Rental Investment Guide

Hagar Township

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

Updated April 2026
📞
Township Hall
269-849-0455
📧
Rental Office
rental@hagartownship.gov
🗺
Directions
3900 Riverside Road, Benton Harbor, MI 49022
🌐
Township Website
www.hagartownship.gov

Area Overview

Hagar Township sits on the Lake Michigan shoreline in northwest Berrien County, immediately north of Benton Harbor and the Paw Paw River. The township seat is in the unincorporated community of Riverside, with Hagar Shores to the south providing the primary lakefront cottage stock. Housing is a mix of year-round single-family homes, seasonal beach cottages, and small-acreage rural parcels. There is no centralized municipal water or sewer — properties rely on private wells and septic systems.

All rental dwellings in Hagar Township — short-term or long-term — must register under the Rental Safety Verification Ordinance adopted September 12, 2022 [1]. Registration carries a mandatory safety inspection and a flat $200 fee per unit for a two-year term [2]. There is no permit cap and no zoning overlay that prohibits residential rental activity, but parcel-level zoning (R-1/R-2/R-3/RE) must still permit the underlying dwelling use.

Quick Status Summary

Short-Term Rentals ALLOWED

Permitted with registration and inspection under the Rental Safety Verification Ordinance. Flat $200 fee per unit for a two-year term, including first inspection and occupancy permit [2]. No cap on number of permits.

Long-Term Rentals ALLOWED

Same Rental Safety Verification Ordinance applies — registration and inspection required, $200 per unit for a two-year term [2]. No separate LTR framework.

Rental Regulations

1 Where STRs Are Allowed (Zoning)

Hagar Township’s Rental Safety Verification Ordinance applies township-wide and does not restrict short-term rentals by zoning district [1]. Where they can be restricted is at the underlying zoning level: the parcel’s residential dwelling use itself must be permitted under the Hagar Zoning Ordinance [3].

Residential zones are R-1 (Lake Michigan Beach Residential, 10,000 sq ft minimum lot), R-2 (Single-Family Residential, 15,000 sq ft minimum), R-3 (Multi-Family Residential, 21,780 sq ft per unit, 150 ft lot width), and RE (Resort & Recreation, 21,780 sq ft per unit, 150 ft width) [3]. For any specific property, verify the zoning district on the map below, then confirm residential dwelling use is permitted by right with the Zoning Administrator.

Hagar Township Zoning Map (2020)

Click to open the full 38×36 zoning map PDF.

🗺 Zoning Map (PDF)📄 Zoning Ordinance (PDF)📧 Ask Zoning Admin
2 Registration & Permit Process

Submit the Rental Safety Verification Registration Application in person or by mail to the Township Treasurer at 3900 Riverside Road, Benton Harbor, MI 49022 (mailing: PO Box 87, Riverside, MI 49084) [4]. There is no online submission portal — paper only. Payment may be made in person (cash/check/money order) or online via Point & Pay [5].

Application form2025 | 2026 Rental Safety Application (PDF)
Required informationOwner / property manager contact info, parcel IDs (11-10-…), # of units, # of bedrooms, # of parking spaces per rental address [4]
Registration termTwo years
Payment optionsCash / check / money order at Township Hall, or online via Point & Pay (fees apply)
Consent to inspect: By signing the application the owner consents to Hagar Township (or its designee) entering the listed premises at reasonable times — with written or verbal notice — to conduct the required inspection [4].
📄 Application (PDF)💳 Pay Online (Point & Pay)📞 Township Hall
3 Fees & Penalties

Fees are flat and per-unit, not tiered by bedroom count or property type [2].

Registration, first inspection & occupancy permit$200 per rental unit (two-year term)
Additional on-site inspection$75 each
Appeal to Construction Board of Appeal$1,000

Fee schedule as published by the Township [2]. Operating an unregistered rental is a violation of the ordinance — see the full ordinance for enforcement specifics [1].

