South Haven

539 Phoenix Street, South Haven, MI 49090

Directions

City Zoning Map (PDF)Zoning Ordinance (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 contested. The city operates a hard ratio cap of 1 STR per 4 housing units (approximately 20% of total stock) ^[1], with 550 STRs registered as of recent counts ^[2]. New STR registrations have been under a moratorium that the City Council extended in February 2025 ^[3], and for the 2026 season the city authorized staff to issue conditional STR licenses (effective March 27, 2026) to clear a zoning-compliance backlog while a permanent overlay-district framework is debated ^[4]. 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 has been reached at roughly 550 active STRs ^[1] ^[2]. New STR registrations are under a Council-extended moratorium ^[3]; for 2026, staff may issue conditional licenses to existing applicants who completed zoning compliance review by the May 1 deadline ^[4]. Two STR sub-types: Personal (28 nights/year or fewer, $125 bi-annual fee) and Business (more than 28 nights/year, $600 annual fee plus $1M liability coverage) ^[6].

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)

STRs are regulated city-wide under Chapter 14, Article V of the City Code ^[5]; whether a specific parcel’s underlying zoning district allows residential dwelling use (and therefore STR use) is set by the City Zoning Ordinance. The city is currently developing a permanent STR overlay-district map; until that is adopted, the existing residential and mixed-use districts (including Central Business District, Transitional Neighborhood Edge, Waterfront Commercial, Mixed Use, and the residential R-classifications) are where STR activity is concentrated.

For any specific property: verify the parcel’s zoning district on the City Zoning Map below, then confirm STR eligibility (cap availability + zoning compliance) 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

New STR registrations remain restricted. The City Council extended the moratorium on new STR registrations in February 2025 ^[3]. For the 2026 season, the Council authorized staff to issue conditional STR licenses beginning March 27, 2026 to applicants who have submitted complete zoning compliance applications ^[4]. The 2026 application deadline was May 1, 2026.

STR applications are submitted to the City of South Haven Building Services Department, with separate zoning compliance review and licensing components ^[5]. Both must be complete before a permit is issued.

SubmissionCity Hall (539 Phoenix St) or via the documents-on-demand portal

Required steps(1) Zoning compliance review + fee, (2) STR licensing application + fee, (3) inspection

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

Insurance (Business STR)$1,000,000 liability coverage at time of application ^[7]

Inspection cycleBi-annual (Personal) or annual (Business) ^[6]

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

STR Application (Fillable PDF)STR Registration Page Call STR Coordinator

3 Fees & Penalties

The city operates a two-tier STR fee schedule based on rental volume ^[6].

Personal STR (28 nights/year or fewer)$125 bi-annually + bi-annual inspection

Business STR (more than 28 nights/year)$600 annually + annual inspection

First-time application fee (initial inspection)$250

Renewal fee$200

Re-inspection fee (after failed inspection)$100

Operating an STR without a valid permit 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].

Current Fee Schedule Email STR Coordinator

4 Inspections & Safety Requirements

All STRs require a city inspection before a permit is issued, with renewal inspections on a bi-annual (Personal STRs) or annual (Business STRs) cycle ^[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] and the city’s general nuisance, noise, and zoning provisions in addition to license terms.

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].
Local agent: Owners must designate a local agent who resides within 45 miles of the property and is reachable to respond to complaints ^[7].
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.

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 by six months 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 2026 deadline was May 1.
Permits do not transfer with a property sale. A buyer must apply on their own behalf, subject to cap availability and any moratorium restrictions in effect.

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.

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 & Overlay District (in development)

The City’s 2018 Master Plan ^[14] sets the policy framework for current zoning decisions. As of the moratorium discussions, the city is actively developing an STR overlay-district map intended to designate specific zones where short-term rentals are concentrated. Investors should monitor City Council and Planning Commission agendas for updates that could expand, restrict, or reshape STR eligibility.

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

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

Maps

City of South Haven Zoning Map

District boundaries (official PDF)

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

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