Covert Township

Zoning Administrator (Rental Program)

Township Office

269-764-8986

📧

klargent@safebuilt.com

73943 E. Lake Street, Covert, MI 49043

Directions

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Township Website

coverttwp.com

Area Overview

Covert Township sits along the Lake Michigan shoreline in southwest Van Buren County, anchoring the unincorporated community of Covert and home to roughly 2,500 residents ^[1]. The housing mix is heavy on lakefront and near-lake cottages, rolling farm parcels inland, and rental cabins clustered around Bicentennial (Covert) Park, Beach and Campground. Demand from Chicago, Kalamazoo, and northern Indiana weekenders drives a meaningful share of seasonal short-term rental activity, and the broader South Haven market spillover keeps lakefront prices well above the township’s farmland baseline.

Both short-term and long-term rentals are now actively regulated. Effective in 2024, the township adopted Rental Housing Ordinance No. 112 (long-term rentals) ^[2] and Short-Term Rental Ordinance No. 118 ^[3], requiring annual registration by March 1, a permit-tied inspection, and a Certificate of Occupancy or Short-Term Rental Permit before a property can legally be advertised or rented ^[4]. Enforcement is handled by SAFEbuilt under contract; the Zoning Administrator and Enforcement Officer is Kelly Largent (269-275-6306, klargent@safebuilt.com) ^[5]^[6]. Rental investors should plan for the $500 STR / $125 LTR per-unit fees, a same-year inspection, and the Local Agent (within 20 miles) requirement on the STR side.

Quick Status Summary

Short-Term Rentals PERMITTED

Short-term rentals (under 31 days) are permitted township-wide as an entire-dwelling rental, but every unit must be registered annually by March 1 with a $500 per-unit fee, pass an inspection, and operate under a designated Local Agent residing within 20 miles of Covert Township ^[3]^[5]. Partial-unit and room-only rentals are prohibited. Civil-infraction fines start at $1,000 and three violations within 12 months trigger permit revocation with a 12-month re-application bar ^[5].

Long-Term Rentals ALLOWED

Long-term rentals (31+ days) are permitted in residentially-zoned dwellings, but Rental Housing Ordinance No. 112 requires annual registration by March 1, a $125 per-unit fee, and a Certificate of Occupancy issued after a passing inspection before any tenant moves in ^[2]^[6]. Tenant violations may be cited to the tenant. New owners must notify the township within 30 days of acquiring a rental property ^[6].

Rental Regulations

1 Where STRs Are Allowed (Zoning)

Short-term rental of an entire dwelling unit is permitted township-wide wherever a residential dwelling is permitted under the Comprehensive Zoning Ordinance, subject to the registration, fee, and inspection requirements of Short-Term Rental Ordinance No. 118 ^[3]. Renting out individual rooms or partial units is prohibited ^[5]. The Comprehensive Zoning Ordinance organizes the township into the following primary residential and mixed-use districts ^[7]:

RR — Rural Residential (most inland farmstead-adjacent parcels)
LD — Low Density Residential
MD — Medium Density Residential
HD — High Density Residential
VMU — Village Mixed Use (downtown Covert core)
REC — Recreational District (campground/resort uses)
AG — Agricultural (dwelling allowed; rental dwelling subject to STR ordinance)

Verify the parcel’s zoning district on the Zoning Map and confirm the dwelling is a permitted use in that district before assuming the STR is legal. Lakefront and dune-adjacent parcels frequently sit within Environmentally Sensitive Land overlay regulations under Article 22 ^[7]. The 2026 Draft Master Plan and Coastal Management Plan should also be reviewed if you are buying along the Lake Michigan corridor ^[8].

📄 Comprehensive Zoning Ordinance (PDF)🗺 Zoning Map (PDF)📧 Ask Zoning Admin

2 Registration & Permit Process

Submit the Short-Term Rental Registration application to Covert Township by March 1 each year, with payment by check or money order made out to “Covert Township” ^[4]. The 2026 fillable application is the current form ^[9]. After registration, the Zoning Administrator schedules an initial inspection; once the property passes, a Short-Term Rental Permit is issued and must be posted in a visible location inside the dwelling ^[5].

