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HomeMy WebLinkAboutReports - 2023.01.26 - 37861 AGENDA ITEM: Sponsorship of the Fair Housing Center's Tenants Rights and Responsibilities Council ITEM CATEGORY: Special Project COMMITTEE MEETING: Board of Commissioners DATE: Thursday, January 26, 2023 6:21 PM - Click to View Agenda ITEM SUMMARY SHEET DEPARTMENT SPONSORED BY Board of Commissioners Angela Powell, Charles Cavell, Yolanda Smith Charles INTRODUCTION AND BACKGROUND Summary of Proposed Project Over 300 cities, counties and States have Tenants Rights and Responsibilities Councils. These Councils offer a communications pipeline with landlords regarding tenants rights and also the mutual responsibilities tenants and landlords share. This funding will support training to landlords and tenants on landlord/tenant law, promote tenants abilities to know their rights and offer a mediation space for landlords as an eviction and court diversion. What is the estimated cost of this project? $50,000.00 Are there any possible funding partners or matching funds available? If so, please explain. Yes, the Fair Housing Center, who will receive these funds, is able to leverage staff capacity and Federal dollars to support the staff time for this work. Also, in-kind support will be offered by the Alliance for Housing in the form of staff time. What is the purpose of this project? 1) To help some of the 152,000 (1/3 of all Oakland County households) tenant households in Oakland County know their rights. 2) To help tenants know their responsibilities as renters so they may become better tenants 3) To help landlords learn their responsibilities and rights as well as have a space before eviction court to mediate disputes. 4) For Oakland County to join the over 300 other communities around the country who offer these types of supports for tenants and landlords Who will benefit from the project and how? Oakland County residents. Specifically, tenants and landlords. What is the expected duration of the project? 1 year of funding will help the Fair Housing Center adjust their HUD allocation request to include this program in their next budget cycle. Will the project/cost fall within one or multiple budget cycles? This is a one-time sponsorship. Will there be a need to organize support from any Oakland County Departments or outside agencies? If so, please explain. Fair Housing Center of Metro Detroit, the recipient of funds will be running the program. The Alliance for Housing has been integral in forming this concept locally. Does this project fall within the scope of the Board of Commissioners’ authority? Yes Will you be involved in this project; how so? Yes. The trainings will be held in Pontiac, Commissioner Powell's district, as well as Ferndale, Commissioner Cavell's district; in addition to being countywide. What is the proposed timeline for this project (start/completion)? March 2023-September 2023 BUDGET AMENDMENT REQUIRED: No Committee members can contact Michael Andrews, Policy and Fiscal Analysis Supervisor at 248.425.5572 or andrewsmb@oakgov.com, or the department contact persons listed for additional information. CONTACT Steve Tomkowiak B.S. M.A. J.D. Executive Director ITEM REVIEW TRACKING Gwen Markham, Created - AGENDA DEADLINE: 01/26/2023 7:06 PM COMMITTEE TRACKING 2023-01-18 Finance - Recommend to Board 2023-01-26 Full Board - Adopted ATTACHMENTS 1. Oakland County - Tenants Rights and Responsiblities Grant Application & Statement of Work January 26, 2023 RESOLUTION #2022-2334 Special Project Sponsorship of the Fair Housing Center's Tenants Rights and Responsibilities Council Sponsored By: Angela Powell, Commissioner Charles Cavell, Commissioner Yolanda Smith Charles, Commissioner Chair, the Board of Commissioners recommends the following Board action: MOTION TO recommend to Board the one-time appropriation of $50,000 from non-departmental transfers General Fund Special Projects to the Board of Commissioners General Fund Special Projects line-item budget to sponsor the Fair Housing Center's Tenants Rights and Responsibilities Council; further, a budget amendment appropriating funds for the one-time incentive payment will be included in a subsequent quarterly forecast report and that the Oakland County Board of Commissioners, upon review by corporation counsel, authorizes the Chairperson of Board to execute the required Agreement on behalf of Oakland