessment documentation for PHA review.

Michigan Veterans Affairs Agency (MVAA)

The Michigan Veterans Affairs Agency, established by executive order and codified in Michigan statute, coordinates veterans services including benefits navigation, discharge upgrades, and connection to housing programs. MVAA Veterans Service Officers (VSOs) are deployed at local community veteran service offices across Michigan’s 83 counties and provide free assistance to veterans navigating benefits and housing systems. MVAA’s statewide network is a key access point for veterans outside the VA medical center catchment areas.

Practitioner Navigation

Legal practitioners and housing navigators working with Michigan veteran clients in housing crisis should: (1) immediately contact the VA National Call Center for Homeless Veterans (1-877-424-3838) for triage and referral; (2) assess discharge status and eligibility for VA

healthcare; (3) pursue discharge upgrades where OTH or dishonorable discharge is blocking eligibility; (4) work with VA social workers on HUD-VASH referrals; (5) connect with local SSVF grantees for immediate financial assistance; (6) prepare individualized assessment narratives for any PHA screening of criminal history; (7) coordinate with MDOC reentry services if the veteran is also transitioning from incarceration; and (8) assess Clean Slate expungement eligibility to reduce long-term housing barriers.

This is informational only and not legal advice.

HUD-VASH is authorized at 42 U.S.C. § 1437f(o)(19) and 38 U.S.C. § 2041; governed by HUD regulations at 24 C.F.R. § 982.619 and 24 C.F.R. Part 982 generally. SSVF is authorized at 38 U.S.C. § 2044. Federal mandatory housing bars apply under 42 U.S.C. § 13663. Discharge review authority is under 10 U.S.C. §§ 1552–1553. HUD’s homeless definitions governing program eligibility are at 24 C.F.R. § 91.5. Michigan’s MVAA operates under state statutory authority to coordinate veterans services. Michigan’s Elliott-Larsen Civil Rights Act source of income protection, effective April 2, 2025, applies to HUD-VASH participants in private rental housing. Michigan Clean Slate Act (MCL 780.621 et seq.) provides record relief relevant to veterans with criminal records.

Veterans accessing HUD-VASH are subject to PHA criminal history screening at the program admission stage and private landlord screening when searching for a unit. Mandatory federal bars apply as with all HCV programs. Veterans with non-mandatory criminal records are evaluated through individualized assessment. Source of income protection enacted April 2, 2025 applies to HUD-VASH vouchers — landlords may not refuse HUD-VASH holders solely because of the voucher. Discharge status is a threshold eligibility issue for VA healthcare-linked programs; OTH or dishonorable discharges may block HUD-VASH access but not necessarily SSVF access. Michigan’s veteran reentry population — those transitioning from both incarceration and military service — faces compounded barriers that require coordinated VA, MDOC, and community resource navigation.

Veterans Housing Resources

VA National Call Center for Homeless Veterans

National Phone: 1-877-4AID-VET (1-877-424-3838)

Website: https://department.va.gov/homeless. What it helps with: Immediate triage, referral to local VA homeless programs, HUD-VASH and SSVF access MSHDA — HUD-VASH Vouchers

Statewide Phone: (517) 373-8370 Website: https://www.michigan.gov/mshda/rental/housing-choice-voucher/hud-vash-veterans-administration-supportive-housing-vouchers. What it helps with: HUD-VASH voucher administration; coordination with VA case management Lansing Housing Commission — HUD-VASH Program

Lansing Phone: (517) 487-6550 Website: https://lanshc.org/hud-vash-program/. What it helps with: Lansing-area HUD-VASH vouchers and program administration John D. Dingell VA Medical Center — Detroit

Detroit Phone: (313) 576-1000 Website: https://www.va.gov/detroit-health-care/. What it helps with: VA healthcare enrollment, HUD-VASH referrals, homeless veteran services Battle Creek VA Medical Center

Battle Creek Phone: (269) 966-5600 Website: https://www.va.gov/battle-creek-health-care/. What it helps with: VA healthcare, homeless veteran services, HUD-VASH referrals for West Michigan Volunteers of America Michigan — SSVF

Statewide (multiple regions) Phone: Phone not listed — contact via website Website: https://www.voami.org/services/supportive-services-for-veterans-families/. What it helps with: SSVF rapid rehousing, rental assistance, case management for eligible veteran families Michigan Veterans Affairs Agency (MVAA)

Statewide Phone: (800) 642-4838 Website: https://www.michigan.gov/mvaa. What it helps with: Benefits navigation, VSO services, housing referrals, discharge upgrade assistance

Michigan Legal Help — Veterans Resources

Statewide Phone: (888) 783-8190 Website: https://michiganlegalhelp.org. What it helps with: Tenant rights, housing barrier navigation, veterans legal information Veterans Legal Services organizations vary by region; Michigan State Bar Lawyer Referral Service can assist in connecting veterans with pro bono military law attorneys. State Bar of Michigan — Lawyer Referral Service: (800) 968-0738; https://www.michbar.org/public_resources/lawyerreferral

Fair Housing Center of Metropolitan Detroit

Detroit metro Phone: (313) 579-3247 Website: https://www.fairhousingdetroit.org. What it helps with: Source of income fair housing complaints for HUD-VASH holders; landlord refusal investigations Michigan Department of Civil Rights

Statewide Phone: (800) 482-3604 Website: https://www.michigan.gov/mdcr. What it helps with: Elliott-Larsen Act source of income complaints; HUD-VASH holder rights Reentry and Criminal Record Support

Michigan Attorney General — Clean Slate Program

Statewide Website: https://www.michigan.gov/ag/initiatives/expungement-assistance/automatic-expungements-michigan-clean-slate. What it helps with: Veteran expungement eligibility for criminal record relief Michigan Department of Corrections — Reentry Services (for veterans transitioning from incarceration)

Statewide Phone: (517) 335-1426 Website: https://www.michigan.gov/corrections/our-operations/osa/reentry-services. What it helps with: Transitional housing, reentry coordination for incarcerated veterans

HUD-VASH Program — HUD: https://www.hud.gov/helping-americans/housing-choice-vouchers-homeless-veterans

HUD-VASH Program — HUD Exchange: https://www.hudexchange.info/programs/hud-vash/

HUD-VASH — VA Homeless Programs: https://department.va.gov/homeless/hud-vash/

MSHDA — HUD-VASH Vouchers: https://www.michigan.gov/mshda/rental/housing-choice-voucher/hud-vash-veterans-administration-supportive-housing-vouchers

Lansing Housing Commission — HUD-VASH: https://lanshc.org/hud-vash-program/

SSVF — VA Homeless Programs: https://department.va.gov/homeless/supportive-services-for-veteran-families/

Volunteers of America Michigan — SSVF: https://www.voami.org/services/supportive-services-for-veterans-families/

Michigan Veterans Affairs Agency: https://www.michigan.gov/mvaa

42 U.S.C. § 1437f(o)(19) — HUD-VASH Authorization: https://uscode.house.gov

38 U.S.C. § 2044 — SSVF Authorization: https://uscode.house.gov

42 U.S.C. § 13663 — Federal Mandatory Housing Bars: https://uscode.house.gov

Michigan Clean Slate — Automatic Expungement: https://www.michigan.gov/msp/services/chr/conviction-set-aside-public-information/michigan-clean-slate

Source of Income Protection — Michigan (effective April 2, 2025): https://fhcmichigan.org/know-your-rights/source-of-income/

MSHDA — Fair Housing: https://www.michigan.gov/mshda/fairhousing

This is informational only and not legal advice.