Required application elements:

Owner contact information.
Local Agent contact information — the agent must reside within 20 miles of Covert Township and is responsible for managing the rental, responding to complaints, and ensuring ordinance compliance ^[5].
Property details (address, parcel ID, number of bedrooms, max occupancy).
Listing of installed safety features (smoke and CO detectors, fire extinguishers, egress).

Submit to: Covert Township, P.O. Box 35, Covert, MI 49043 (drop off in person at 73943 E. Lake Street, M-Th 8:30 AM-4 PM, Fri 8:30 AM-12 PM) ^[1]. Operating without a permit is illegal — advertising or renting without one can result in fines and legal action ^[5].

📋 STR Application (2026)❓ STR FAQ (PDF)📞 Call Zoning Admin

3 Fees & Penalties

STR registration fee$500.00 per unit, annually ^[4]

Late fee (after March 1)$50.00 per unit ^[4]

First inspectionNo charge ^[4]

Re-inspection$92.00 per unit ^[4]

No-show / cancellation (less than 24-hr notice)$92.00 per unit ^[4]

Operating without a permit / civil infractionFines starting at $1,000; higher for repeat offenses within 12 months ^[5]

Permit revocation trigger3 separate incidents of violations within 12 months ^[5]

Re-application bar after revocation12 months ^[5]

Payment is by check or money order made out to Covert Township; mail to P.O. Box 35, Covert, MI 49043 or deliver in person at the township hall.

📄 Rental Program Page 📜 Ord. 118 (STR)

4 Inspections & Safety Requirements

An initial inspection is scheduled by the township after registration, and inspections recur annually or in response to complaints ^[5]. The first inspection is at no charge; re-inspections (and missed appointments without 24-hour notice) carry a $92 per-unit fee ^[4].

Required safety equipment in every STR:

UL-approved smoke detectors in every bedroom, outside each sleeping area, and on every story ^[5].
Carbon monoxide detectors per state code ^[5].
Working fire extinguisher ^[5].
Proper egress from every sleeping room — basements may not be used as bedrooms without code-compliant egress ^[5].
Off-street parking sufficient for the listed occupancy; street parking by guests is prohibited ^[5].

Most common reasons units fail an initial inspection (per the township’s published violations list) ^[10]:

Smoke detectors missing or non-functional.
GFCI outlets missing or not working in kitchens, baths, garages, exterior, basements.
Stair guards / handrails missing or damaged.
Egress windows blocked or undersized.
Bathroom exhaust fans not functioning.
Exposed electrical wiring or open junction boxes.
Water heater drop tube or TPR discharge missing/improper.

Build a punch-list against the violations PDF before scheduling — a failed first inspection costs $92 and time before you can list.

📄 Most Common Violations (PDF)📜 Ord. 56 (Property Maintenance Code)📞 SAFEbuilt (Inspections)

5 Local Agent & Operating Rules

A Local Agent residing within 20 miles of Covert Township is required for every STR ^[5]. The agent receives complaints, coordinates with the township, and is contractually responsible for managing the rental on the owner’s behalf. Many out-of-area owners contract with South Haven, St. Joseph, or Bridgman-based property managers to satisfy this requirement.

Operator and occupant rules:

Entire dwelling only — partial units, individual rooms, and “hotel-style” sub-rentals are prohibited ^[5].
Permit posted in a visible location inside the dwelling, with a copy provided to occupants ^[5].
Off-street parking only — guests may not park on township roads ^[5].
No basement bedrooms without code-compliant egress ^[5].
Quiet-hours and noise compliance per the Anti-Noise & Public Nuisance Ordinance (Ord. 39) ^[11].
Outdoor assemblies / large gatherings may require a separate Outdoor Assembly Permit (Ord. 123) ^[12].
Occupants must comply with all local laws, present a rental reservation summary on request, and use the listed off-street parking ^[5].

📜 Ord. 39 (Anti-Noise)📜 Ord. 123 (Outdoor Assemblies)❓ STR FAQ

6 Enforcement, Revocation & Notice

Operating an STR without a permit is a municipal civil infraction with fines starting at $1,000, and repeat offenses within 12 months carry higher fines ^[5]. Three separate incidents of violations within a 12-month period can trigger permit revocation, and a revoked permit may not be renewed for 12 months ^[5].

How notice is served: the township may serve notices of violation by posting on the property, mailing to the owner’s last known address, sending via email, or by personal delivery ^[5]. Practical implication: keep your address-of-record current with the township and check the email on file.

