Higgins Lake Land Conservancy Short Term Rentals Position Statement July 2025
The proliferation of short-term-rentals (“STRs) nationally, within the state of Michigan, and most importantly to us, on Higgins Lake, has been alarming. The commercialization of quiet, residential Higgins Lake neighborhoods, by allowing short-term rentals, has the potential to forever change the character of this beautiful lake; a lake that has been enjoyed by generations of families. Neither investors, who purchase properties for the sole purpose of creating rental income, nor their renters, appreciate the fragile ecosystem they occupy. Indeed, the controversy generated by VRBO style operations has spawned litigation throughout the State of Michigan. State regulation of STRs seems unlikely as many attempts to do so have failed. It is not unreasonable to conclude that STRs are currently the single most litigated real estate issue in Michigan.
The Higgins Lake Land Conservancy (HLLC) appreciates that both Lyon and Gerrish Townships are sensitive to the topic and are willing to fill the regulatory void with local ordinances. That said, HLLC urges both townships to proceed cautiously and with an eye toward strongly protecting the rights of land owners living adjacent to STR operations as well as the ecosystem of the Higgins Lake Watershed. With that objective in mind, HLLC has the following recommendations regarding the permitting and regulation of STRs.
First and foremost, the HLLC proposes that Gerrish and Lyon Townships limit the number of STRs. Moreover, the townships need to take an accurate census of the number of STRs already in existence and should carefully consider the capacity each township has for a total number of permitted STRs. There are already a large number of properties operating as STRs. Those properties will likely claim they may continue to operate as a legal nonconforming use. In other words, given the number of STRs that are likely legal nonconforming, it may well be that there are already too many STRs at Higgins Lake.
Secondly, the HLLC proposes that lakefront STR’s should be restricted to two weeks of rental per season. We understand the financial need for some property owners have to generate rental income so as to allow the payment of property taxes and maintenance. However, unlimited, season long renting leads to the commercialization of residential properties and the degradation of both the quality of the lake and the surrounding neighborhoods.
Thirdly, the townships should require that only residents of the Roscommon County be allowed to own and operate an STR. This condition would insure that the owner is reasonably present to correct the bad behavior of his/her tenants. Heirs of STR properties could be exempt from this condition.
The HLLC recommends that the townships regulate the allowed STRs in a manner consistent with the health, safety and welfare of its citizenry as well as the overall health of the ecosystem. There should be occupancy limits, quiet hour limitations and limits on the number of vehicles and watercraft located on the premises of the STR at any one time. The regulatory ordinances should also make it clear that where private land use restrictions prohibit commercial activities or rental of premises, that the ordinance is subordinate to the private deed restriction. Of particular concern is restricting occupancy numbers to conform to the capacity of the on-site septic systems. Perhaps a periodic inspection program should be considered.
The HLLC also proposes that the townships require an annual license to operate a short-term rental property. A reasonable permit application fee should be assessed. The funds generated by the application fees should be used by the townships to enforce the various elements of the ordinances and to conduct annual inspections of the rental properties, including inspection of on-site waste water systems. The dollar amount of the application fee should be established with the goal of fully funding the inspection program.
As has been acknowledged in Michigan state-wide, short-term rentals create multiple unintended problems that often disturb neighborhoods zoned single family residential (R-1). While these issues may in the future be addressed by the state legislature, the HLLC believes that these problems must be currently addressed and regulated at the township level.
Higgins Lake Land Conservancy Short Term Rentals Position Statement July 2025
The proliferation of short-term-rentals (“STRs) nationally, within the state of Michigan, and most importantly to us, on Higgins Lake, has been alarming. The commercialization of quiet, residential Higgins Lake neighborhoods, by allowing short-term rentals, has the potential to forever change the character of this beautiful lake; a lake that has been enjoyed by generations of families. Neither investors, who purchase properties for the sole purpose of creating rental income, nor their renters, appreciate the fragile ecosystem they occupy. Indeed, the controversy generated by VRBO style operations has spawned litigation throughout the State of Michigan. State regulation of STRs seems unlikely as many attempts to do so have failed. It is not unreasonable to conclude that STRs are currently the single most litigated real estate issue in Michigan.
The Higgins Lake Land Conservancy (HLLC) appreciates that both Lyon and Gerrish Townships are sensitive to the topic and are willing to fill the regulatory void with local ordinances. That said, HLLC urges both townships to proceed cautiously and with an eye toward strongly protecting the rights of land owners living adjacent to STR operations as well as the ecosystem of the Higgins Lake Watershed. With that objective in mind, HLLC has the following recommendations regarding the permitting and regulation of STRs.
First and foremost, the HLLC proposes that Gerrish and Lyon Townships limit the number of STRs. Moreover, the townships need to take an accurate census of the number of STRs already in existence and should carefully consider the capacity each township has for a total number of permitted STRs. There are already a large number of properties operating as STRs. Those properties will likely claim they may continue to operate as a legal nonconforming use. In other words, given the number of STRs that are likely legal nonconforming, it may well be that there are already too many STRs at Higgins Lake.
Secondly, the HLLC proposes that lakefront STR’s should be restricted to two weeks of rental per season. We understand the financial need for some property owners have to generate rental income so as to allow the payment of property taxes and maintenance. However, unlimited, season long renting leads to the commercialization of residential properties and the degradation of both the quality of the lake and the surrounding neighborhoods.
