13 Regent does not have a sump pump, and the building's basement flooding history makes that a real concern

13 Regent Street in Ann Arbor is a multi-unit rental building with a known basement water problem. The property has experienced flooding during heavy rain and spring snowmelt, particularly in the lower-level units. Because the building lacks a sump pump — a device that removes standing water from the basement — water management depends entirely on the building's drainage system and the landlord's response to active leaks.

If you live in a basement or ground-floor unit at 13 Regent, you should understand what that means for your lease, your security deposit, and your right to a habitable space. A missing sump pump is not automatically a lease violation, but it does shift the risk of water damage onto you unless your lease and local law protect you.

Key Takeaways

  • 13 Regent Street has no sump pump, and the building has a documented history of basement water intrusion during heavy rain.
  • Ann Arbor rental law requires landlords to maintain premises in a condition fit for occupancy, which includes addressing water damage that makes a unit uninhabitable.
  • Water damage to your belongings is typically not the landlord's responsibility unless the damage results from the landlord's failure to maintain the building or fix a known leak.
  • Renters in basement units should document the building's drainage condition before signing a lease and photograph any water damage when ready if it occurs.
  • If water damage makes your unit uninhabitable, you may have the right to break your lease or withhold rent under Michigan law, but you must follow proper notice procedures.

What Ann Arbor law says about water damage and habitability

Michigan's Residential Tenancies Act requires landlords to maintain rental property in a condition fit for occupancy. That includes keeping the building weathertight and addressing water intrusion that damages the unit or makes it unsafe to live in. A sump pump is not required by law — many older buildings in Ann Arbor do not have one — but the landlord must still prevent water from entering your living space.

The distinction matters: if water enters your basement unit because the building's foundation is cracked or the roof leaks, and the landlord knew about it or should have known about it, the landlord is responsible for the repair. If water enters because you left a window open or because the city's storm drains backed up during a once-in-fifty-year rain, the responsibility may fall on you or be shared.

Damage to your personal belongings — furniture, electronics, clothing — is almost never the landlord's responsibility, even if water entered through a building defect. Renters insurance covers that loss. But damage to the unit itself, and the cost of making it habitable again, is the landlord's obligation.

Why 13 Regent's lack of a sump pump matters in practice

A sump pump removes water that collects in a basement pit, pumping it away from the building before it can seep into living spaces. Without one, a building relies on its foundation, grading, and drainage system to keep water out. At 13 Regent, those systems have not been sufficient during heavy rain.

Tenants have reported water entering basement units after storms, pooling on floors, and damaging stored items. The building's age and location in Ann Arbor's downtown area — where the water table is high and storm drains can back up — make the problem worse. A landlord who chooses not to install a sump pump is accepting the risk that water will enter the building and is betting that the cost of repairs will be less than the cost of installation.

That bet does not protect you. If water damage occurs and makes your unit uninhabitable, you still have rights under Michigan law, even though the building lacks a sump pump.

What to do before signing a lease at 13 Regent

If you are considering a unit at 13 Regent, especially a basement or ground-floor unit, visit the building after rain or during spring snowmelt if possible. Look for water stains on walls, a musty smell, efflorescence (white mineral deposits on concrete), or active moisture. Ask the landlord or property manager directly: "Has water entered this unit? When? How often?" Request their answer in writing, or send an email confirming what they told you.

Check your lease for language about water damage and the landlord's responsibility. A lease that says "tenant assumes all risk of water damage" is not enforceable in Michigan if the water damage results from the landlord's failure to maintain the building, but having clear language in writing protects you later. Ask whether the building has a sump pump, and if not, ask what drainage system is in place and how often it has failed.

Take photographs of the unit's condition before you move in, including the basement or any areas prone to moisture. This creates a record of what you accepted when you signed the lease.

What to do if water enters your unit

Document the damage when ready. Take photographs and video of standing water, wet walls, damaged items, and the date and time. Do not throw away damaged belongings — keep them for your insurance claim. Write down the weather conditions: how much rain fell, how long it rained, whether it was unusual for the season.

Notify the landlord in writing — email is fine, but text message is better because it creates a time-stamped record. Say: "Water entered my unit on [date] at [time]. I am documenting this as notice of a maintenance issue." Do not wait for the landlord to respond before taking action to prevent further damage. Move items away from wet areas, open windows if weather permits, and run a dehumidifier if you have one.

If the water damage makes the unit uninhabitable — meaning you cannot safely live there because of mold, electrical hazard, or structural damage — you have the right to withhold rent or break your lease under Michigan law. But you must follow the proper procedure: give the landlord written notice of the problem and a reasonable time to fix it (usually 7 days), and only then withhold rent or move out. Consult a tenant rights organization or attorney before taking this step, because the procedure has strict requirements.

Renters insurance and what it covers

Renters insurance covers your personal belongings if they are damaged by water, but only if the water damage is sudden and accidental — not gradual seepage or flooding that you should have known about. If water enters your unit at 13 Regent, your renters policy will likely cover your furniture, electronics, and clothing, but not the building itself or the cost of repairs to the unit.

Renters insurance also covers liability if someone is injured in your unit, and it covers temporary housing if your unit becomes uninhabitable. The cost is usually $15 to $30 per month. If you live in a basement or ground-floor unit at a building with known water problems, renters insurance is not optional — it is essential.

Your options if water damage is a recurring problem

If water enters your unit more than once, or if the landlord refuses to address the problem, you have several paths. You can file a complaint with Ann Arbor's Housing Commission, which investigates violations of the city's rental housing code. You can contact the Washtenaw County Legal Aid office or the University of Michigan Law School's Community Legal Services clinic for free information on your rights. You can also consult a tenant rights attorney about whether you have grounds to break your lease or pursue damages.

Some tenants in older buildings with chronic water problems negotiate a rent reduction as compensation for the reduced habitability of the unit. This requires the landlord's agreement, but it is worth asking if the problem is ongoing and the landlord is not fixing it.

Frequently Asked Questions

Can I break my lease if 13 Regent has water damage?

Yes, but only if the water damage makes your unit uninhabitable and the landlord does not fix it within a reasonable time after written notice. You must follow Michigan's legal procedure: give written notice, wait 7 days, and then you may move out. Do not straightforward leave without following this process, or you may owe rent for the remainder of your lease.

Is the landlord required to install a sump pump?

No, Michigan law does not require sump pumps in rental buildings. But the landlord is required to keep the building weathertight and prevent water from entering your unit. If water enters because of a building defect, the landlord must fix it.

Will my renters insurance cover water damage from a basement flood?

Yes, renters insurance covers sudden water damage to your belongings, including basement flooding. It does not cover gradual seepage or damage that results from your own negligence. Check your policy's specific exclusions, because some policies limit coverage for basement water damage.

What should I ask the landlord before renting a basement unit at 13 Regent?

Ask whether water has entered the unit in the past, how often, and when. Ask what drainage system is in place and whether a sump pump exists. Request this information in writing. Visit the unit after rain if possible to check for moisture, stains, or smell.

Can I withhold rent if water damage makes my unit uninhabitable?

Yes, under Michigan law you may withhold rent if the landlord fails to maintain the unit in habitable condition. But you must give written notice first and allow the landlord time to repair it. Withholding rent without following this procedure can result in eviction. Consult a tenant rights organization before taking this step.