If you need to contest a decision (denial of permit, revocation), the appeal path runs through the Zoning Board of Appeals or the Construction Board of Appeals depending on the basis. Confirm the path with the Zoning Administrator before filing.

📜 Ord. 118 (STR)📧 Email Zoning Admin 📞 Call Kelly Largent

1 Where LTRs Are Allowed (Zoning)

Long-term rentals (31+ days) are permitted in any dwelling unit located in a residentially-zoned district under the Comprehensive Zoning Ordinance ^[7], subject to the township’s annual registration and certificate-of-occupancy requirement under Rental Housing Ordinance No. 112 ^[2]. Districts that allow residential dwelling include:

RR — Rural Residential
LD — Low Density Residential
MD — Medium Density Residential
HD — High Density Residential (includes two-family and limited multi-family)
VMU — Village Mixed Use (residential above commercial permitted)
AG — Agricultural (single-family dwelling permitted; rental subject to Ord. 112)

Renting an existing residential dwelling on a 31+ day lease does not change the underlying zoning use. Boarding houses, lodging houses, and multi-unit dwellings all fall under Ord. 112’s definition of “rental unit” and must register ^[6]. Confirm the parcel’s zoning district before purchase if the property is held in a non-residential district such as Commercial or Industrial.

📄 Comprehensive Zoning Ordinance (PDF)🗺 Zoning Map (PDF)📧 Ask Zoning Admin

2 Registration & Permit Process

File the Long Term Rental Registration application with Covert Township by March 1 each year, before any tenant takes occupancy ^[4]^[6]. Use the 2026 fillable application ^[13]. After registration, the township schedules an initial inspection; if the property passes, a Rental Certificate of Compliance / Certificate of Occupancy is issued ^[6]. You cannot legally rent the unit without that certificate ^[6].

Mid-year acquisitions: a new owner of an existing rental property must notify the township within 30 days and complete the registration process ^[6]. Failure to pay required fees within 30 days can result in the property being deemed unfit for occupancy ^[6].

Submit to: Covert Township, P.O. Box 35, Covert, MI 49043 (or in person at 73943 E. Lake Street, M-Th 8:30 AM-4 PM, Fri 8:30 AM-12 PM). Make checks payable to Covert Township.

📋 LTR Application (2026)❓ LTR FAQ (PDF)📞 Call Township Office

3 Fees & Penalties

LTR registration fee$125.00 per unit, annually ^[4]

Late fee (after March 1)$50.00 per unit ^[4]

First inspectionNo charge ^[4]

Re-inspection$92.00 per unit ^[4]

No-show / cancellation (less than 24-hr notice)$92.00 per unit ^[4]

Non-compliance fines$150 – $500, escalating with offense count ^[6]

Failure to pay within 30 daysProperty may be deemed unfit for occupancy ^[6]

Mid-year acquisition window30 days to notify township and register ^[6]

Repeated violations can lead to revocation of the Certificate of Occupancy ^[6]. Decisions on denial or revocation are appealable to the Construction Board of Appeals ^[6].

📜 Ord. 112 (Rental Housing)📄 Rental Program Page

4 Inspections & Safety Requirements

An initial property inspection is required before a Rental Certificate of Compliance is issued, and follow-up inspections are scheduled at the township’s discretion or in response to complaints ^[6]. If a property fails, the owner receives a list of violations to correct, then requests a re-inspection at $92 per unit ^[4]. If the property still fails, it can be deemed unfit for occupancy ^[6]. A temporary waiver may be granted if a valid repair contract is in place and the delay is reasonable ^[6].

The township applies the International Property Maintenance Code (Ord. 56) ^[14] and the township’s Dangerous Buildings ordinance (Ord. 84) ^[15]. Common items inspectors check (per the township’s Most Common Violations list) ^[10]:

Working smoke alarms throughout, GFCI outlets in wet areas.
Egress windows clear and operable in every sleeping room.
Stairs and porches structurally safe; handrails and guards in place.
Sanitary plumbing — no leaks, working bathroom exhaust, water heater drop tubes proper.
Roof, gutters, exterior walls, paint and trim maintained.
No accumulated rubbish, tires, or pest harborage on the property.