County. Chair, the following Commissioners recommend the adoption of the foregoing Board action: Angela Powell, Charles Cavell, Yolanda Smith Charles. COMMITTEE TRACKING 2023-01-18 Finance - Recommend to Board 2023-01-26 Full Board - Adopted VOTE TRACKING - Board of Commissioners Motioned by: Commissioner Robert Hoffman Seconded by: Commissioner Yolanda Smith Charles Yes: David Woodward, Michael Spisz, Penny Luebs, Karen Joliat, Christine Long, Robert Hoffman, Philip Weipert, Gwen Markham, Angela Powell, Marcia Gershenson, Janet Jackson, Gary McGillivray, William Miller III, Yolanda Smith Charles, Charles Cavell, Brendan Johnson, Ajay Raman (17) No: None (0) Abstain: None (0) Absent: (0) Passed ATTACHMENTS 1. Oakland County - Tenants Rights and Responsiblities Grant Application & Statement of Work - 1 - FAIR HOUSING CENTER OF METROPOLITAN DETROIT TENANTS’ RIGHTS AND RESPONSIBILITIES COALITION GRANT APPLICATION & STATEMENT OF WORK I. Need for Outreach Efforts to Reach Oakland County Tenants Regarding Their Rights and Responsibilities There has been increased attention in recent years to the problem rental fraud. The Michigan Attorney General’s website lists “Rental Listing Scams: How to Spot and Dodge Them” and encourages the filing of complaints to its Consumer Protection Division. Recent news reports have drawn attention to the problem of rental fraud in Oakland County. Rental scam costs Oakland County woman nearly $1K; here's what to look for (WXYZ-TV Detroit 2022). Other reports illustrate the denial of basic services, such as heat. Oakland County apartment complex residents without heat for weeks (WDIV Detroit 2022). These tenants are likely unaware of their rights and remedies to prevent or remedy such situations. II. Fair Housing Center’s Oakland County Tenant Complaint Data The Center conducts the intake of housing related complaint data.1 For the 1/1/2020 to 11/21/2022 time period, the Center assisted complainants in 84 housing related complaints and inquiries for properties located in Oakland County. Most involved landlord-tenant and habitability issues: 1This is in addition to the Center’s intake, investigation, enforcement, and resolution of housing discrimination complaints in Oakland County. For the 1/1/2020 to 11/21/2022 time period, the Center received 186 complaints of housing discrimination involving homes in Oakland County. - 2 - *A housing related complaint or inquiry may involve more than one housing related issue. The lack of other types of housing related inquiries suggest that Oakland County tenants are generally unaware of their landlord tenants’ rights and responsibilities. Anecdotally, the Center is aware during this time of only 2 instances in Oakland County in which tenants have formed a tenants’ union. In both situations, the landlords opposed the tenants’ union. 64 9 5 4 3 2 1 0 10 20 30 40 50 60 70 Landlord-Tenant Habitability Related Inquiry Landlord-Tenant: Security Deposit Landlord-Tenant: Utility Bills & Charges Condominium or Cooperative Related Inquiry Affordable Housing Inquiry Violation of Anti- Lockout Statute, MCL 600.2918 Oakland County Housing Related Complaints & Inquiries* - 3 - III. Organizations Providing Information and Training to Oakland County Tenants Regarding Their Rights and Responsibilities The Center through a MSHDA grant provided webinars on tenants’ rights and responsibilities. These webinars have been made available to Oakland County tenants and landlords. To the Center’s knowledge, there is no other organization in Michigan that provides comprehensive training to Oakland County tenants and landlords. The Center in June 2022 completed the drafting of a brochure entitled “You Can Protect Yourself: Knowing Your Rights as a Tenant”. The brochure will be available in English, Arabic, and Spanish. Again, to the Center’s knowledge, no other organization had developed a brochure regarding tenants’ rights. - 4 - There are a host of matters that impact tenants’ rights and responsibilities. The following are topics of the Fair Housing Center of Metropolitan Detroit has used over the last year to train tenants on their rights and responsibilities. A. Need to Prevent Fraud & Other Problems Confirming Title and that a Tenant Is Working with the Legitimate Landlord/Owner/ Management Company or Agent. Tenants need to confirm that they are dealing with the actual landlord or authorized representative before