The proliferation of short-term-rentals (“STRs) nationally, within the state of Michigan, and most importantly to us, on Higgins Lake, has been alarming. The commercialization of quiet, residential Higgins Lake neighborhoods, by allowing short-term rentals, has the potential to forever change the character of this beautiful lake; a lake that has been enjoyed by generations of families. Neither investors, who purchase properties for the sole purpose of creating rental income, nor their renters, appreciate the fragile ecosystem they occupy. Indeed, the controversy generated by VRBO style operations has spawned litigation throughout the State of Michigan. State regulation of STRs seems unlikely as many attempts to do so have failed. It is not unreasonable to conclude that STRs are currently the single most litigated real estate issue in Michigan.
The Higgins Lake Land Conservancy (HLLC) appreciates that both Lyon and Gerrish Townships are sensitive to the topic and are willing to fill the regulatory void with local ordinances. That said, HLLC urges both townships to proceed cautiously and with an eye toward strongly protecting the rights of land owners living adjacent to STR operations as well as the ecosystem of the Higgins Lake Watershed. With that objective in mind, HLLC has the following recommendations regarding the permitting and regulation of STRs.
First and foremost, the HLLC proposes that Gerrish and Lyon Townships limit the number of STRs. Moreover, the townships need to take an accurate census of the number of STRs already in existence and should carefully consider the capacity each township has for a total number of permitted STRs. There are already a large number of properties operating as STRs. Those properties will likely claim they may continue to operate as a legal nonconforming use. In other words, given the number of STRs that are likely legal nonconforming, it may well be that there are already too many STRs at Higgins Lake.
Secondly, the HLLC proposes that lakefront STR’s should be restricted to two weeks of rental per season. We understand the financial need for some property owners have to generate rental income so as to allow the payment of property taxes and maintenance. However, unlimited, season long renting leads to the commercialization of residential properties and the degradation of both the quality of the lake and the surrounding neighborhoods.
Thirdly, the townships should require that only residents of the Roscommon County be allowed to own and operate an STR. This condition would insure that the owner is reasonably present to correct the bad behavior of his/her tenants. Heirs of STR properties could be exempt from this condition.
The HLLC recommends that the townships regulate the allowed STRs in a manner consistent with the health, safety and welfare of its citizenry as well as the overall health of the ecosystem. There should be occupancy limits, quiet hour limitations and limits on the number of vehicles and watercraft located on the premises of the STR at any one time. The regulatory ordinances should also make it clear that where private land use restrictions prohibit commercial activities or rental of premises, that the ordinance is subordinate to the private deed restriction. Of particular concern is restricting occupancy numbers to conform to the capacity of the on-site septic systems. Perhaps a periodic inspection program should be considered.
The HLLC also proposes that the townships require an annual license to operate a short-term rental property. A reasonable permit application fee should be assessed. The funds generated by the application fees should be used by the townships to enforce the various elements of the ordinances and to conduct annual inspections of the rental properties, including inspection of on-site waste water systems. The dollar amount of the application fee should be established with the goal of fully funding the inspection program.
As has been acknowledged in Michigan state-wide, short-term rentals create multiple unintended problems that often disturb neighborhoods zoned single family residential (R-1). While these issues may in the future be addressed by the state legislature, the HLLC believes that these problems must be currently addressed and regulated at the township level.
Higgins Lake Land Conservancy Short Term Rentals Position Statement July 2025
The proliferation of short-term-rentals (“STRs) nationally, within the state of Michigan, and most importantly to us, on Higgins Lake, has been alarming. The commercialization of quiet, residential Higgins Lake neighborhoods, by allowing short-term rentals, has the potential to forever change the character of this beautiful lake; a lake that has been enjoyed by generations of families. Neither investors, who purchase properties for the sole purpose of creating rental income, nor their renters, appreciate the fragile ecosystem they occupy. Indeed, the controversy generated by VRBO style operations has spawned litigation throughout the State of Michigan. State regulation of STRs seems unlikely as many attempts to do so have failed. It is not unreasonable to conclude that STRs are currently the single most litigated real estate issue in Michigan.
The Higgins Lake Land Conservancy (HLLC) appreciates that both Lyon and Gerrish Townships are sensitive to the topic and are willing to fill the regulatory void with local ordinances. That said, HLLC urges both townships to proceed cautiously and with an eye toward strongly protecting the rights of land owners living adjacent to STR operations as well as the ecosystem of the Higgins Lake Watershed. With that objective in mind, HLLC has the following recommendations regarding the permitting and regulation of STRs.
First and foremost, the HLLC proposes that Gerrish and Lyon Townships limit the number of STRs. Moreover, the townships need to take an accurate census of the number of STRs already in existence and should carefully consider the capacity each township has for a total number of permitted STRs. There are already a large number of properties operating as STRs. Those properties will likely claim they may continue to operate as a legal nonconforming use. In other words, given the number of STRs that are likely legal nonconforming, it may well be that there are already too many STRs at Higgins Lake.
Secondly, the HLLC proposes that lakefront STR’s should be restricted to two weeks of rental per season. We understand the financial need for some property owners have to generate rental income so as to allow the payment of property taxes and maintenance. However, unlimited, season long renting leads to the commercialization of residential properties and the degradation of both the quality of the lake and the surrounding neighborhoods.
Your browser does not support viewing this document. Click here to download the document.