Rental Investment Guide

Oronoko Charter Township

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

Updated April 2026
📞
Township Office
(269) 471-2824
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Building Department (RSVP)
building@oronokotownship.org
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Directions
4583 E Snow Road, Berrien Springs, MI 49103
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Township Website
www.oronokotownship.org

Area Overview

Oronoko Charter Township is an inland Berrien County township that wraps around the Village of Berrien Springs and is home to Andrews University. Most of the township is platted rural-residential and agricultural, with a denser village-edge core that shares a joint Place-Based Code (M-139) with Berrien Springs. The investor profile is mixed: student-adjacent long-term rentals near the university, and a growing pocket of short-term rentals serving visitors to Andrews, the St. Joseph River corridor, and regional attractions.

Rentals — both short-term and long-term — are regulated under the Rental Safety Verification Program, Ordinance No. 101 (RSVP) [1]. Every rental dwelling unit must be registered with the Township, inspected, and hold a current permit before being offered for occupancy. Short-term rentals are split into two classes (Personal vs. Business) with different fee cycles. Zoning compliance is a separate requirement and is enforced by the Township Zoning Administrator under the 2011 Zoning Ordinance (as amended through 2/9/2021) [2] and, for properties inside the joint village/township code area, the BSOT Place-Based Code M-139 [3].

Quick Status Summary

Short-Term Rentals LIMITED

Allowed township-wide with registration, inspection, and a permit under the Rental Safety Verification Program (Ord. 101). Short-term rentals are classified as either Personal (owner-occupied 9+ months/year; bi-annual fee) or Business (any other STR; $300/year). A local short-term rental agent able to be on-site within 1 hour is required. Zoning compliance is separately required.

Long-Term Rentals ALLOWED

Long-term rentals (30+ days) are allowed wherever residential dwelling use is permitted, but every rental dwelling unit must register under the RSVP (Ord. 101). Bi-annual registration and inspection: $100 per building plus $20 per rental dwelling unit. Permits are valid two years from the date of the passing inspection.

Rental Regulations

1 Where STRs Are Allowed (Zoning)

Short-term rentals are regulated township-wide by the Rental Safety Verification Program (Ord. 101), but zoning compliance is a separate hurdle and varies by parcel. Ordinance 101 expressly states that nothing in it excuses compliance with zoning requirements [1].

The 2011 Zoning Ordinance (as amended through 2/9/2021) lists these districts: A-R Agricultural/Residential, E-1 Estate Residential, R-1 Single-Family Residential, R-2 Single & Two-Family, R-3 General Residential, B Business, U-C University-College, M Manufacturing, and an F Floodplain Overlay. Properties within the shared village/township core are also subject to the joint BSOT Place-Based Code M-139 [2][3]. The zoning ordinance does not separately list "short-term rental" as a use — the closest enumerated uses are Bed & Breakfast and Resort, both treated as Special Land Uses with their own site and operating requirements [2].

For any specific parcel, verify the zoning district on the Township Zoning Map and confirm dwelling/STR use with the Zoning Administrator before underwriting.

Oronoko Charter Township Zoning Map

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

Submit an RSVP registration application to the Building Department and schedule a compliance inspection. Inspections for renewal must be scheduled no later than 15 days before the existing permit’s expiration [1].

Where to applyOronoko Charter Township Building Department, 4583 E Snow Road, Berrien Springs, MI 49103
Schedule inspectionOnline (Square-site scheduler) or call (269) 471-2824 ext. 15
Personal STR permit termBi-annual (valid 2 years from passing inspection) [1]
Business STR permit termAnnual (valid 1 year from inspection) [1]
TransferabilityPermit is tied to the property and owner; re-registration required on sale
Application contentsOwner and short-term rental agent identity & contact; emergency contact; number of off-street parking spaces for STR use; approximate number of days the owner intends to rent; compliance with zoning, building, construction, fire, and property maintenance codes
📅 Schedule Rental Inspection📧 Email Building Dept📞 (269) 471-2824
3 Fees & Penalties

The RSVP fee schedule is set inside Ord. 101 itself (with adjustments available by Township Board vote) [1]:

Personal STR (owner-occupied 9+ months)Bi-annual: $100 per building + $20 per rental dwelling unit
Business STR (any STR not qualifying as Personal)$300 per year
Re-inspection (complaint or violation)$50 per re-inspection, per inspector
Insurance requirement (STR)$50,000 per person per occurrence minimum liability [1]
Penalty for violationMisdemeanor on conviction or plea; permit may be revoked by the Zoning Board of Appeals [1]
Revocation impactNo new rental permit for the property for a period set by the ZBA
📄 RSVP Ordinance 101 (PDF)💳 Pay Online (Point & Pay)
4 Occupancy, Safety & Operating Rules

Maximum occupancy is driven by the International Fire Code as adopted by the Township: a minimum of 200 sq ft per occupant [1]. Occupants at least 24 months of age count toward occupancy; short-term visitors present between 8:00 a.m. and 11:00 p.m. who do not stay overnight are not counted as occupants [1].