making a deposit or signing a lease. Tenants may do so by (i) examining the “BSA” website for the municipality where the property is located; (ii) review the records on the Oakland County Register of Deeds’ website: https://www.ocmideeds.com/; and (iii) if any business entity is involved by searching for the entity at https://cofs.lara.state.mi.us/SearchApi/Search/Search and reviewing the filings. Verifying Rental Certification. Tenants also need to make sure that all property repairs are completed before a tenant considers renting. Tenants are often unaware of the ways to make sure that the property is properly registered, up to code, and that the landlord has a current rental certificate. Importance of a Written Lease & What to Look For. Tenants need to be informed of the importance of having a written (not oral) lease and how to understand the important lease provisions. Unlawful lease provisions include the following: Truth in Renting Act - Assuming that it is applicable, the Michigan Truth in Renting Act, MCL 554.631 et seq., lists provisions that should be included and provisions that are prohibited from being included in a lease. These include provisions providing for the acceleration of rent are generally prohibited. MCL 554.633(1)(i); provisions that waive or alter rights under the Anti-Lockout Statute, MCL 600.2918. MCL 554.633(1)(j). The Truth in Renting Act prohibits a provision is a residential lease that permits the charging of costs or attorney fees in excess of the costs permitted by statute. MCL 554.633(1)(g). Clauses claiming the right to attorney fees or to evict without court order are prohibited in residential leases. MCL 445.903(1)(t). See also MCL 600.2918(7); clauses that attempt to exempt a landlord from liability for his or her negligent acts. MCL 554.633(1)(e). Landlord has 20 days from time tenant provides written notice to fix prohibited language. Otherwise, the tenant may bring an action to void the lease, have the prohibited language removed or changed, and obtain monetary recovery. MCL 554.636. Anti-Lockout Statute - Provisions that constitute unlawful interference with a tenant’s possessory interests under MCL 600.2918 may not be waived. MCL 600.2918(7). See also 554.633(1)(j). “Are there advantages to a written lease?” - 5 - •“Although it is common for tenants to sign some type of written agreement, a lease is not always put in writing. Sometimes it is nothing more than an oral agreement as to the move-in and move-out dates, the address of the rental property itself, and the amount of the rent and when it must be paid. . . Whether there is a fixed-term tenancy or a periodic tenancy, it is best to have a written record of the rental agreement. A written record is a permanent record that may be used for reference if misunderstandings arise—and they do. In the absence of a written lease, signed by both the landlord and the tenant, it’s advisable to keep a personal written record of the agreement.” A Practical Guide for Tenants & Landlords (hereafter “Practical Guide”), at 4. Every Lease Agreement for a Period of More Than One Year Must be in Writing •“[i]F the lease agreement is for a period of more than one year, an oral lease is not an option—it must be put in writing to comply with the Statute of Frauds (MCL 566.106, 566.108, 566.132).” Practical Guide, at 4. What to Look For Before Signing a Lease •Confirm you are dealing with the actual owner of the property or a reputable management company, as discussed above, and that the property has been inspected and has a current rental certificate. •All repairs fully completed. If repairs are not completed before you move in, to not expect them to be completed after you move in. •The lease should state who is responsible for utilities (water, electricity, maintenance, etc.). •The lease should specify what you are renting (i.e., the entire home or unit or just a portion, the garage, basement, etc.) •Late fees must be reasonable. - 6 - •Do not agree to pay the first $100, $200, or more for any repairs. •Determine that you will have a record of all payments made. B. Security Deposits Importance of Inventory Checklists at Move-In and Move-Out Dates. How to properly complete an inventory checklist. Limits on Security Deposit Amounts - May not exceed 1.5 times the monthly rent. MCL 554.602. Any prepayment of rent—other than for the first full rental payment period established in