South Haven

539 Phoenix Street, South Haven, MI 49090

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Interactive STR Overlay Map Special Land Use Application City Zoning Map (PDF)Ask Zoning Admin

City Website

www.southhavenmi.gov

Area Overview

The City of South Haven sits at the mouth of the Black River on Lake Michigan in Van Buren County, with a year-round population of roughly 4,200 that swells dramatically through the summer season. The city is one of southwest Michigan’s premier resort destinations, drawing weekend and seasonal visitors from Chicago, Grand Rapids, and Indianapolis to its public beaches, lighthouse pier, marina, and walkable downtown. Housing stock is a mix of historic Victorians near the lake, mid-century cottages, condominiums, and a small number of new-construction infill projects.

Short-term rental activity is significant and tightly regulated. The city operates a hard ratio cap of 1 STR per 4 housing units (about 20% of total stock) ^[1], with roughly 550 STRs registered ^[2]. After a multi-year moratorium on new registrations ^[3], the city moved to an STR overlay district: a zoning map layer that now decides where new short-term rentals can be added and on what terms ^[15]. STRs are licensed in two classes, Class I (the more active license) and Class II (limited or personal use) ^[17]. The legacy registration pathway for existing operators closed May 1, 2026; new short-term rentals now apply under the current framework, which adds Special Land Use (Planning Commission) approval for any property inside the overlay ^[16]. Long-term rentals (leases of 30 days or longer) are not subject to a separate city registration or inspection program; they follow Michigan landlord-tenant law and the city’s standard property maintenance code.

Note: the City of South Haven and South Haven Charter Township are separate jurisdictions with separate ordinances. This guide covers the City only; verify on the parcel viewer whether your property is inside city limits before relying on these rules.

Quick Status Summary

Short-Term Rentals CAPPED

Permitted under City Code Chapter 14, Article V ^[5], but governed by a hard 1:4 housing-stock cap (about 20%) that sits at roughly 550 active STRs ^[1] ^[2]. New entry is now controlled by an adopted STR overlay district ^[15]: a property inside the overlay can add a new STR only with Special Land Use approval from the Planning Commission ^[16], and the legacy registration pathway for existing operators closed May 1, 2026 ^[4]. Licenses come in two classes ^[17]: Class II (formerly Personal) is capped at 6 rental terms or 28 rental days per year at $125 bi-annually, and Class I (formerly Business) allows unlimited stays but no more than 2 stays in any 7-day period at $600 annually. Both classes require $1,000,000 in liability coverage ^[17].

Long-Term Rentals ALLOWED

Long-term rentals (lease terms of 30 days or longer) are permitted in any residentially-zoned district and are NOT subject to the city’s STR ordinance, the 1:4 cap, or a separate city rental registration. They follow Michigan landlord-tenant law (MCL 554.601 et seq.) and the city’s property maintenance code. STR rules only attach when the rental term is between 2 and 29 nights ^[7].

Rental Regulations

1 Where STRs Are Allowed (Zoning)

Whether a property can become a NEW short-term rental is now answered by the city’s STR overlay district, not just its base zoning ^[15]. The overlay is a boundary layer drawn on top of the regular zoning map that marks where new STRs may be added and on what terms. For any address, the first thing to check is whether it falls inside or outside the overlay, using the city’s interactive overlay map.

What the overlay means in practice:

Inside the overlay: a new STR is allowed only with Special Land Use approval from the Planning Commission, which is a public hearing you have to apply for and attend, on top of the standard zoning-compliance review and license ^[16].
Outside the overlay: new STR licensing is far more limited. The city-wide 1:4 housing-stock cap (about 20%) still applies everywhere, so even an eligible parcel competes for a capped number of licenses ^[1].
Base zoning still matters: the parcel’s underlying district must permit the residential dwelling use in the first place (the residential R-districts, plus mixed-use and waterfront-commercial parcels where a dwelling use is permitted or grandfathered).

For any specific property: check the interactive overlay map first, confirm the base zoning on the City Zoning Map below, then confirm eligibility (overlay status, cap availability, Special Land Use) with the Zoning Administrator and STR Program Coordinator before purchasing or applying.

Click to open the official City of South Haven Zoning Map (PDF).

2 Registration & Permit Process

Apply through the City of South Haven Building Services Department (539 Phoenix St) or the city’s documents-on-demand portal. A new STR needs a zoning-compliance review and a license, and inside the overlay it also needs Planning Commission approval, before any permit is issued ^[5] ^[16].

The legacy registration pathway closed May 1, 2026. The city ran a multi-year moratorium on new registrations ^[3] and, for the 2026 season, issued conditional licenses to clear a zoning-compliance backlog ^[4]. New short-term rentals now go through the current framework below rather than the old registration track.