Quiet hours11:00 p.m. – 7:00 a.m. (per Good Neighbor Guideline in Ord. 101); curfew violations may result in a fine [1]
ParkingLimited to the property’s off-street parking; street parking discouraged. The number of off-street STR parking spaces must be disclosed on the registration [1]
Self-inspection logShort-term rental owners/agents must complete and retain a self-inspection log after each guest turnover [1]
Good Neighbor GuidelineMust be provided to tenants; summarizes fireworks, noise, and neighbor-courtesy rules [1]
FireworksRegulated under Ordinance 75 as amended by Ordinance 103 [4][5]
📄 Fireworks Ord. 75📄 Fireworks Ord. 103 Amendment📄 RSVP Ord. 101 (Good Neighbor Guideline)
5 Short-Term Rental Agent Requirement

Every STR must designate a short-term rental agent able to be on-site within one (1) hour of the rental dwelling. The agent must reside or maintain a physical place of business within one-hour response distance [1]. An owner who meets the criteria may be the agent.

WhoIndividual authorized by the owner to respond to renters, neighbors, and Township representatives
Response timeOn-site within 1 hour [1]
Update obligationOwner must keep agent contact info and any agent changes current with the Township — failure to do so is a violation and may trigger revocation [1]
📄 RSVP Ord. 101 (Agent section)📧 Report Agent Change
6 Enforcement, Suspension & Revocation

Enforcement is handled by the Building Official and Zoning Administrator; revocation decisions run through the Zoning Board of Appeals. The Township may issue a Notice of Intent to Revoke, hold a ZBA hearing (owner may be represented by counsel or an agent), and then revoke the permit for a period set by the ZBA [1].

Provisional permitIf deficiencies do not render the unit uninhabitable, a provisional permit may be issued listing the items to correct and an expiration date [1]
Civil/criminal exposureAny violation is a misdemeanor on conviction or plea; re-inspection fees are in addition [1]
Registration without permitA unit cannot be occupied as a rental unless a current valid permit has been issued [1]
📄 RSVP Ord. 101 (Penalties)📧 Zoning Administrator
1 Where LTRs Are Allowed (Zoning)

Long-term rentals (30+ days) are allowed wherever residential dwelling use is permitted under the Zoning Ordinance [2]. The zoning districts are A-R (Agricultural/Residential), E-1 (Estate Residential), R-1 (Single-Family), R-2 (Single & Two-Family), R-3 (General Residential), B (Business, limited residential), U-C (University-College), M (Manufacturing), with an F Floodplain Overlay. Parcels inside the joint village/township core are also governed by the BSOT Place-Based Code M-139 [3].

For any specific parcel, verify the zoning district on the Township Zoning Map and confirm dwelling use with the Zoning Administrator.

Oronoko Charter Township Zoning Map

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

Every long-term rental dwelling unit in Oronoko must register under the RSVP (Ord. 101) and pass an inspection before being rented. Oronoko does not have a separate LTR-only ordinance — the same RSVP framework applies [1].

Where to applyBuilding Department, 4583 E Snow Road, Berrien Springs, MI 49103
Schedule inspectionOnline scheduler or (269) 471-2824 ext. 15
Permit termValid 2 years from the date of the passing inspection [1]
Renewal inspection windowOwner must schedule renewal inspection no later than 15 days before expiration [1]
Required contentsOwner and local agent contact; emergency contact; number and location of off-street parking spaces; smoke detector / egress / window / door compliance attestation
📅 Schedule Rental Inspection📧 Building Dept
3 Fees & Inspection Standards

LTR fees under the RSVP are bi-annual (every two years) [1]:

Single-family home$100 (bi-annual)
One side of a duplex$120 ($100 + $20)
Both sides of a duplex$140 ($100 + $40)
Apartment complex$100 + $20 × number of rental dwelling units (one building = one base fee)
Re-inspection$50 per re-inspection, per inspector
Inspection scopeInternational Property Maintenance Code (as adopted), International Fire Code, state construction code, smoke/CO alarms, egress, electrical, plumbing [1]
📄 RSVP Ord. 101 (Fee Schedule)📄 Building/Zoning Fee Schedule
4 Tenant Rights & Eviction Resources

Oronoko follows Michigan state landlord–tenant law for evictions, security deposits, and habitability. Evictions are filed in the Berrien County district court; non-payment cases require a 7-day Demand for Possession and habitability cases generally require 30 days’ notice under Michigan’s summary proceedings statute.

