Rental Investment Guide

New Buffalo Township

Short-term & long-term rental regulations, fees, and investor resources for Berrien County County, Michigan.

Updated April 2026
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Building & Zoning Dept.
269-469-3112
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Code Enforcement (Rentals)
code_enforcement@newbuffalotownship.org
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Directions
17425 Red Arrow Highway, New Buffalo, MI 49117
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Township Website
newbuffalotownship.org

Area Overview

New Buffalo Township sits at the southwest corner of Berrien County, wrapping around the City of New Buffalo on three sides and including the Union Pier neighborhood along the Lake Michigan shoreline. It is the residential and lake-cottage hinterland of Harbor Country, drawing weekend traffic from Chicago via I-94 / Red Arrow Highway. Housing stock is a mix of cottages, large lakefront homes, and inland residential subdivisions, with a small commercial corridor along Red Arrow.

Both short-term and long-term rentals are permitted township-wide, but every rental requires a Township license under Chapter 332 of the Township Code [1]. Licenses are issued for a 36-month term following an inspection by the Building Department. A March 2025 amendment limits short-term rental licensing to one dwelling unit per parcel [1]. The Township's zoning ordinance does not single out short-term rentals as a separate use, so STR eligibility hinges on the Chapter 332 license and on confirming that the property's zoning district permits a residential dwelling [2].

Quick Status Summary

Short-Term Rentals LIMITED

Permitted township-wide subject to a Chapter 332 license (36-month term, $500 fee, inspection required) [1]. Effective 3/17/2025, only one dwelling unit per parcel may be licensed as a short-term rental [1]. No township-wide cap, but multi-unit owners and accessory-dwelling configurations are now restricted.

Long-Term Rentals ALLOWED

Permitted township-wide. Long-term rentals (rented for 30 consecutive days or more) require the same Chapter 332 license, inspection, and 36-month term as short-term rentals [1]. License fee: $500.

Rental Regulations

1 Where STRs Are Allowed (Zoning)

STRs are permitted in any zoning district that allows a residential dwelling, subject to a Chapter 332 license [1]. The Township’s Zoning Ordinance (Chapter 455) [2] does not list “short-term rental” as a separate regulated use — eligibility flows from (a) whether the parcel is in a district that allows the dwelling type, and (b) the Chapter 332 license that overlays all rental activity.

Use the official Zoning Map below to confirm a specific parcel’s zoning district, then verify with the Zoning Administrator that a residential dwelling is permitted in that district.

📄 New Buffalo Township Zoning Map (PDF, dated 4-17-2023)

For investors: The 3/17/2025 amendment caps STR licensing at one dwelling unit per parcel [1]. If you are evaluating a multi-unit property or one with an accessory dwelling, only one unit can be operated as an STR. Plan accordingly.
🗺 Zoning Map (PDF)📄 Zoning Ordinance (Ch. 455)📧 Ask Zoning Administrator
2 Registration & Permit Process

Submit a Rental Application to the Building & Zoning Department in person or by mail; an inspection is scheduled after the fee is paid [3]. The Township does not currently offer an online STR portal — applications are processed by Code Enforcement Officer Jonathan Jackubowski.

Application formRental Application (PDF)
SubmissionIn person or by mail to 17425 Red Arrow Highway, New Buffalo, MI 49117
Fee at submission$500 (per public notice on Township website) [3]
InspectionScheduled after fee paid; verifies compliance with Health, Fire, and Zoning codes (§ 332-5) [1]
License term36 months from date of approval (§ 332-6A) [1]
TransferabilityNot transferable without prior Township approval (§ 332-6B) [1]
STR limit per parcelOnly one dwelling unit per parcel may be licensed as STR (§ 332-6C, added 3/17/2025) [1]
For investors: Because the license is non-transferable, a buyer must reapply and pass a fresh inspection — even on a property with a current STR license. Build the inspection timeline into your closing schedule.
📄 Rental Application (PDF)📋 STR Basic Checklist📧 Code Enforcement📞 269-469-3112
3 Fees & Penalties

The Township sets license fees by Board resolution rather than codifying them in Chapter 332. The current published fee on the Township website is below; confirm the figure with Building & Zoning before submitting payment in case the Board has updated the schedule [3].