the lease—and any refundable fee or deposit are considered by law to be part of the security deposit. For example, often a lease will require that both the first and last months’ rent be paid before a tenant moves in. The last month’s rent would be considered a security deposit. Additional fees or deposits (for keys, mailboxes, storage, etc.), if otherwise refundable, are considered part of the security deposit. Nonrefundable fees are not considered part of the security deposit. Courts, however, may apply a standard of “reasonableness” to determine whether a particular fee amount may be charged (as courts may do as to late fees). Permitted Charges: unpaid utilities (electricity, water bill, etc.) and damage beyond reasonable wear & tear. Charges Not Permitted: Charges for general cleaning and carpet cleaning violate Section 3(1)(u) of the Michigan Consumer Protection Act (MCPA), MCL § 445.903(1)(u). Smolen v Dahlmann Apartments, Ltd, 127 Mich App 108, 117-18 (1983). The MCPA is violated when a landlord retains part of the tenant’s security deposit for cleaning. Id. The MCPA provides for actual damages or $250 in statutory damages, whichever is greater. MCL 445.911(2). Importance of paying careful attention to the “Security Deposit Timeline” in the Practical Guide for Tenants & Landlords. A landlord’s violation of the timeline may waive the right to retain the security deposit and entitle a tenant to recover twice the security deposit. Filing a Claim for Recovery of Security Deposit - Tenant’s Action for Damages: Landlord’s failure to comply with MCL 554.613 entitles tenant to double the amount of the security deposit retained. MCL 554.613(2). Claim will typically be filed in district court where the property is located, or where the landlord resides. For amounts up to $6,500, a tenant may prepare and file with the District Court Small Claims Division an Affidavit and Claim – DC 84. Claims over $6,500 should be filed in the General Civil Division of the District Court. C. Habitability & Repairs Importance of Repairs Being Completed Prior to Tenant’s Signing of the Lease, Paying a Security Deposit or Moving Into a Home Landlord Requirements to Keep Unit and Common Areas in Reasonable Repair: MCL 554.139. Damages resulting from landlord’s breach of the lease or by breach of the - 7 - statutory covenants of habitability must be deducted from any rental amount owed by tenant. MCL 600.5741. Compliance with Health and Safety Laws & Complaints to Local Building Departments. Navigating the “Repair and Deduct” Process: Statutory Right to Repair & Deduct - Under MCL 125.534(5)(actions to enforce the state housing code), if a landlord fails to make repairs, the residential tenant may have a statutory right to make repairs and then deduct the cost of repairs from the rent. However, the tenant cannot be the cause of the condition. Id. Common Law Right to Repair & Deduct: Repair and deduct remedy at common law – and conditions for exercising the remedy—were set forth in Anchor Inn of Mich, Inc v Knopman, 71 Mich App 64, 67 (1976), where the Court stated: “Where the landlord has covenanted to make repairs and fails to do so, the tenant, after giving reasonable notice to the landlord, may make the repairs and recover the cost of such repairs from the landlord or he [or she] may deduct the cost from the rent. Unless the landlord’s duty to repair is expressly made conditional upon receipt of notice from the tenant, such duty may arise from the landlord’s actual knowledge of the need for repair. The landlord’s duty to maintain in good repair an air conditioning unit on the leased premises extends to reimbursing the tenant for [moneys] expended in replacing defective air conditioning apparatus.” (internal citations omitted.) The Repair & Deduct process is high risk for any tenant. Tenants should follow exactly the Repair & Deduct process as listed in the “Repair and Maintenance” section of the Tenants & Landlords: A Practical Guide, at pp. 26-28. Retaliatory Evictions: Landlord is required to keep the rental unit and common areas in reasonable repair and comply with health and safety laws. MCL § 554.139. Landlord’s failure to make repairs and keep unit and common areas habitable provides a defense or offset to Landlord’s claim for rent. MCL § 600.5741. It is unlawful for the landlord to seek to evict you because you made a complaint to a governmental authority about the