Thinking about buying a second home in Empire or elsewhere in Leland Township and renting it part-time? Short-term rentals can offset costs and keep your place active when you are away, but the rules matter. A missed permit or zoning detail can derail your plans. In this guide, you’ll get clear definitions, the local steps to check, where to find official answers, and a practical checklist tailored to Leland Township and the Village of Empire. Let’s dive in.
What counts as a short-term rental
A short-term rental is typically a home rented for fewer than 30 consecutive days. Some local codes use terms like transient rental, vacation rental, or rental unit. The exact number of days and terms are local choices.
Many communities treat owner-occupied rentals differently than non-owner-occupied rentals. Bed and breakfast or lodging establishments are not the same as STRs and can trigger different health and safety rules if food or daily services are provided. The most important point is simple: definitions come from the local ordinance, so confirm how your property is classified before you advertise.
Zoning in Leland Township and Empire
Zoning is the first gate. Start by identifying your property’s zoning district and reading what the ordinance says about short-term or transient rentals. In some districts, STRs are permitted by right. In others, you may need a special or conditional use approval. Some districts may prohibit the use altogether.
Expect controls like occupancy limits, parking requirements, minimum stays, and rules for how you advertise. If your address is inside the Village of Empire, you will follow village rules. If you are in Leland Township outside the village, township rules apply. Always verify which jurisdiction covers your parcel.
Where to confirm zoning
- Use targeted searches like “Leland Township zoning ordinance,” “Leland Township zoning map PDF,” and “Leland Township short-term rental ordinance.”
- If you are in the Village of Empire, search for “Village of Empire short-term rental ordinance” and “Village of Empire zoning map.”
- Call the Township or Village Zoning Administrator to confirm your district and whether a conditional use permit is required.
Registration and permits
Many Michigan communities require STR owners to register, obtain an annual permit, and list the permit number in any online advertisement. Typical applications ask for owner contact details, a local agent for complaints, proof of insurance, and a fee.
Ask whether your specific property needs registration, a business license, or a conditional use approval. Clarify renewal timelines and what happens if the permit changes hands when you buy. Get answers in writing by email from the Clerk or Zoning office so you have a record at closing.
Safety and inspections
Life safety is nonnegotiable. You may need inspections or attestations for:
- Working smoke and carbon monoxide detectors in required locations
- Proper egress, clear exit routes, and posted occupancy limits
- At least one accessible fire extinguisher
If your home has a private septic or well, the county health department may review system capacity, recent service records, or permits. Occupancy may be limited by the septic’s design. Plan for compliance early so you can budget for upgrades if needed.
Taxes to plan for
Short-term lodging typically triggers state sales or use tax in Michigan. Hosts are generally responsible for collecting and remitting it. Local lodging or bed taxes may also apply at the county or municipal level. Confirm current rates and procedures with the Michigan Department of Treasury and the appropriate county or municipal finance office.
If you plan to rent as an investment, talk with a tax professional about entity formation and federal reporting. Some investors choose to form an LLC through Michigan’s state business portal. Your accountant can advise on deductions, depreciation, and how to handle mixed personal and rental use.
Private rules and enforcement
Even if the township or village allows STRs, private rules can override your plan. Homeowners’ associations and recorded covenants sometimes prohibit or limit short-term rentals. Get the full set of HOA documents and recorded restrictions during your contingency period.
Municipalities enforce their ordinances through fines, permit suspension or revocation, and nuisance abatement. Operating without the required approvals can result in penalties and being ordered to stop renting. Keep your paperwork current and follow occupancy, parking, and noise standards.
Due diligence checklist
Use this step-by-step approach as you evaluate any Empire or Leland Township property for short-term rental potential.
Before you make an offer
- Verify the property’s zoning district and read the relevant ordinance section for transient or short-term rentals.
- Ask the seller for any existing STR registrations or permits and related correspondence from the township or village.