Tenant-caused violations may be cited to the tenant directly ^[6]. Occupancy is capped at the figure stated on the Certificate of Occupancy ^[6].

📄 Most Common Violations (PDF)📜 Ord. 56 (Property Maintenance Code)📜 Ord. 84 (Dangerous Buildings)

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 ^[16]. Covert Township’s Ord. 112 layers a registration and inspection regime on top — it does not modify state-law tenant rights, security-deposit limits, lead-disclosure obligations, or the eviction timeline.

For tenants in Covert Township:

Habitability complaints (heat, plumbing, structural safety, code violations) can be filed with the Zoning/Code Enforcement Officer (Kelly Largent at SAFEbuilt) ^[5].
Septic, water, and food-safety complaints route to the Van Buren / Cass District Health Department’s Environmental Health office ^[17].
The Michigan Legislature publishes a free Practical Guide for Tenants and Landlords covering leases, security deposits, repair obligations, and the eviction process ^[16].

If the township revokes the Certificate of Occupancy, tenants in place are not automatically displaced — but the owner cannot continue to lawfully rent the unit until the certificate is reinstated. Decisions can be appealed to the Construction Board of Appeals ^[6].

📖 MI Tenant-Landlord Guide 🏥 VB/Cass DHD Environmental Health 📧 Email Code Enforcement

Official Resources

Ordinances

Rental Housing Ordinance No. 112

Long-term rental registration & inspection

Short-Term Rental Ordinance No. 118

STR permit, Local Agent, and operating rules

Comprehensive Zoning Ordinance

Districts: AG, RR, LD, MD, HD, VMU, NC, CC, HC, I, REC

Anti-Noise & Public Nuisance Ordinance (No. 39)

Quiet hours and noise standards

International Property Maintenance Code (No. 56)

Adopted as the township's property maintenance standard

Dangerous Buildings Ordinance (No. 84)

Unfit-for-occupancy and demolition procedures

Anti-Blight Ordinance (No. 55)

Exterior property condition standards

Floodplain Ordinance (No. 106)

Lakefront and FEMA flood-zone construction standards

Outdoor Assemblies Ordinance (No. 123)

Permit required for large gatherings

Park, Beach and Campground Ordinance (No. 117)

Bicentennial / Covert Park rules

Forms & Applications

STR Registration Application (2026)

Fillable PDF — submit by March 1

LTR Registration Application (2026)

Fillable PDF — submit by March 1

Answers on Local Agent, fees, inspections (Jan 2026)

Short-Term Rental FAQ

Certificate of Occupancy, mid-year, appeals (Jan 2026)

Rental Housing (LTR) FAQ

Most Common Rental Violations Identified

Inspection punch-list — work it before scheduling

Comprehensive Permit Table & Fee Schedule

All township permits and current fees

Zoning Permit Application

Required before any building permit

Sanitary Sewer Permit Application

For township-sewer-served parcels

Water Tap / Escrow Application

SHAWSA water service via City of South Haven

Maps

Covert Township Zoning Map

PDF — current zoning districts

Approved September 8, 2020

Master Plan (2020)

Lake Michigan corridor planning standards

Coastal Management Plan

2026 Draft Master Plan & Coastal Management Plan

Review before lakefront acquisitions

Township Wastewater (Sewer) District Map

Identifies sewer-served parcels

Township Water Distribution Map

SHAWSA service territory inside township

Van Buren County GIS Parcel Viewer

Parcels, utilities, sewer, tax info

Portals & Lookups

Fees, applications, FAQs in one place

Rental Program Page

All permit applications, inspector contacts

Building & Zoning Page

Ordinances & Permits Library

Full ordinance index (Ord. 1 through Ord. 128)

All township application forms

Forms Page

Meeting agendas, minutes, members

Planning Commission Page

Meeting schedule and minutes

Board of Trustees Page

Contact & Directions

M-Th 8:30 AM-4 PM, Fri 8:30 AM-12 PM

Township Office

Office Manager — Laura Fogarty

Direct line for forms & registrations

Zoning Administrator — Kelly Largent

SAFEbuilt: rental program & enforcement

📧

Kelly Largent (Zoning Admin)

klargent@safebuilt.com

SAFEbuilt — Building/Zoning Office

269-729-9244 | rental inspections coordinator