Rental Investment Guide

Decatur

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

Updated May 2026
📞
Village Hall
269-423-6114
📧
Clerk/Treasurer
mduncan@decaturmi.us
🗺
Directions
114 N. Phelps Street, Decatur, MI 49045
🌐
Village Website
www.decaturmi.org

Area Overview

The Village of Decatur is an incorporated general-law village in Van Buren County, Michigan, situated within Decatur and Hamilton Townships about 30 miles west of Kalamazoo. With a population of roughly 1,651 (2020 census), it operates a small downtown along Phelps Street with its own water and sewer utilities, police department, and fire department. Building, zoning, and inspection services are administered through SAFEbuilt under contract with the Village [1].

Long-term rental activity in the Village is regulated under Ordinance 2024-001 B, the Rental Housing Licensing Ordinance, which requires annual registration and biennial inspections of every rental dwelling unit [2]. Short-term rental activity (rentals of 30 days or less) was formally addressed in 2025 when the Village adopted Ordinance 2025-003, amending the Zoning Ordinance to define and permit STRs as a residential accessory use [3]. As of May 2026, the standalone Short-Term Rental Units operating ordinance referenced in that zoning amendment has not been published in the Village’s online ordinance library; intending STR operators should confirm current operating, permit, and fee requirements directly with the Village Clerk before listing.

Quick Status Summary

Short-Term Rentals CONDITIONAL

STRs (rentals of 30 days or less) are permitted as a residential accessory use in single-family, two-family, multi-family with 3 or 4 units, and all-condominium multi-family dwellings under Zoning Ordinance Sec. 42-20 (added by Ord. 2025-003) [3]. Operations are subject to a separate Village Short-Term Rental Units Ordinance referenced in the zoning amendment but not yet posted publicly. Off-street parking is required and parking on adjacent public streets is prohibited [3]. Verify current operating-permit requirements with the Village Clerk before listing.

Long-Term Rentals ALLOWED

Long-term rentals (non-owner-occupied dwelling units) are permitted village-wide subject to annual licensing under Ord. 2024-001 B [2]. $25 per unit annual registration fee due by July 1, plus a tiered inspection fee charged on the biennial inspection cycle [4]. A local responsible agent is required if the owner does not reside within 50 miles of the Village limits [2].

Rental Regulations

1 Where STRs Are Allowed (Zoning)

Short-term rentals are permitted as a residential accessory use in single-family, two-family, multi-family dwellings with 3 or 4 units, and multi-family dwellings in which all units are individual condominium units under Zoning Ordinance Sec. 42-20, added by Ord. 2025-003 [3].

The zoning ordinance defines short-term rental activity as the rental of a dwelling unit for a term of not more than 30 consecutive days, and excludes transitional housing operated by nonprofits, group homes, hospitals, substance-abuse or mental-health facilities, and dwellings owned by a business and used by its employees [3].

For any specific parcel, verify the zoning district on the interactive zoning map below and confirm the use is permitted with the Zoning Administrator at SAFEbuilt before listing.

Village of Decatur — Interactive Zoning Map

Click to open the Village’s interactive ArcGIS zoning viewer.

🗺 Interactive Zoning Map📄 STR Zoning Ordinance (Ord. 2025-003)📞 Ask Zoning Admin (SAFEbuilt)
2 Registration & Permit Process
⚠ Operating ordinance not yet published online. The 2025 zoning amendment (Ord. 2025-003) references a separate “Village’s Short-Term Rental Units Ordinance (Ordinance #___)” that governs operating, permitting, and licensing requirements [3]. As of May 2026 that standalone ordinance is not posted to the Village’s online code library or document center, and Decatur is not listed in any public STR-permit portal. Confirm current STR operating-permit requirements, application forms, and fees directly with the Village Clerk before listing.

In the meantime, every dwelling unit operated as a non-owner-occupied rental — including a short-term rental — must also satisfy the Village’s general Rental Housing Licensing Ordinance (Ord. 2024-001 B): annual registration with the Village by July 1 and a biennial inspection by SAFEbuilt for compliance with the International Property Maintenance Code [2].