violation of a health or safety code or ordinance. MCL § 600.5720. D. Rent Increases Permitted Increases: generally, there is no limitation upon the amount of rent that a landlord may charge. Exceptions: A landlord, however, is bound by the terms of any outstanding lease. For example, if a tenant has a lease for one year, rents may not be increased during the term of the lease. A landlord, however, may not charge a rent “which is grossly in excess of” rents for similar houses or apartments. MCL 445.903(1)(z)(Consumer Protection Act). See also MCL 554.633(1)(m); MCL 554.633(3) (Truth in Renting Act’s prohibition against violating the Consumer Protection Act). Local Rent Control Ordinances: all local governments are prohibited from adopting local rent control ordinances regarding private residential property, unless the local government has an interest in the property. MCL 123.411(2)-(3). - 8 - E. Michigan Regulation and Taxation of Marijuana Act (Recreational Marijuana) & Michigan Medical Marijuana Act (MMMA) The Michigan Regulation and Taxation of Marijuana Act’s (MRTMA) purpose “is to make marijuana legal under state and local law for adults 21 years of age or older, to make industrial hemp legal under state and local law, and to control the commercial production and distribution of marijuana under a system that licenses, regulates, and taxes the businesses involved.” MCL 333.27952. The MRTMA “allows a person to prohibit or otherwise regulate the consumption, cultivation, distribution, processing, sale, or display of marihuana accessories on property the person owns, occupies, or manages, except that a lease agreement may not prohibit a tenant from lawfully possessing and consuming marihuana by means other than smoking.” MCL 333.27954(4). Michigan Medical Marijuana Act (MMMA): Cannot be construed to require “[a] private property owner to lease residential property to any person who smokes or cultivates marijuana on the premises, if the prohibition against smoking or cultivating marihuana is in the written lease.” MCL 333.26427(c)(3). F. Late Fees Reasonable Late Fees: Late fees must bear direct relationship to actual costs to the landlord caused by the late rent. Noble v Strum, 210 Mich 462 (1920); Roland v Kenzie, 11 Mich App 604 (1968). Burden of proof on the landlord to establish the reasonableness of the claimed damages. Curtis v Hartford Accident & Indemnity Co, 335 Mich 416, 418-19 (1953). Penalty or Liquidated Damages Clause: According to the Michigan Judicial Institute’s Residential Landlord-Tenant Benchbook, at p. 1-9 (2020), “Whether such fees will be added to the rent due depends on whether the late fee provision is viewed as a penalty clause imposed by the landlord or as a liquidated damage clause. Whether a provision is a penalty or liquidated damages is a question for the court and not the jury. However, the amount of damages must be determined by the trier of fact.” (citations and quotations omitted).. Important to Challenge Late Fees: The City of Detroit, for example, states on its website that “Excessive Late fees can be rejected by the court. Typically amounts over $35.00 dollars are worth raising.” G. Early Lease Termination: Domestic Violence and Stalking Domestic Abuse, Sexual Assault, or Stalking Victims: MCL 554.601b provides for early termination for tenants or their children who have reasonable apprehension of danger of domestic violence, sexual assault, or stalking. The requirements of MCL 554.601b are detailed and require strict adherence, including the providing of a notarized statement - 9 - verified by a qualified third party. Tenant will be released from an obligation to pay rent no later than the first day of the second month that rent is due after notice is given. VAWA: Eligibility - Applicants and tenants of HUD housing programs who are victims of domestic violence, dating violence, sexual assault, or stalking: Not limited to women; available to all, without regard to sex, gender identity, or sexual orientation. The Landlord may not consider incidents of domestic violence, dating violence or stalking as serious or repeated violations of the lease or other “good cause” for termination of the occupancy rights of the victim of abuse. The Landlord may not consider criminal activity directly relating to abuse, engaged in by a member of a tenant’s household or any guest or other person under the tenant’s control, cause