Step 1Zoning compliance review application + fee ^[19]

Step 2 (overlay only)Special Land Use application + Planning Commission hearing ^[16]

Step 3STR license application (Class I or Class II) + fee ^[17]

Step 4City inspection before the license is issued ^[6]

Local agent requirementA local agent who lives within 45 miles is required ^[7]

Insurance (both classes)$1,000,000 liability coverage at time of application ^[17]

Inspection cycleClass II bi-annual / Class I annual ^[6]

For investors: A buyer cannot inherit a seller’s STR permit. Permits are tied to the owner/operator. Confirm overlay status, cap availability, and current license posture with Megan Blodgett (STR Coordinator) before underwriting any STR-based valuation.

STR License Application (Rev 7/2025)Zoning Compliance Review Special Land Use Application STR Registration Page

3 Fees & Penalties

The city operates a two-class STR fee schedule ^[6] ^[18]. Confirm exact current amounts on the city’s adopted fee schedule before you budget.

Class II (formerly Personal): 6 rental terms or 28 days/year$125 bi-annually + bi-annual inspection ^[17]

Class I (formerly Business): unlimited, max 2 stays per 7-day period$600 annually + annual inspection ^[17]

First-time application fee (initial inspection)$250

Renewal fee$200

Re-inspection fee (after failed inspection)$100

Liability insurance (both classes)$1,000,000 coverage required ^[17]

Operating an STR without a valid license is a city-code violation; specific civil-infraction penalties are set in Chapter 14, Article V ^[5]. The STR program is designed to be self-funded by license fees ^[7].

Official STR Fee Schedule (PDF)STR Registration Page Email STR Coordinator

4 Inspections & Safety Requirements

All STRs require a city inspection before a license is issued, with renewal inspections on a bi-annual cycle for Class II and an annual cycle for Class I ^[6]. Failed inspections trigger a $100 re-inspection fee.

Standards on the STR inspection checklist ^[8] include:

Smoke and carbon monoxide detectors on every level and outside each sleeping area.
Egress windows in basement bedrooms.
GFCI outlets in kitchens, bathrooms, and outdoor receptacles.
Fire extinguisher on every floor; clear path to exits.
Address numbers visible from the street.
Stair railings on staircases of four or more risers.
Pool fencing if a pool is present.
Parking: two off-street spaces for dwellings with 3 or fewer bedrooms; one additional space per bedroom for 4+ bedroom homes.

STR Inspection Checklist (PDF)Building Inspections Page

5 Operating Rules (Occupancy, Quiet Hours, Parking)

STR operators are bound by the STR ordinance (Chapter 14, Article V) ^[5], their license class limits, and the city’s general nuisance, noise, and zoning provisions.

Class limits: Class II is capped at 6 rental terms or 28 rental days per year, with rental dates pre-approved by the city; Class I is unlimited but may not host more than 2 separate stays in any 7-day period ^[17].
Rental term: STR rules apply when the rental term is between 2 nights and 29 nights. Stays of 30+ nights fall under standard residential / landlord-tenant rules ^[7].
Quiet hours: 11:00 PM to 7:00 AM daily ^[20].
Local agent: Owners must designate a local agent who lives within 45 miles and can respond to complaints within 45 minutes ^[7] ^[20].
Good Neighbor Guide: Operators must give renters the city’s Good Neighbor Guide covering quiet hours, parking, and trash rules ^[20].
Parking: Two off-street spaces for STRs with 3 or fewer bedrooms; one additional per bedroom thereafter. Renters cannot block streets or sidewalks ^[8].
Fireworks: Strictly prohibited at STR properties ^[7].
Trash: Container management and removal must be coordinated to avoid overflow during turn-overs.
Occupancy advertising: Owners cannot advertise occupancy levels exceeding what the inspection certifies.

Good Neighbor Guide (PDF)Full Code of Ordinances 24/7 STR Complaint Hotline

6 Local Agent / 24-Hour Contact Requirement

Every STR must designate a local agent who lives within 45 miles of the property and can respond promptly to complaints ^[7]. The owner may serve as their own local agent if they meet the proximity requirement.

The city operates a 24/7 STR complaint hotline ^[9] dedicated to non-emergency rental issues, including parking, noise, occupancy, pets, trash, and code violations:

STR 24/7 Complaint Hotline: 269-743-1574
STR Program Coordinator: 269-637-0791 / mblodgett@southhavenmi.gov
Emergencies: Call 911

For ongoing issues that the hotline cannot resolve, complaints can also be filed online via the STR Registration page on the city website.

Hotline Letter to STR Owners (PDF)STR Hotline 269-743-1574

7 Permit Caps, Moratoriums & Recent Changes

South Haven’s STR framework has changed multiple times since the original 2016 ordinance.