SubmissionIn person or by mail to Village Hall (114 N. Phelps St.)
Annual rental registration form2026 Annual Rental Registration
Renewal deadlineJuly 1 each year
New rental noticeWithin 30 days of first occupancy [5]
📄 Rental Registration Form📧 Email Village Clerk📞 Call Village Hall
3 Fees & Penalties

Until a standalone STR operating ordinance is published, an STR is treated as a registered rental dwelling unit and is subject to the same fee schedule as long-term rentals [4]:

Annual registration fee$25 per application
Biennial inspection (1-2 units / building)$250
Biennial inspection (3-4 units / building)$230
Late fee (after 15-day grace)$15 per day
Failure to schedule inspection / register new rental$100 each
Ticket writing & court activity$500
Ordinance violation — civil infractionUp to $500 per day per infraction [2]
📄 2025-2026 Fee Schedule📜 Inspection Fees Ord. 198
4 Inspections & Safety Requirements

Every registered rental unit — including units offered as short-term rentals — is inspected by SAFEbuilt, the Village’s building official, on a biennial cycle (every two years) for compliance with the International Property Maintenance Code [2]. The two-year clock begins after the unit passes its first inspection.

STRs additionally must comply with all applicable safety equipment, zoning, construction, fire, and housing/property maintenance code requirements per Sec. 42-20 [3], and with the Village’s Property Maintenance Code (Ord. 146) [6].

If an inspection discloses violations, the Building Official issues notices under the IPMC; a temporary Certificate of Compliance may be issued for non-hazardous violations and revoked if the owner fails to correct them. No rental unit may be occupied without a Certificate of Compliance [2].

🏗 SAFEbuilt Athens Office📧 Email SAFEbuilt📜 Property Maintenance Code
5 Operating Rules (Parking, Occupancy, Noise)

The STR zoning amendment (Ord. 2025-003) imposes a strict parking rule on STRs: no STR occupant or guest may park on public streets adjacent to the rental. Off-street spaces on the lot must be used; excess vehicles must use public parking lots or other permitted off-site locations [3].

STRs are also bound by the Village’s Noise Ordinance (Ord. 125) [7], the Disorderly Conduct Ordinance (Ord. 164) [8], and the Open Burning Ordinance (Ord. 199) [9]. The Property Maintenance Code (Ord. 146) governs ongoing condition and occupancy standards [6].

📜 Noise Ordinance📜 Disorderly Conduct📜 Parking Ordinance
6 Local Agent Requirement

If the property owner does not reside within 50 miles of the Village of Decatur limits, a responsible local agent must be designated in writing as legally responsible for operating the rental in compliance with Village codes [2]. The agent must reside in Michigan and within 50 miles of the Village. All official notices issued to the agent are deemed issued to the owner.

For STRs in particular, this is the contact who fields complaints from neighbors and the Police Department; designating someone responsive locally is the practical equivalent of a 24-hour contact requirement.

📞 Village Hall: 269-423-6114📜 Ord. 2024-001 B (Local Agent Sec.)
1 Where LTRs Are Allowed (Zoning)

Long-term rentals (rentals of more than 30 days, including unfurnished annual leases) are permitted village-wide wherever the underlying parcel is zoned for residential dwelling use under the Zoning Ordinance (Ord. 202) [10]. There is no separate zoning category for long-term rentals — they follow the same residential-dwelling rules as owner-occupied homes.

The 2025 zoning amendment (Ord. 2025-003) created a special accessory-use category for short-term rentals only; LTRs are unaffected by that change [3]. For any commercial, mixed-use, or non-residential-zoned parcel, confirm the dwelling use is permitted by right (or grandfathered) with the Zoning Administrator before signing a lease commitment.

Village of Decatur — Interactive Zoning Map

Click to open the Village’s interactive ArcGIS zoning viewer.

🗺 Interactive Zoning Map📄 Zoning Ordinance (Ord. 202)📞 Ask Zoning Admin (SAFEbuilt)
2 Annual Registration & Inspection Program

Submit the Annual Rental Property Registration form by mail or in person to Village Hall (114 N. Phelps St.) by July 1 each year. Registration is required for every non-owner-occupied dwelling unit under Ord. 2024-001 B [2]. New rentals must be registered within 30 days of first occupancy.

The form requires: parcel address and tax ID, owner contact info, local agent contact info, number and type of units, and current tenant name [5]. Each parcel must be registered separately when an owner holds multiple parcels.