📄 Schedule of Fees (PDF)📜 Full Ordinance
4 Inspections & Safety Requirements

After the application and fee are received, the Township contacts the owner (or property manager) to schedule the safety verification inspection [6]. Inspection scheduling can take several months after peak application periods; properties may operate under a provisional occupancy permit during that wait [6].

The inspection verifies compliance with the ordinance and applicable property maintenance code — functional smoke detectors, egress, structural integrity, electrical safety, and general habitability. The township publishes a Rental Inspection Checklist on the Hagar Rentals page [7].

📄 Inspection Checklist (PDF)📄 Rental FAQ (PDF)📧 Scheduling
5 Operating Rules (Noise, Parking, Events)

Short-term rental operators must share the Rental Good Neighbor Guidelines with every renter [8]. Key rules:

  • Noise. Governed by Anti-Noise and Public Nuisance Ordinance #72. Violations may result in a fine to the renter and/or owner [9].
  • Outdoor burning. Regulated under Outdoor Burning Ordinance #35 (Part 93). Verify current burn status before allowing guests to burn [10].
  • Parking. Limited to the rental’s off-street parking — no roadside parking. Owners must list available parking spaces on the application [8].
  • Pets. On-leash in unfenced/public areas, waste cleanup required, no repeated noise that disturbs neighbors [8].
  • Large events. Weddings, reunions, and similar gatherings have outsized parking and noise impact; the Good Neighbor Guidelines call them out explicitly [8].
  • Fireworks. Subject to the Michigan Fireworks Safety Act of 2011 — no separate township fireworks ordinance [6].
📄 Good Neighbor Guidelines📜 Anti-Noise Ord. #72📜 Outdoor Burning Ord. #35
6 Complaints & Enforcement Contact

Hagar Township’s Ordinance Officer, William Tucker, handles complaints and proactive enforcement of rental, property-maintenance, and other applicable ordinances [11].

The Ordinance Officer does not hold fixed office hours — contact by phone or email.

1 Where LTRs Are Allowed (Zoning)

Long-term rentals follow the same zoning framework as STRs in Hagar Township — the Rental Safety Verification Ordinance applies regardless of lease length, and there is no LTR-specific zoning overlay [1].

Residential zones are R-1 (Lake Michigan Beach Residential, 10,000 sq ft minimum lot), R-2 (Single-Family Residential, 15,000 sq ft minimum), R-3 (Multi-Family Residential, 21,780 sq ft per unit, 150 ft lot width), and RE (Resort & Recreation, 21,780 sq ft per unit, 150 ft width) [3]. For commercial, agricultural, or mixed-use parcels, verify the residential dwelling use is permitted by right (or grandfathered) with the Zoning Administrator before acquiring for rental use.

Hagar Township Zoning Map (2020)

Click to open the full 38×36 zoning map PDF.

🗺 Zoning Map (PDF)📄 Zoning Ordinance (PDF)📧 Ask Zoning Admin
2 Registration & Permit Process

Long-term rentals use the same Rental Safety Verification Registration Application as STRs — paper only, mailed or walked in to the Township Treasurer [4]. There is no separate LTR form and no separate portal.

Application form2025 | 2026 Rental Safety Application (PDF)
SubmissionHagar Township Treasurer — PO Box 87, Riverside, MI 49084 (or walk in at 3900 Riverside Rd, Benton Harbor, MI 49022)
Registration termTwo years
Payment optionsCash / check / money order, or online via Point & Pay (fees apply)
📄 Application (PDF)💳 Pay Online🗺 Directions to Township Hall
3 Fees & Penalties

Same flat fee structure applies to LTRs as STRs — no discount for longer lease terms [2].

Registration, first inspection & occupancy permit$200 per rental unit (two-year term)
Additional on-site inspection$75 each
Appeal to Construction Board of Appeal$1,000
📄 Schedule of Fees (PDF)📜 Full Ordinance
4 Inspections & Safety Requirements

Every unit requires a Rental Safety Verification inspection before an occupancy permit issues [1]. After application and fee are processed, the Township contacts the owner with scheduling options [6].