for termination of assistance, tenancy, or occupancy rights if the tenant or an immediate member of the tenant’s family is the victim or threatened victim of that abuse.The Landlord may request in writing that the victim, or a family member on the victim’s behalf, certify that the individual is a victim of abuse and that the Certification of Domestic Violence, Dating Violence or Stalking, Form HUD-91066, or other documentation as noted on the certification form, be completed and submitted within 14 business days, or an agreed upon extension date, to receive protection under the VAWA. Failure to provide the certification or other supporting documentation within the specified timeframe may result in eviction. VAWA also grants protections to the abused spouse or child of a U.S. citizen or lawful permanent resident (including the right to self-petition for a green card). H. “Self-Help” vs. Legal Eviction Process & Timeline (including Michigan’s Anti- Lockout Statute, MCL § 600.2918) Self-Help: No right to “self-help” in Michigan. Eviction statutes and court rules intended to prevent landlords from “self-help” in executing evictions, thus reducing the number of violent confrontations between landlords and tenants. Grant v Detroit Ass’n of Womens Clubs, 443 Mich 596, 607-08 (1993). “Subsection (2) [MCL 600.2918(2)] of the anti-lockout statute prohibits a landlord from resorting to self-help even where the landlord is entitled to possession. Instead, on refusal of the tenant to surrender the leased premises the landlord must resort to judicial process. To discourage self-help, the Legislature has provided that the tenant may recover treble damages for forcible ejectment under [MCL 600.2918(1)], and actual damages for other unlawful interference under [MCL 600.2918(2)].” Deroshia v Union Terminal Piers, 151 Mich App 715, 720 (1986). Landlord’s “self-help” precludes entry of a judgment of possession. MCL 600.5720(1). Landlord’s Violations Preclude Entry of a Judgment of Possession (MCL 600.5720 (1)): (1) A judgment for possession of the premises for an alleged termination of tenancy shall not be entered against a defendant if 1 or more of the following is established: (a) That the alleged termination was intended primarily as a penalty for the defendant's attempt to secure or enforce rights under the lease or agreement or under the laws of the state, of a governmental subdivision of this state, or of the United States. (b) That the alleged termination was intended primarily as a penalty for the defendant's complaint to a - 10 - governmental authority with a report of plaintiff's violation of a health or safety code or ordinance. (c) That the alleged termination was intended primarily as retribution for a lawful act arising out of the tenancy, including membership in a tenant organization and a lawful activity of a tenant organization arising out of the tenancy. . . . (e) That the plaintiff attempted to increase the defendant's obligations under the lease or contract as a penalty for the lawful acts as are described in subdivisions (a) to (c) and that the defendant's failure to perform the additional obligations was the primary reason for the alleged termination of tenancy. (f) That the plaintiff committed a breach of the lease which excuses the payment of rent if possession is claimed for nonpayment of rent. Retaliatory Eviction – Presumption (MCL 600.5720(2)): “If a defendant who alleges a retaliatory termination of the tenancy shows that within 90 days before the commencement of summary proceedings the defendant attempted to secure or enforce rights against the plaintiff or to complain against the plaintiff, as provided in subsection (1)(a), (b), (c), or (e), by means of official action to or through a court or other governmental agency and the official action has not resulted in dismissal or denial of the attempt or complaint, a presumption in favor of the defense of retaliatory termination arises, unless the plaintiff establishes by a preponderance of the evidence that the termination of tenancy was not in retaliation for the acts.” I.Anti-Lockout Statute (MCL § 600.2918) MCL 600.2918 – Commonly referred as the “Anti-Lockout Statute” prohibits unlawful interference with a tenant’s possessory interests. Types of Violations: i. Use of force or threat of force; ii. Removing or destroying tenant’s property; iii. Changing locks; iv. Boarding of premises that