Security deposit cap1.5 months’ rent (MCL 554.602)
Notice: non-payment7-day Demand for Possession
Notice: termination of tenancy30 days minimum (month-to-month)
Self-help evictionsProhibited — lock-outs, utility shutoffs, and property removal must go through the court
📖 Michigan Legal Help — Housing🗺 Berrien County GIS

Official Resources

Ordinances
📜
Ord. 101 — Rental Safety Verification Program (RSVP)
Registration, inspection, permits, STR classes, Good Neighbor Guideline
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Zoning Ordinance (as amended through 2/9/2021)
Full zoning text — districts, uses, special land uses
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BSOT Joint Place-Based Code M-139
Joint Berrien Springs / Oronoko Twp village-core code
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Ord. 75 — Fireworks
Base fireworks ordinance
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Ord. 103 — Fireworks Amendment
Amends Ord. 75
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All Township Ordinances (index)
Full list with PDFs
Forms & Applications
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Schedule a Rental Inspection
Online scheduler (Square site)
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2021 Schedule of Building/Zoning Fees
Permit fees by type
Maps
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Township Zoning Map
Current zoning district boundaries (PDF)
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Township Map w/ Place-Based Code M-139
Zoning map overlaid with joint code area
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Berrien County GIS (Parcels)
Parcels, utilities, tax info
Portals & Lookups
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Point & Pay Online Payments
Pay RSVP fees, taxes, utilities
Contact & Directions
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Building Department — RSVP
Walter J. (Jim) Nelson, Building Official
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Zoning Administrator
T. Ryan Keough — zoning verification
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Township Office
(269) 471-2824 — Mon–Fri 8:30a–5:00p
Other Resources
🏛
Main Municipal Site
Oronoko Charter Township homepage
🚰
Berrien County — On-Site Septic
County health dept septic permits & info

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
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Thinking about an investment in Oronoko Charter Township?

I help investors and owners evaluate Berrien County rental rules, zoning, and the real cost of compliance — including inland townships like Oronoko where registration and inspection requirements catch people by surprise.

Schedule a Consultation Call (269) 235-9910

Sources & Downloads

  1. 1
    Oronoko Charter Township — Ordinance 101, Rental Safety Verification Program (RSVP)
    https://www.oronokotownship.org/RENTAL%20SAFETY%20VERIFICATION%20PROGRAM%20ORDINANCE%20101.pdf
    Governs registration, inspection, permits, Personal vs. Business STR classes, fees, Good Neighbor Guideline, penalties; adopted 2019.
    Verified: 2026-04-21
  2. 2
    Oronoko Charter Township — Zoning Ordinance (adopted 2/8/2011, amended through 2/9/2021)
    https://www.oronokotownship.org/Documents%20Center/Ordinance/adopted%20zoning%20ordinance%20through%2002.09.21.pdf
    Full zoning ordinance: districts (A-R, E-1, R-1, R-2, R-3, B, U-C, M, F overlay), use table, special land uses including Bed & Breakfast and Resort.
    Verified: 2026-04-21
  3. 3
    BSOT Joint Place-Based Code M-139 (amended 8/23/2022)
    https://www.oronokotownship.org/M139%20Place%20Based%20Code_Amended_082322.pdf
    Joint Berrien Springs / Oronoko Township place-based code governing the shared village-core area.
    Verified: 2026-04-21
  4. 4
    Oronoko Charter Township — Ordinance 75 (Fireworks)
    https://www.oronokotownship.org/Documents%20Center/Ordinance/ordinance75.pdf
    Base Township fireworks ordinance, referenced by RSVP Good Neighbor Guideline.
    Verified: 2026-04-21
  5. 5
    Oronoko Charter Township — Ordinance 103 (Fireworks Amendment)
    https://www.oronokotownship.org/ORDINANCE%20103.pdf
    Amends Ordinance 75.
    Verified: 2026-04-21
  6. 6
    Oronoko Charter Township — Building & Zoning Department Contacts
    https://www.oronokotownship.org/police/park___cemetery/building___zoning/index.php
    Building Official (Jim Nelson), Zoning Administrator (T. Ryan Keough), Schedule of Fees, contact numbers and emails.
    Verified: 2026-04-21
  7. 7
    Oronoko Charter Township — Ordinances Index
    https://www.oronokotownship.org/police/ordinance/index.php
    Master list of all Township ordinances with links.
    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.