July 16, 2016: Initial STR ordinance adopted ^[7].
2018: Local-agent and annual inspection requirements added.
Ord. 1067: STR Amendment defining exempt properties (PUDs and certain condo/apartment complexes) ^[10].
Ord. 1097: Subsequent amendment to the STR regulations ^[5].
Cap structure: 1 STR per 4 housing units (about 20%) calculated annually based on total housing stock; the actual cap moves slightly year to year ^[1].
Active count: Approximately 550 STRs registered ^[2], at or near the cap.
February 2025: City Council extended the moratorium on NEW STR registrations while the work group developed a permanent overlay-district framework ^[3].
March 27, 2026: Council authorized staff to issue conditional 2026 STR licenses to clear a zoning-compliance backlog (only about 20% of registered STRs had completed compliance) ^[4]. The deadline to register existing STRs was May 1, 2026.
Two license classes: the program now uses Class I (formerly Business: unlimited, but no more than 2 stays per 7-day period) and Class II (formerly Personal: 6 rental terms or 28 days/year); both require $1,000,000 liability coverage ^[17].
STR overlay district adopted: new short-term rentals are now controlled by an overlay map, and a new STR inside the overlay requires Special Land Use approval from the Planning Commission ^[15] ^[16].
May 1, 2026: the legacy registration pathway for existing operators closed; new STRs now apply under the overlay-based framework.
Licenses do not transfer with a property sale. A buyer must apply on their own behalf, subject to overlay status and cap availability.

Investor takeaway: Even a property currently licensed as an STR may not deliver a transferable permit at closing. Buyers should treat STR income as conditional and confirm in writing with the STR Coordinator whether the cap, moratorium, or overlay-district status will allow them to operate.

Interactive STR Overlay Map Ord. 1067 STR Amendment (PDF)STR Registration Page

1 Where LTRs Are Allowed (Zoning)

Long-term rentals, defined as any rental term of 30 nights or longer, are permitted by-right in any residentially-zoned district in the City of South Haven ^[7]. No separate city LTR registration program applies; LTRs follow Michigan landlord-tenant law and the city’s standard property maintenance / building code.

For mixed-use, commercial, or waterfront-commercial parcels, the underlying residential dwelling use must itself be permitted (or grandfathered) under the City Zoning Ordinance. Verify on the zoning map below, then confirm with the Zoning Administrator.

LTRs are NOT subject to the 1:4 STR cap, the moratorium on new STR registrations, the local-agent requirement, the bi-annual STR inspection, or the STR fee schedule. The STR ordinance only attaches when the rental term is between 2 and 29 nights.

Click to open the City of South Haven Zoning Map (PDF).

City Zoning Map (PDF)Zoning Ordinance (PDF)Ask Zoning Admin

2 Registration & Permit Process

The City of South Haven does not operate a separate registration or licensing program for long-term rentals (30+ day leases). Landlords are not required to obtain a city rental certificate, undergo periodic city rental inspections, or pay an annual LTR fee.

What still applies:

Building permits: Any structural work, additions, electrical, plumbing, or mechanical work requires a building permit through the Building Services Department ^[11].
Property maintenance code: The city enforces the International Property Maintenance Code through complaint-based inspection.
Zoning compliance: The dwelling must be a permitted residential use in its zoning district.
State law: Michigan landlord-tenant law (MCL 554.601 et seq.) governs leases, security deposits, repairs, and the eviction process ^[12].

If your property converts from LTR (30+ days) to STR (2-29 nights), you must apply through the STR program, which is currently capped and under moratorium for new registrations ^[3].

Building Services Permit Applications MI Tenant/Landlord Guide (PDF)

3 Fees & Penalties

No annual LTR registration fee is charged by the City of South Haven; there is no LTR program to fee. Costs you will encounter as an LTR landlord:

Annual LTR registration feeNone (no city LTR program)

Building permit feesPer the city’s published building permit fee schedule ^[11]

Code-violation penaltiesCivil infractions per the city’s general penalty provisions in the Code of Ordinances

Operating an unlicensed STRIf you rent fewer than 30 nights without an STR permit, STR penalties apply ^[5]

Permit Applications Code of Ordinances (PDF)

4 Inspections & Safety Requirements

The city does not perform routine periodic inspections of LTR properties. Inspections occur in two contexts:

Building permit work: Any permitted construction, electrical, plumbing, or mechanical work triggers a building inspection through the Building Services Department ^[11].
Complaint-based: The city enforces the International Property Maintenance Code in response to complaints. Items typically flagged include peeling paint, exposed wiring, missing smoke/CO detectors, structural issues, and unsafe egress.

Recommended best practice for landlords (not required but expected by Michigan courts in any habitability dispute):

Hard-wired or 10-year sealed smoke and carbon monoxide detectors on every level and outside each sleeping area.
Egress windows in below-grade bedrooms.
Functioning heat, water, sewer, and electrical service.
Documented annual safety inspection by the landlord or a licensed inspector.