Form2026 Annual Rental Registration (PDF)
SubmissionBy mail or in person to Village Hall, 114 N. Phelps St.
Annual deadlineJuly 1
Inspection cycleBiennial (every 2 years) by SAFEbuilt [2]
Sale or transferNew owner must re-license within 30 days [2]
📄 Registration Form📜 Rental Licensing Ord. 2024-001 B🗺 Directions to Village Hall
3 Fees & Penalties

Per the 2025-2026 fee schedule [4]:

Annual registration fee$25 per application
Biennial inspection — 1-2 units per building on parcel$250
Biennial inspection — 3-4 units per building$230
Biennial inspection — 5-11 units per building$200
Biennial inspection — 12-20 units per building$180
Biennial inspection — 21+ units per building$150
Late fee (after 15-day grace)$15 per day
Non-registration / failure-to-schedule enforcement$50-$100
Failure to pay reinspection$100
Ticket writing & court activity$500
Operating without a license — civil infractionUp to $500 per day per infraction [2]
📄 2025-2026 Fee Schedule📜 Inspection Fees Ord. 198
4 Inspections & Safety Requirements

Inspections are conducted by SAFEbuilt (the Village’s contract Building Official) under the International Property Maintenance Code or any successor code adopted by Council [2]. Parcels with 6 or fewer rental units are inspected biennially; parcels with more than 6 units have at least 7 units inspected, plus 10% of units over 6, every year [2].

The Building Official will give written first-class-mail notice at least 10 days before a scheduled inspection. The Official may also inspect on:

  • Written, signed, dated complaint from owner, occupant, or other individual
  • Police or other agency referral
  • Probable cause from an exterior survey
  • Information that a unit is not registered as required

If a violation is found, the owner receives notices under the IPMC. A temporary Certificate of Compliance may be issued for non-hazardous violations; no rental unit may be occupied without a Certificate of Compliance [2].

🏗 SAFEbuilt Athens Office📞 Building Official: 269-729-9244📜 Property Maintenance Code
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, and the eviction process [11]. These rules apply equally in the Village of Decatur and are not modified by local ordinance.

Eviction cases in Decatur are heard at the Van Buren County Trial Court (7th Circuit / 36th Circuit Court). The Michigan Department of Health and Human Services administers state rental-assistance programs that can be accessed through MDHHS Van Buren County [12].

📄 Tenants & Landlords Practical Guide🏛 Van Buren County

Official Resources

Ordinances
📜
Ord. 2024-001 B — Rental Housing Licensing
Adopted 5/6/2024 — LTR registration & inspection
📜
Ord. 2025-003 — STR Zoning Amendment
Defines & permits STRs as accessory use
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Zoning Ordinance (Ord. 202)
Full Village zoning code
📜
Property Maintenance Code (Ord. 146)
IPMC adoption
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Noise Ordinance (Ord. 125)
Village noise rules
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Disorderly Conduct (Ord. 164)
Public-conduct rules
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Parking Ordinance (Ord. 175)
On-street parking rules
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Inspection Fees (Ord. 198)
Authorizes inspection-fee schedule
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Open Burning (Ord. 199)
Burn permit & restrictions
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Anti-Blight (Ord. 190)
Blight & nuisance enforcement
Forms & Applications
📋
2026 Annual Rental Registration
PDF — mail or in-person
📋
Zoning Permit Application
Required for use changes
📋
Building Permit Application (SAFEbuilt)
PDF — email to athensmi@safebuilt.com
📋
2025-2026 Fee Schedule
Rental, zoning, building fees
Maps
🗺
Village of Decatur Interactive Zoning Map
ArcGIS web viewer
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Zoning Map Page
Village zoning page
🗺
Van Buren County Interactive Maps
Parcels, taxes, ownership info
Portals & Lookups
🔍
Municode — Village of Decatur Code
Full searchable Code of Ordinances
🔍
Municode — Chapter 42 Zoning
Codified zoning chapter
Contact & Directions
📞
Village Hall
269-423-6114
📧
Clerk/Treasurer (Megan Duncan)
mduncan@decaturmi.us
📞
SAFEbuilt — Building & Zoning
269-729-9244
📧
SAFEbuilt Athens Office
athensmi@safebuilt.com
🗺
Directions to Village Hall
114 N. Phelps St., Decatur
🌐
Village of Decatur Website
Main municipal site

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 — Van Buren County

Every municipality in Van Buren County. Click any to view its rental guide — or request one if it’s not yet live. View the Van Buren County hub →

STRs Allowed
STRs Capped/Limited
STRs Heavily Restricted
STRs Not Allowed
Unverified
Guide Coming Soon

Looking at a property in a different county? View all Southwest Michigan rental guides →

Buying, selling, or investing in Decatur Village?