prevents or deters entry; v. Removal of doors, windows, or locks; vi. Interrupting or terminating utility service that landlord is under a duty to furnish, involving an essential service such that failure to provide constitutes a constructive eviction (such as heat, running water, hot water, electric, or gas service); and vii. Introduction of noise, odor, or other nuisance. Actual & Statutory Damages: Treble damages for forcible ejectment. MCL 600.2918(1). Actual damages for other unlawful interference. MCL 600.2918(2). “Actual damages in Michigan, particularly when an intentional wrong is involved, as is the case here, include damages for emotional stress, embarrassment and humiliation. Accordingly, [individuals who are successful in an action filed under MCL 600.2918] are entitled to damages for the emotional stress, embarrassment and humiliation they suffered as a result of the lock[]out.” Shaw v Cassar, 558 F Supp 303, 316 (ED Mich, 1983) (internal citations omitted). Unless the lease specifies otherwise, a tenant is not required to pay further rent if he or she is evicted by the landlord. Central Trust Co v Wolf, 255 Mich 8, 12-13 (1931); Longcor v Homeopathic College, 210 Mich 575, 579-580 (1920). Deadline for Filing a Claim Under the “Anti-Lockout Statute”: Action to Regain Possession – 90 days after the time the cause of action arises or becomes known to the plaintiff. MCL - 11 - 600.2918(8). Action for Damages - 1 year after the time the cause of action arises. MCL 600.2918(8). Circuit Court - “A person who has lost possession or whose possessory interest has been unlawfully interfered with may, if that person does not peacefully regain possession, bring an action for possession under section 5714(1)(f) or bring a claim for injunctive relief in the appropriate circuit court.” MCL 600.2918(6). Circuit or District Court - A claim for damages may be included with the claims for possession and for injunctive relief in the circuit court or may be brought in a separate action in circuit or district court depending upon the amount sought. MCL 600.2918(6). J. When May a Landlord Enter the Rental Property Landlord’s Right to Enter Rental Property: A landlord or owner may enter property in the following situations: “[O]nly as necessary to make needed repairs or inspection and only as provided by law.” MCL 600.2918(3)(b); pursuant to a court order. MCL 600.2918(3)(a); landlord believes in good faith that the believes in good faith that the tenant has abandoned the premises and, after diligent inquiry, has grounds to believe the tenant does not intend to return and current rent is unpaid. MCL 600.2918(3)(c); or occupant entered or took possession by trespass without color or title or other possessory interest. MCL 600.2918(6). Best practices: Have the lease specify the times that a landlord may enter the property and the type of advance notice (2 days, 1 week, etc.) should be given prior to entry. Governmental Inspections: Governed by the Housing Law of Michigan, MCL 125.526. - 12 - IV. Statement of Work No. Description Proposed Cost 1 Coalition. Recruitment and organization of an Oakland County Tenants’ Rights and Responsibilities Coalition to prioritize and address critical issues facing Oakland County Tenants. $10,000 2 Tenants’ Rights and Responsibilities. 12 training sessions on Tenants’ Rights and Responsibilities at 12 large Oakland County apartment complexes selected based on (i) the number of occupants; (ii) composition of individuals in vulnerable populations, such as working poor, minorities, Native Americans, persons with disabilities, persons with AIDS, and elderly; and (iii) availability of onsite community room, lunchroom, or auditorium in which the training can be delivered. Each training session will be promoted for at least 30 days in advance of the training session. Members of the Oakland County Tenants’ Rights and Responsibilities Coalition will also be encouraged to attend and participate at the the training sessions. $30,000 6 Brochure Distribution. The Fair Housing Center develop, print, and disseminate 2,000 Tenants’ Rights’ and Responsibilities brochures in Oakland County cities, villages, and townships. $2,000 7 Tenants’ Rights’ and Responsibilities Media Outreach. The Fair Housing Center will run at least 4 Tenants’ Rights and Responsibility fair housing advertisements/social media in Oakland County-based print/web media. $8,000