Building Inspections Page MI Tenant/Landlord Guide

5 Tenant Rights & Eviction Resources

Michigan landlord-tenant relationships are governed by state law (MCL 554.601 et seq.) and the summary proceedings act for evictions. The State Bar of Michigan publishes a free Practical Guide for Tenants and Landlords covering leases, security deposits, repairs, the eviction process, and security deposit returns ^[12]. These rules apply equally in the City of South Haven and are not modified by local ordinance.

Local resources for tenants and landlords:

Michigan Legal Help: free self-help resources, sample notices, and a do-it-yourself eviction packet for landlords (and a tenant defense packet for tenants) ^[13].
Van Buren County District Court: handles summary-proceedings (eviction) cases for properties in the city.
South Haven Police Department: for any tenant/landlord situation involving an immediate threat or trespass.

MI Tenant/Landlord Guide (PDF)Michigan Legal Help

Special Regulations

South Haven sits directly on Lake Michigan with extensive shoreline subject to High Risk Erosion Area (HREA) and Critical Dune designations under MDEGLE jurisdiction. The downtown also sits within historic-character review zones. Investors evaluating lakefront and downtown properties should review these in addition to standard rental rules.

* High Risk Erosion Areas & Critical Dunes

Portions of South Haven’s Lake Michigan shoreline are designated as High Risk Erosion Areas (HREA) and/or Critical Dune Areas, regulated by the Michigan Department of Environment, Great Lakes, and Energy (MDEGLE). Construction, additions, modifications, and shoreline-protection structures (sandbags, seawalls, geotubes) in these areas require state permits in addition to local approvals. This is especially relevant for lakefront cottages being converted, expanded, or rebuilt for rental use.

MDEGLE

* Master Plan & STR Overlay District

The STR overlay district is now adopted and mapped, so it is the single most important thing to check before buying for short-term rental. An overlay district is an extra set of rules layered on top of a property’s normal zoning: the base zoning still controls the building, and the overlay decides where and how a new STR can operate ^[15].

What it means for a buyer, in plain terms:

Pull up the city’s interactive overlay map and find the exact address. Inside the overlay vs. outside the overlay changes everything about new STR potential.
Inside the overlay, a new STR is a Special Land Use: you apply, the Planning Commission holds a public hearing, and approval is discretionary, not automatic ^[16].
The city-wide 1:4 cap (about 20% of housing stock) still limits the total number of licenses regardless of overlay status ^[1].
Do not assume a listing marketed as STR-eligible carries a transferable license. Confirm overlay status and license posture in writing with the city before you write an offer.

The City’s 2018 Master Plan ^[14] sets the broader land-use policy behind these decisions. Watch City Council and Planning Commission agendas for changes that could expand or restrict STR eligibility.

Interactive STR Overlay Map Special Land Use Application City Master Planning Page

Official Resources

Ordinances

City Code of Ordinances (full PDF)

Chapter 14, Article V governs STR

City of South Haven Zoning Ordinance

Zoning Ordinance Text

Ord. 1067 – STR Amendment

Defines exempt STR properties (PUDs, certain condos)

Zoning Ordinance Amendments (Ord. 1027)

Recent zoning amendments

Operators must give this to renters

STR Good Neighbor Guide

Forms & Applications

STR Application (March 2025 Fillable PDF)

Short-Term Rental application form

Items inspected at STR licensing

STR Inspection Checklist

Building & Zoning Permit Application

For construction/additions/decks/pools

Hotline Letter to STR Owners/Managers

11-21-2023 letter explaining hotline rules

STR License Application (Rev. 7/2025)

Current Class I / Class II license application

STR Special Land Use Application (overlay)

Required for new STRs inside the overlay district

Zoning Compliance Review Application

First step before an STR license is issued

City-adopted STR program fees

STR Fee Schedule

Maps

City of South Haven Zoning Map

District boundaries (official PDF)

Interactive STR Overlay Map

Check if an address is inside the STR overlay

City of South Haven Maps Page

Zoning, parks, public-facility maps

Van Buren County Digital Maps & Data

County GIS portal entry point

Van Buren County Interactive Maps

ArcGIS-based parcel viewer

Portals & Lookups

STR Registration Portal Page

Application links, forms, ordinance amendments

SHVRA Short-Term Rental FAQs

South Haven Vacation Rental Alliance FAQ

Building Services Department

Permits, inspections, zoning

Zoning maps, applications, amendments

Zoning Administration

Contact & Directions

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STR 24/7 Complaint Hotline

269-743-1574

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STR Program Coordinator

Megan Blodgett, 269-637-0791

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STR Coordinator Email

mblodgett@southhavenmi.gov

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Zoning Administrator Email

zoningadministrator@southhavenmi.gov

Directions to City Hall

539 Phoenix Street, South Haven