Rental license fee$500 (per Township public notice) [3]
License term36 months
Effective annualized cost~$167 / year
Renting without a licenseMunicipal civil infraction; fines set by Township Board resolution and listed by the Municipal Ordinance Violations Bureau [1]
Continuing violationEach day of non-compliance is a separate offense (§ 332-8C) [1]

The Township may also seek injunctive relief and recover costs of enforcement under § 332-8D and MCL § 600.8727 [1].

📜 § 332-8 Violations & Penalties📞 Confirm Current Fee
4 Inspections & Safety Requirements

Every rental property is inspected by the Building Department before a license issues, and re-inspected at each 36-month renewal (§ 332-5) [1]. The inspection verifies compliance with Township and State of Michigan Health, Fire, and Zoning Codes.

The Township publishes a Short-Term Rental Basic Checklist [4] that owners can use to self-audit before the inspection. The checklist covers the items the Building Official will examine. The Township also publishes Short-Term Rental Safety Tips [5] aimed at owners and their guests.

InspectorBill Lambert, Building Official (with electrical, mechanical/plumbing, and fire inspectors as needed)
Fire InspectorDan Mandalis — 269-586-3994 — dmandalis@newbuffalotownship.org
Trigger for re-inspectionLicense renewal (every 36 months) or change of license holder
📋 STR Inspection Checklist🛡 STR Safety Tips🏢 Building Dept. Page
5 Operating Rules (Noise, Solid Waste, Open Burning)

STRs must comply with all Township ordinances — including noise, dust, litter, odor, open-burning, and solid-waste-collection ordinances [3]. Year-round solid-waste pickup is mandatory for all licensed rentals.

Noise & nuisancesChapter 278 — Noise and Nuisances
Open burningChapter 126 — Burning, Open
Litter & debrisChapter 249 — Litter and Debris
FireworksChapter 203 — Fireworks
Year-round trash serviceRequired for the entire calendar year [3]
Guest-house guidanceSuggested guest-book contents (Township-provided)
📜 Noise Ordinance📕 Guest Book Suggestions📝 Complaint Form
6 Recent Changes & Regulatory History

The most consequential recent change is Ordinance No. 20250317, adopted March 17, 2025, which amended § 332-6 to (1) shorten the license term to 36 months and (2) limit STR licensing to one dwelling unit per parcel [1].

8/19/2019Ord. No. 20190819a — Original Chapter 332, Article I adopted (residential rental + STR licensing) [1]
3/17/2025Ord. No. 20250317 — Amended § 332-6 (license term + one-STR-per-parcel limit) [1]
Code revisionCodified in Chapter 332 of eCode360 (codification date 10-20-2025) [1]
Watch this space: The Township has not (as of this verification) published a separate STR-specific ordinance with occupancy limits, parking caps, or quiet hours like neighboring Chikaming Township or Michiana Village. STR rules sit on top of the general nuisance/noise framework. Future Board action could codify STR-specific operating rules.
📜 Chapter 332 (eCode360)📄 Rental License Ordinance (Township PDF)
1 Where LTRs Are Allowed (Zoning)

Long-term rentals are permitted in any zoning district that allows a residential dwelling, subject to the same Chapter 332 license as STRs [1]. Chapter 332 defines a “residential rental” as any property rented for 30 consecutive days or more — distinct from short-term rentals (under 30 days).

The one-STR-per-parcel cap added by the 3/17/2025 amendment does not apply to long-term rentals — multiple LTR units on the same parcel are allowed if the zoning district permits the dwelling type.

📄 New Buffalo Township Zoning Map (PDF, dated 4-17-2023)

🗺 Zoning Map (PDF)📄 Zoning Ordinance (Ch. 455)📧 Ask Zoning Administrator
2 Registration & Permit Process

The LTR application process is identical to STR: submit the Rental Application (PDF) to the Building & Zoning Department, pay the fee, schedule the inspection, and receive a 36-month license on approval [1] [3]. Nursing homes, hotels, and motels with daily rentals are exempt from licensing under § 332-7 [1].

