VIOLATIONS AND LEASE TERMINATION POLICY

Shared Living Rentals

VIOLATIONS AND LEASE TERMINATION POLICY

Resident Handbook & Lease Addendum

Purpose: This policy explains how reported rule or lease violations may be reviewed, what corrective actions may be required, and when management may begin lawful lease-termination or eviction proceedings.

1. Scope and Basic Standard

This policy applies to residents, occupants, and guests at Shared Living Rentals properties. Residents are responsible for their own conduct and, as permitted by the rental agreement and law, for violations caused or allowed by their guests.

A resident will not be found in violation based solely on rumor, an unverified accusation, appearance, disability, medical condition, recovery history, protected characteristic, or another unsupported assumption. Management will consider reasonably reliable information and the surrounding circumstances.

2. Types of Violations

3. Documentation and Review

Management may take the following steps when practical and consistent with safety:

Document the date, time, location, people involved, observed conduct, damage, safety effects, and witnesses.

Review direct observations, resident statements, photographs or recordings lawfully obtained, maintenance records, emergency-service reports, admissions, and other reasonably reliable information.

Give the resident a meaningful opportunity to respond when the circumstances allow.

Consider the seriousness, recurrence, evidence, effect on other residents, prior notices, corrective action, disability-related accommodation duties, and applicable law.

Keep violation records factual and limit sensitive information to people with a legitimate management need.

An arrest, police contact, accusation, or suspicion does not automatically establish that a lease violation occurred. A criminal conviction is not required before management acts on independently reliable evidence of conduct violating the agreement.

4. Corrective Notices and Opportunities to Cure

For a minor or reasonably correctable violation, management may issue a written notice that identifies the conduct, the rule or agreement term involved, the required correction, the response or correction deadline, and the possible consequence of failure to correct.

Management is not required to use the same response for every violation. A prior verbal warning is not required when written notice or faster lawful action is appropriate. Serious or dangerous conduct may justify immediate safety measures and the prompt start of a legally authorized termination process.

A correction does not erase a documented violation or prevent action for a later repetition. A single delay or decision not to enforce a rule does not permanently waive that rule.

5. Lease Termination Grounds

Shared Living Rentals may terminate a tenancy or seek possession only on a ground and through a procedure allowed by the rental agreement and applicable law. Grounds may include:

Nonpayment of rent or other amounts lawfully treated as rent.

A material violation of the rental agreement or an incorporated addendum.

Repeated or uncorrected violations of reasonable house rules.

Unlawful drug activity on the premises.

Violence, credible threats, injury, serious harassment, or conduct creating a substantial safety risk.

Intentional or negligent substantial damage to the property.

An unauthorized occupant, prohibited transfer, or other material occupancy violation.

Termination of the month-to-month tenancy through the notice permitted by law, even when termination is not based on resident misconduct.

Another ground authorized by Michigan law.

6. Notice and Court Process

The type and length of notice depend on the legal ground and facts. Management will use the notice, demand, service method, and court procedure applicable to the specific case. A handbook warning is not a substitute for a legally required statutory notice.

If the resident does not comply with a legally valid notice or demand, management may file a court action. The resident may raise defenses in court. Only a court-authorized process may be used to remove a resident who does not voluntarily surrender possession.

No automatic removal: The words “serious violation,” “termination,” or “zero tolerance” do not authorize management to change locks, remove doors or belongings, shut off utilities, physically remove a resident, or bypass legally required notice and court procedures.

7. Emergency and Protective Action

Management may call 911, contact law enforcement or emergency services, secure a dangerous area, arrange emergency repairs, or take another lawful step needed to protect people or property. Residents must follow lawful emergency instructions.

Temporary safety action does not itself decide whether a lease violation occurred and does not replace the termination or eviction process required by law.

8. Reasonable Accommodations and Nondiscrimination

This policy will be applied consistently and without unlawful discrimination or retaliation. A resident may request a reasonable accommodation related to a disability. Management will evaluate the request individually and may pause or modify a correctable rule-enforcement step when required to consider the request.

An accommodation does not require management to permit current illegal controlled-substance use, violence, credible threats, substantial property damage, or a direct threat that cannot be sufficiently reduced by a reasonable accommodation.

9. Resident-Initiated Month-to-Month Termination

Provide written notice that satisfies the rental agreement and applicable Michigan law.

Continue paying amounts due and following the agreement through the lawful termination date.

Remove all belongings and trash, complete required cleaning, return access devices, and provide a forwarding address.

Do not assume that leaving early ends payment duties or creates a partial refund.

10. Effect of Move-Out or Agreement Ending

Ending possession does not automatically cancel unpaid rent, supported damage charges, cleaning obligations, or another duty that lawfully survives the tenancy. Management will handle payments, refunds, damage claims, and personal property left behind under the rental agreement, applicable policies, and Michigan law.

11. Relationship to Other Documents

This policy is part of the resident’s rental documents only when incorporated into or attached to the rental agreement. If this policy conflicts with the rental agreement or applicable law, applicable law controls and the remaining enforceable provisions continue.