The Township publishes the exact checklist inspectors use on the Hagar Rentals page — review it before calling for inspection to avoid a $75 re-inspection charge [7].

📄 Inspection Checklist (PDF)📄 Rental FAQ (PDF)
5 Tenant Rights & Eviction Resources

Michigan landlord-tenant law (MCL 554.601 et seq.) and the summary proceedings eviction statute apply uniformly across Hagar Township — there is no local rent-control ordinance, local just-cause rule, or local tenant-protection overlay. The State Bar of Michigan’s free Practical Guide for Tenants and Landlords covers leases, security deposits, repair obligations, and the eviction process [12].

📄 MI Tenant/Landlord Guide🏛 Michigan Legal Help

Special Regulations

Hagar Township has Lake Michigan shoreline and no centralized water/sewer. Two areas generate more investor surprises here than the rental ordinance itself: private well/septic site-evaluation and the underlying zoning district use chart.

★ Private Wells & Septic (No Municipal Utilities)

Hagar Township has no centralized water treatment plant or sanitary sewer district. Every rental parcel relies on a private well and an on-site septic system, both of which are regulated and inspected by the Berrien County Health Department [13].

Before closing on a rental property, request the current septic permit and inspection history from the Health Department. Failing or undersized septic systems — common on older Hagar Shores cottages — often cost $15,000–$40,000 to replace and can prevent the rental safety inspection from clearing.

🏥 Berrien County On-Site Septic🏛 Berrien Health Dept
★ Zoning District Use Chart Verification

The Hagar Zoning Ordinance governs whether a dwelling (and therefore a rental) is permitted on any given parcel. The 2023 codified ordinance is 250+ pages and the use-permissions table needs to be read directly for the target district — don’t rely on general summaries [3].

The Zoning Administrator is Mark Toncray — the fastest way to get a binding answer for a specific parcel is a short email with the parcel ID (11-10-… format) and intended use.

📄 Full Zoning Ordinance (PDF)📧 Mark Toncray (Zoning)📞 Zoning Direct Line

Official Resources

Ordinances
📜
Rental Safety Verification Ordinance
Adopted 9/12/2022
📜
Hagar Zoning Ordinance
2023 codified text (PDF)
📜
Anti-Noise & Public Nuisance Ordinance #72
Governs quiet hours and nuisance complaints
📜
Outdoor Burning Ordinance #35 (Part 93)
Regulates fire pits and burn piles
Forms & Applications
📋
2025 | 2026 Rental Safety Application
Fillable PDF — paper submission
📋
Schedule of Fees
$200 registration / $75 re-inspection / $1,000 appeal
📋
Rental Inspection Checklist
What inspectors verify
📋
Rental Good Neighbor Guidelines
Must be shared with renters
📋
Rental Ordinance FAQ
Application timing, payment, scheduling
📋
Site Plan Review Application
Zoning department
📋
Special Land Use Application
Zoning department
📋
Appeal of Administrative Decision
Zoning Board of Appeals
Maps
🗺
Hagar Zoning Map
Full 38×36 PDF
🗺
Berrien County GIS
Parcels, utilities, sewer, tax info
Portals & Lookups
💳
Point & Pay — Online Payments
Permit & rental fee payments (fees apply)
📜
Hagar Ordinances — Documents on Demand
Full ordinance library
🏛
Hagar Rentals Information Page
Township-maintained landing page
Contact & Directions
📞
Township Hall
269-849-0455
📧
Rental Office Email
rental@hagartownship.gov
📧
Zoning Administrator (Mark Toncray)
zoning@hagartownship.gov · 269-934-5710
📧
Ordinance Officer (William Tucker)
ordinanceofficer@hagartownship.gov · 269-934-5706
🗺
Directions to Township Hall
3900 Riverside Road, Benton Harbor
🌐
Hagar Township Website
Main municipal site
🏥
Berrien County Health Department
Septic & well inspections

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.
📊
Michigan Property Tax Guide
PRE, millage, transfer rules
🏛
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 Hagar Township?