Application formRental Application (PDF)
Fee$500 (same as STR)
License term36 months (§ 332-6A) [1]
RenewalNew application + inspection at expiration
ExemptionsNursing homes, hotels, motels with daily rentals (§ 332-7) [1]
📄 Rental Application (PDF)📧 Code Enforcement📞 269-469-3112
3 Inspections & Safety Requirements

The Building Department inspection at issuance and renewal applies to LTRs and STRs alike (§ 332-5) [1]. Required safety systems must be in place and have been serviced; the inspection verifies compliance with Township and State of Michigan Health, Fire, and Zoning Codes.

FrequencyAt license issuance and at every 36-month renewal
Building OfficialBill Lambert
Fire InspectorDan Mandalis — 269-586-3994
🏢 Building Dept.📧 Fire Inspector
4 Tenant Rights & Eviction Resources

Landlord-tenant relationships in Michigan are governed by state law, including the Truth in Renting Act (MCL 554.631 et seq.) and Michigan’s summary proceedings statute. The Township’s Chapter 332 license addresses property condition and registration only — it does not preempt state landlord-tenant rules.

Court of jurisdiction5th District Court (Berrien County), Niles
State tenant resourceMichigan Legal Help — Tenant Rights & Responsibilities
Truth in Renting ActMichigan Public Act 454 of 1978 (PDF)
⚖ Michigan Legal Help📕 Truth in Renting Act (PDF)

Special Regulations

The Township's Lake Michigan shoreline (including the Union Pier area) and inland sand-dune ridges trigger state-level Critical Dune and High Risk Erosion Area oversight. Many parcels outside the Lake Bluff Pointe / Stop 30 sewer service area remain on private septic and well, administered by the Berrien County Health Department.

★ High Risk Erosion Areas & Critical Dunes

Portions of the Township’s Lake Michigan shoreline and adjacent dune corridor fall within Michigan EGLE High Risk Erosion Area and/or Critical Dune designations. Construction, modification, and shoreline protection structures (sandbags, geotubes, seawalls) in these areas require state EGLE permits in addition to local Township approvals.

Before closing on any lakefront, bluff-top, or near-shore property, verify HREA/Critical Dune status with EGLE and factor any needed shoreline-protection permits into your rehab budget. The Township’s Building Department will refer applicants to EGLE for state-jurisdiction work.

Source: Michigan EGLE — High Risk Erosion AreasLast verified: April 2026
★ Septic & Well (Berrien County Health Department)

Most of the Township outside the limited sewer service areas (Lake Bluff Pointe / Stop 30 / Union Pier) is on private septic and private well, administered by the Berrien County Health Department. The County issues septic permits, inspects new and replacement systems, and maintains records of past inspections.

Request the most recent septic inspection records from BCHD before closing — failed or undersized septic systems are a common and expensive surprise on older lake-area properties. The Township’s rental inspection does not include the septic system itself; that’s a separate County process.

Source: Berrien County Health Department — On-Site SepticLast verified: April 2026
★ Floodplain Management

The Township participates in the National Flood Insurance Program and administers Chapter 207 (Floodplain Management). Properties along Galien River corridors and other low-lying areas may be in regulated floodplains. The Building Department maintains the Township’s role under Chapter 207 and will refer applicants to FEMA’s Flood Map Service Center for SFHA determinations.

For rental purposes, properties in a Special Flood Hazard Area (SFHA) generally require flood insurance if financed, and the Township will require flood-resistant construction for substantial improvements.

Source: Chapter 207 — Floodplain ManagementLast verified: April 2026

Official Resources

Ordinances
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Chapter 332 — Rental Property
Codified Township ordinance (eCode360)
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Rental License Ordinance (Township PDF)
Township-hosted ordinance copy
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Chapter 455 — Zoning
Township Zoning Ordinance (eCode360)
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Chapter 278 — Noise and Nuisances
Applies to all rentals
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Chapter 203 — Fireworks
Applies to all rentals
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Chapter 126 — Open Burning
Applies to all rentals
Forms & Applications
📄
Rental Application (PDF)
STR & LTR — submit to Building Dept.
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Short-Term Rental Basic Checklist
Self-audit before inspection
🛡
Short-Term Rental Safety Tips
Owner & guest safety reference
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Guest Book Suggestion List
Township-recommended guest-book contents
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Complaint Form
For neighbors / public to report rental issues
Maps
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Township Zoning Map (PDF, 4-17-2023)
Official zoning district boundaries
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Berrien County GIS Parcel Viewer
Parcels, ownership, tax info
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Township Floodplain Map Viewer
FEMA SFHA / floodplain layers
Portals & Lookups
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STR Licensing Forms — Township News Page
Single landing page with all STR forms
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Forms Library
All Township application forms
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Building & Zoning Department
Department page with staff contacts
Contact & Directions
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Building & Zoning — 269-469-3112
Primary number for rental inquiries
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Code Enforcement — Jonathan Jackubowski
Rental licensing & complaints
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Zoning Administrator — Estelle Brinkman
Zoning verification (district / use)
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Berrien County Health — Septic
Septic permitting & inspection records
Other Resources
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Main Municipal Site
New Buffalo Township homepage

