One of the most stressful calls we receive from landlords who self-manage often starts with, “My tenant hasn’t paid rent in over two months. What do I do?”

Most landlords never plan on needing to file for an eviction, but even when you’re doing everything the “right” way, including strict and thorough screening practices and late rent penalties, situations occur outside of our control (and sometimes the tenant’s control).

Evictions are never the goal of owning a rental property, but they’re sometimes necessary when a tenant fails to pay rent, violates the lease agreement, or refuses to vacate the property upon the lease expiration. For Michigan landlords, the most important thing to understand is that eviction is a legal process that must be followed. Even when the tenant is clearly in default, landlords cannot change locks, remove belongings, shut off utilities, or force a tenant out without going through the court system.

In Michigan, eviction cases are typically handled through what’s called “summary proceedings” in district court. While the process can move quickly when paperwork is correctly filled out and filed, and the tenant doesn’t raise any defense, “quickly” is subjective within context. More often than not, the process can span over many months.

Below is a practical step-by-step overview of the eviction process and timelines for Michigan in 2026.

Step 1: Identify the Legal Reason for Eviction

There are several reasons that someone may be evicted. Before serving any notice, the landlord should identify the appropriate reason for the eviction and confirm that there is sufficient supporting documentation, including the lease, payment history, photos, inspection reports, and communication records.

Common reasons for eviction in Michigan include:

Nonpayment of rent. This is one of the most common reasons that landlords file for eviction. If the rent is unpaid, the landlord typically begins by sending a formal written demand for possession for nonpayment of rent.
Lease violations. Depending on what is included within the tenant’s lease, violations may include unauthorized occupants, unauthorized pets, repeated disturbances, failure to maintain utilities, damage to the property, smoking, or other material breaches of the lease agreement.
Holding over after the lease ends. If a tenant remains in the property after the lease term ends or after a valid termination of tenancy, then the landlord may need to recover possession through court.

Step 2: Serve the Correct Notice

In most eviction cases, the landlord must serve the tenant with a written notice before filing a case in court. The notice generally must identify the tenant, describe the property, explain the reason for the demand or termination, state the time allowed for the tenant to act, and include the landlord’s information and date.

Common Michigan notice periods include:

7-day demand for possession for nonpayment of rent. If the issue is unpaid rent, then the tenant generally has seven days to pay the amount owed or move out before the landlord may file an eviction case.
30-day notice to terminate tenancy. This is commonly used when terminating certain month-to-month tenancies or when recovering possession after proper termination (including proper notice provided by the tenant), depending on the tenancy and lease terms.
7-day notice for certain serious issues. Michigan law allows shorter timelines in cases involving extensive and continued physical injury to the property, serious and continued health hazards, or a tenant, household member, or person under the tenant’s control causing or threatening physical injury under qualifying circumstances.
24-hour notice for certain controlled substance activity. In limited situations involving controlled substance offenses on the premises, Michigan law may allow a 24-hour notice; however, landlords should proceed carefully and confirm the legal requirements before relying on this notice.

Proper service is just as important as the notice itself. A notice may generally be served personally, through suitable substitute service, by first-class mail, or electronically if the tenant has properly agreed to electronic service. Posting a notice on the door, sliding it under the door, or using a method that does not comply with Michigan legal requirements can create problems later in court.

Step 3: Wait for the Notice Period to Expire

After the notice is served, the landlord must wait the required period before filing. For example, for a non-payment of rent case, that usually means waiting seven days. If the tenant pays the amount required within the notice period, then the landlord may not have grounds to continue with a nonpayment eviction based on that demand.

This is where accurate accounting is critical. The tenant ledger should clearly show rent charges, payments received, late fees, utility charges, and other charges and payments made. Landlords should be careful about what amount is listed on the notice. If the case is for nonpayment of rent, then the demand should accurately state the rent due at the time of the demand. The tenant is only required to pay the amount listed for the case to be dismissed, even if new charges have since been added to the ledger. A new case will need to be filed for, or to include, those additional charges.

Step 4: File the Eviction Case in District Court

If the tenant doesn’t comply with the notice, then the landlord can proceed with filing a summons and complaint in the district court for the county or district where the rental property is located.

The landlord should expect to provide the following:

The complaint form
The summons
A copy of the lease
A copy of the notice or demand served to the tenant
A certificate or proof of service showing how the notice was served
A current tenant ledger
Any additional supporting documentation, if relevant

One important note is that if the property owner is listed as an LLC, the court will likely require an attorney to file on behalf of the LLC. Similarly, an attorney would also likely be required to represent the LLC at the hearing(s).