I help investors evaluate short-term and long-term rental opportunities along the Lake Michigan shoreline — from Hagar Shores north to Covert and south to Benton Harbor.

Schedule a Consultation Call (269) 235-9910

Sources & Downloads

  1. 1
    Hagar Township — Rental Safety Verification Ordinance (adopted 9/12/2022)
    https://hagartwpmi.documents-on-demand.com/?l=fefacc00f8e1e411b821001fbc00ed84&d=42c777aef14bed11a394000c29a59557
    Full ordinance text via Documents on Demand viewer
    Verified: 2026-04-21
  2. 2
    Hagar Township — Schedule of Fees (Rental Safety Verification)
    https://cms8.revize.com/revize/hagarmi/Documents/SCHEDULE%20OF%20FEES.pdf
    $200 registration / $75 re-inspection / $1,000 appeal
    Verified: 2026-04-21
  3. 3
    Hagar Township — Zoning Ordinance (2023, energyzoning.org mirror)
    https://energyzoning.org/sites/default/files/PDF/2602135860_HagarTownship_Berrien_20230717.pdf
    R-1, R-2, R-3, RE district definitions and use chart
    Verified: 2026-04-21
  4. 4
    Hagar Township — 2025 | 2026 Rental Safety Registration Application
    https://cms8.revize.com/revize/hagarmi/Documents/2025%20RENTAL%20SAFETY%20APPLICATION.pdf
    Paper application, parcel ID fields, consent-to-inspect clause
    Verified: 2026-04-21
  5. 5
    Hagar Township — Point & Pay online payments
    https://client.pointandpay.net/web/HagarTownshipMIOnlinePayments
    Credit/debit/eCheck payment processor for permits and rentals
    Verified: 2026-04-21
  6. 6
    Hagar Township — Rental Ordinance FAQ
    https://cms8.revize.com/revize/hagarmi/RENTAL%20FAQ.pdf
    Application windows, scheduling lag, Point & Pay, fireworks reference
    Verified: 2026-04-21
  7. 7
    Hagar Township — Rental Inspection Checklist
    https://cms8.revize.com/revize/hagarmi/Documents/Rental%20Inspection%20Checklist.pdf
    Items inspectors verify
    Verified: 2026-04-21
  8. 8
    Hagar Township — Rental Good Neighbor Guidelines (rev. 5/8/23)
    https://cms8.revize.com/revize/hagarmi/RENTAL%20GOOD%20NEIGHBOR%20GUIDELINES%20rev%2005_08_23.pdf
    Noise, parking, pets, events, pointers to ordinances #72 and #35
    Verified: 2026-04-21
  9. 9
    Hagar Township — Anti-Noise & Public Nuisance Ordinance #72
    https://hagartwpmi.documents-on-demand.com/?l=fefacc00f8e1e411b821001fbc00ed84&d=c2f20eff02d5eb11a340000c29a59557
    Codified quiet-hours and nuisance rule
    Verified: 2026-04-21
  10. 10
    Hagar Township — Outdoor Burning Ordinance #35 (Part 93)
    https://hagartwpmi.documents-on-demand.com/?l=fefacc00f8e1e411b821001fbc00ed84&d=00ff80c908d5eb11a340000c29a59557
    Regulates outdoor burning; verify current burn status
    Verified: 2026-04-21
  11. 11
    Hagar Township — Zoning & Ordinance Enforcement page
    http://www.hagartownship.gov/departments/zoning.php
    Zoning Admin (Mark Toncray) and Ordinance Officer (William Tucker) contact info
    Verified: 2026-04-21
  12. 12
    Michigan Legislature — A Practical Guide for Tenants & Landlords
    https://www.legislature.mi.gov/publications/tenantlandlord.pdf
    Statewide landlord-tenant law, leases, eviction process
    Verified: 2026-04-21
  13. 13
    Berrien County — On-Site Septic program
    https://www.berriencounty.org/760/On-Site-Septic
    Septic permitting and inspections governing all Hagar parcels
    Verified: 2026-04-21
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.