Decatur sits between Lake of the Woods, Hamilton Township, and downstate Kalamazoo — a small downtown with year-round LTR demand and an emerging STR framework. I help investors and homeowners navigate the rental rules so you can underwrite each property against the actual permitting requirements.

Schedule a Consultation Call (269) 235-9910

Sources & Downloads

  1. 1
    Village of Decatur — Building Department / SAFEbuilt partnership https://decaturmi.org/departments/building_department/index.php
    Confirms SAFEbuilt as building/zoning official; lists Zoning Admin, Building Official, and Village Manager contacts.
    Verified: 2026-05-09
  2. 2
    Village of Decatur — Ord. 2024-001 B (Rental Housing Licensing) https://cms5.revize.com/revize/decatur/Ordinance%202024-001%20B%20Rentals%205-6-24%20%20SIGNED.pdf
    Adopted 5/6/2024. Annual registration, biennial inspection, $500/day civil infraction, local-agent rule, IPMC compliance.
    Verified: 2026-05-09
  3. 3
    Village of Decatur — Ord. 2025-003 (STR Zoning Amendment) https://cms5.revize.com/revize/decatur/Decatur%20-%20Short-term%20Rental%20Zoning%20Ordinance%20(clean%20copy).pdf
    Amends Sec. 42-9 definitions and adds Sec. 42-20. Permits STRs as residential accessory use in 1-4 unit dwellings and all-condo multi-family. Off-street parking required.
    Verified: 2026-05-09
  4. 4
    Village of Decatur — 2025-2026 Fee Schedule https://cms5.revize.com/revize/decatur/2025-2026%20Fee%20Schedule.pdf
    Tiered biennial rental inspection fees, $25 annual registration, $15/day late fee, enforcement charges.
    Verified: 2026-05-09
  5. 5
    Village of Decatur — 2026 Annual Rental Registration form https://cms5.revize.com/revize/decatur/2026%20Annual%20Rental%20Registration.pdf
    Form text confirms $25/yearly per unit, July 1 deadline, 30-day new-rental rule, registration per parcel.
    Verified: 2026-05-09
  6. 6
    Village of Decatur — Property Maintenance Code (Ord. 146) https://www.decaturmi.org/Document_Center/Forms/Ordinances/Ord-146-Property-Maintenance-Code.pdf
    Adopts IPMC for the Village.
    Verified: 2026-05-09
  7. 7
    Village of Decatur — Noise Ordinance (Ord. 125) https://www.decaturmi.org/Document_Center/Forms/Ordinances/Ord-125-Noise.pdf
    Village noise rules.
    Verified: 2026-05-09
  8. 8
    Village of Decatur — Disorderly Conduct (Ord. 164) https://www.decaturmi.org/Document_Center/Forms/Ordinances/Ord-164-Disorderly-Conduct.pdf
    Public-conduct rules applicable to STR & LTR guests.
    Verified: 2026-05-09
  9. 9
    Village of Decatur — Open Burning (Ord. 199) https://www.decaturmi.org/Document_Center/Forms/Ordinances/Ord-199-Open-Burning.pdf
    Burn permit and restrictions.
    Verified: 2026-05-09
  10. 10
    Village of Decatur — Zoning Ordinance (Ord. 202) https://cms5.revize.com/revize/decatur/Document_Center/Forms/Ordinances/ORD-202-Zoning-Ordinance-2.pdf
    Full Village zoning code; LTR/dwelling-use baseline.
    Verified: 2026-05-09
  11. 11
    Michigan Legislature — A Practical Guide for Tenants & Landlords https://www.legislature.mi.gov/publications/tenantlandlord.pdf
    Statewide landlord-tenant law, leases, eviction process.
    Verified: 2026-05-09
  12. 12
    Van Buren County https://www.vanburencountymi.gov/
    County government — court services, MDHHS, parcel data.
    Verified: 2026-05-09
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.