Property Tax Treatment

i
Important for investors: A property used as a rental in Michigan is generally classified as non-homestead, which is taxed at the full local millage rate (no Principal Residence Exemption). Short-term rental income may also be subject to the Michigan Use Tax on transient accommodations. Consult a CPA before underwriting any deal — these are not opinions, they are starting points for your own tax research.
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Michigan Property Tax Guide
PRE, millage, transfer rules
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Michigan Treasury
State tax info

Explore Rental Guides — Berrien County

All 39 municipalities in Berrien County. Click any to view its rental guide — or request one if it’s not yet live.

STRs Allowed
STRs Capped/Limited
STRs Restricted
Guide Coming Soon

Thinking about an investment in New Buffalo Township?

I help investors evaluate short-term and long-term rental opportunities across Southwest Michigan, including Harbor Country and the Lake Michigan shoreline. Confirming Chapter 332 eligibility — and the one-STR-per-parcel rule — before you offer is critical in the Township.

Schedule a Consultation Call (269) 235-9910

Sources & Downloads

  1. 1
    New Buffalo Township Code, Ch. 332 — Rental Property (eCode360)
    https://ecode360.com/36706977
    Codified Chapter 332, Article I — Licensing of Residential Rental and Short-Term Rental Property. Adopted 8-19-2019 by Ord. No. 20190819a; § 332-6 amended 3-17-2025 by Ord. No. 20250317 (36-month term + one-STR-per-parcel limit). Codification date 2025-10-20.
    Verified: 2026-04-19
  2. 2
    New Buffalo Township Code, Ch. 455 — Zoning (eCode360)
    https://ecode360.com/36698710
    Township Zoning Ordinance — districts, uses, supplemental standards. Does not list short-term rental as a separate regulated use; STR eligibility flows from Ch. 332.
    Verified: 2026-04-19
  3. 3
    Township News — Short-term rental ordinance public notice & forms
    https://newbuffalotownship.org/news/2023/01/rental-and-short-term-rental-ordinance-information-and-applications
    Public notice listing $500 license fee, 36-month term, mandatory year-round trash service, and contact for Code Enforcement Officer Jonathan Jackubowski. Page also hosts the official PDF copies of the rental application, basic checklist, safety tips, and complaint form.
    Verified: 2026-04-19
  4. 4
    Short-Term Rental Basic Checklist (Township PDF)
    https://newbuffalotownship.org/assets/files/Short-Term-Rental-Basic-Checklist.pdf
    Self-audit checklist covering inspection items.
    Verified: 2026-04-19
  5. 5
    Short-Term Rental Safety Tips (Township PDF)
    https://newbuffalotownship.org/assets/files/Short-Term-Rental-Safety-Tips.pdf
    Owner/guest safety reference.
    Verified: 2026-04-19
  6. 6
    New Buffalo Township Building & Zoning Department
    https://newbuffalotownship.org/departments/building-and-zoning-department
    Department staff list and direct contacts: Estelle Brinkman (Zoning Administrator), Jonathan Jackubowski (Code Enforcement), Bill Lambert (Building Official), Dan Mandalis (Fire Inspector).
    Verified: 2026-04-19
How this guide is produced. This rental guide is researched and drafted with assistance from Claude, an AI model made by Anthropic, working from the official municipal sources linked in this page. AI can make mistakes — any fact that would materially affect a purchase or rental decision should be verified against the official source cited above and confirmed directly with the municipality. See an error? Email a correction.