- Obtain HOA covenants and rules and confirm whether STRs are allowed.
- Review recent township or village meeting minutes for pending changes to STR policy.
- Request the septic inspection report and well permits, and ask about tank age, service history, and capacity versus planned guest load.
- Confirm access and parking, road maintenance, and snow removal responsibilities.
Before closing
- Confirm with the township or village if a new owner must reapply or transfer an STR permit, including timelines and fees.
- Verify tax obligations: state sales tax registration and any local lodging or bed tax registration.
- Get written confirmation from zoning, building, and finance offices about required permits and known restrictions.
- Review insurance options with a carrier familiar with vacation rentals and obtain proper coverage.
Operational checks
- Identify required safety features and inspections for smoke and CO alarms, egress, extinguishers, and posted occupancy.
- Establish a local contact or property manager for guest issues and emergency response if required by the municipality.
- Plan for nuisance prevention: quiet hours, parking guidance, trash schedules, and maximum occupancy rules.
- Budget for fees, transient taxes, utilities, cleaning, and seasonal maintenance.
Red flags
- Any open code enforcement cases tied to the property.
- HOA rules that prohibit or limit STRs.
- Septic size or age that seems inadequate for expected guest occupancy.
- New or pending ordinances or moratoria that could change permit availability.
Empire vs. township differences
Rules vary by jurisdiction, even within the same county. The Village of Empire has its own ordinances, maps, and permit processes, which can differ from Leland Township’s. Expect differences in occupancy formulas, parking requirements, minimum night stays, and advertising disclosures. Confirm which office governs your address, then follow that office’s checklist.
A simple launch path
- Confirm zoning and whether STRs are allowed in your district.
- Speak with the Clerk or Zoning Administrator about permits, fees, and inspection steps.
- Apply for required registrations or conditional use approvals.
- Schedule safety checks with the fire or building officials if needed.
- Register for applicable state and local lodging taxes and set up your collection process.
- Designate a local agent or property manager if required.
- Create house rules that reflect occupancy, parking, and trash standards.
- Add required permit numbers and disclosures to your listings.
Pro tips for smooth hosting
- Communicate early with neighbors about parking, quiet hours, and trash days.
- Equip the home with clear labeling, an emergency contact card, and a guest guide.
- In winter, schedule snow removal and keep exterior lighting reliable for safe access.
- Track expiration dates for permits, inspections, and tax filings in one calendar.
Work with a local guide
You do not need to navigate this alone. From verifying zoning and permits to assessing septic capacity and setting up a compliant launch plan, a local advisor can save you time and stress. If you are weighing homes in Empire, Leland, or anywhere in Leelanau County, let’s talk through options tailored to your goals and timeline.
Ready to explore properties or confirm a plan for your STR? Connect with Hillary Voight for a personalized consultation.
FAQs
What is a short-term rental in Leland Township?
- A short-term rental is generally a dwelling rented for fewer than 30 consecutive days, but definitions and thresholds are set locally, so confirm with the township.
Do I need a permit to rent in Empire?
- Many municipalities require registration or a permit and a posted permit number in listings; contact the Village of Empire Clerk or Zoning Administrator to confirm current requirements.
What safety features are required for STRs?
- Expect working smoke and CO alarms, adequate egress, fire extinguishers, and posted occupancy limits; inspections may be required by fire or building officials.
Do I have to collect taxes on bookings?
- Hosts typically must collect applicable state sales or use tax and any local lodging or bed taxes; confirm rates and procedures with the Michigan Department of Treasury and local finance offices.
Can the township stop my rental if I’m noncompliant?
- Yes. Municipalities can issue fines and require you to halt rentals for zoning or permit violations, so keep approvals current and follow occupancy, parking, and noise rules.
Will my homeowners insurance cover STR activity?
- Standard policies often exclude short-term rental use; ask your insurer about a rental endorsement or a separate policy designed for vacation rentals.