Once the case is filed, the court will schedule an initial hearing. Timing varies by court, caseload, and service requirements, but many eviction hearings are set relatively quickly. Landlords should not assume that filing automatically results in possession. The court still has to review the case, the tenant has a right to appear, and the judge must determine whether the landlord is legally entitled to possession.

Step 5: Attend the Court Hearing

At the hearing, the landlord must now prove the case. For nonpayment of rent, this typically means proving that rent was owed, that the tenant was properly served with the demand for possession, that the notice period has expired, and that the tenant did not pay or move out as required by the notice.

For lease violations, the landlord should be prepared with the lease, photos, inspection reports, written warnings, communication records, and any other documentation that supports the claim.

Many landlords go into the hearing expecting the hearing to focus solely on the issue of unpaid rent. However, judges will often review any relevant or related contextual factors, especially if the tenant raises any defense or counterclaims. Examples of other issues often reviewed include claims of improper notice, improper service, incorrect accounting, rent being paid, repair or habitability issues, retaliation claims, discrimination claims, or disputes over whether any violations occurred.

Tenant defenses or counterclaims, along with proving the claim to the judge, are why documentation is so important. In our experience managing rental homes in West Michigan, successful eviction preparation often starts long before filing a case with the court. Landlords must have clear leases, consistent communication policies, accurate accounting, recurring inspections that include photos, and properly documented maintenance records.

Step 6: Judgment for Possession

If the judge rules in favor of the landlord, the court may enter a judgment for possession. This doesn’t always mean that the tenant is removed immediately, though.

In most cases, Michigan courts issue a 10-day waiting period after the judgment is entered before the landlord can request the writ of eviction (also known as a writ of restitution). During this time, the tenant may move out, resolve the judgment if allowed, or pursue available legal options. In some nonpayment cases, the tenant may still be able to retain possession by paying the amount stated in the judgment within the time allowed.

Step 7: Writ of Eviction

If the tenant doesn’t comply with the judgment, then the landlord can request the writ of eviction. Once signed by the judge, the order directs a court officer, sheriff, or other authorized officer to restore possession to the landlord.

Landlords should never personally remove the tenant or the tenant’s belongings. The physical eviction must be handled by the court-appointed officer. The landlord may need to coordinate with the officer to schedule a date and time for the physical eviction to take place and help coordinate access, including promptly changing the locks after the eviction has been completed to restrict access to the property from the former tenant. Additionally, the landlord will need to bring any remaining belongings to the front curb, leaving them there for the applicable time (often 24 hours) to allow the tenants time to collect any remaining items. Once the time period has expired, the landlord will need to coordinate properly to remove the items from the curb and dispose of them appropriately.

How Long Do Evictions Take in Michigan?

The timeline from when the initial case is filed to when the physical eviction takes place depends on many factors, including the notice period, court scheduling, whether the tenant raises defense, whether the case is adjourned, and how quickly the order of eviction is processed and executed.

Our experience with the eviction process at United Properties of West Michigan has shown that the average timeline can be anywhere from 2 to 5 months, with the Grand Rapids courts typically operating more quickly than other courts.

Another determining factor is if the judge requires a 2nd hearing, which can happen in cases when the tenant doesn’t appear, when the tenant introduces a defense or counterclaim, and when the tenant states that they are seeking assistance from available agencies and programs.

Common Mistakes to Avoid

The biggest mistakes related to the eviction process usually happen even before the first court hearing.

Landlords should avoid:

Serving the wrong notice or using the wrong notice period.
Including inaccurate rent balances or unsupported charges.
Failing to keep clear payment records.
Not documenting lease violations with photos, reports, and written communication.
Trying to remove the tenant without a court order.
Using “self-help” tactics such as lookouts, utility shutoffs, or removing belongings.
Failing to account for special rules that may apply to subsidized housing, mobile homes, domestic violence protections, or federally tenancies.

When in doubt, landlords should consult with an attorney before serving notice or filing. Eviction is a technical process, and even small errors can lead to delays, dismissals, or additional costs.

Final Thoughts for Michigan Rental Property Owners

The ultimate end goal is to regain possession of the property legally while protecting the property and reducing financial loss. For new rental property owners, this can be a stressful process, but a clear process to follow can help reduce risk.

From helping hundreds of West Michigan property owners successfully navigate the eviction process, we’ve learned that some of the most important safeguards include strong lease agreements, consistent communication standards, proactive rent collection systems, routine inspections, and thorough documentation.

Are you a self-managing rental property owner struggling with receiving on-time rent payments or facing the decision to file an eviction case? Have you previously worked with a property management company that couldn’t deliver on the promises? Reach out to United Properties today to learn more about how we protect your investment using a proactive approach while remaining compliant with applicable laws.