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Free Guide to Hiring a Real Estate Lawyer
Commercial real estate in Keego Harbor, Michigan is shaped by a mix of local zoning and land-use rules, state laws that govern real property transactions, and county-level practices for permitting and taxation. Keego Harbor is a small lakeside city with retail corridors, office buildings, and waterfront parcels that raise special regulatory questions. Whether you are buying, selling, leasing, developing, or financing commercial property in Keego Harbor, you will interact with municipal zoning and planning processes, state environmental and building rules, and local property tax systems.
Commercial real estate deals are complex and often involve substantial financial risk. Lawyers help protect your interests and reduce uncertainty. Common situations where you may need a lawyer include:
- Purchase and sale transactions - drafting and negotiating purchase agreements, reviewing title matters, structuring contingencies and escrow terms.
- Leasing - negotiating lease terms whether you are a landlord or tenant, addressing permitted uses, rent adjustments, maintenance, assignments and sublets, and default remedies.
- Zoning, land-use and permitting - pursuing rezoning, special land use permits, site-plan approval, and variances, and preparing for public hearings.
- Financing and securitization - reviewing loan documents, negotiating commercial mortgages, and handling lender rights and borrower protections.
- Title and survey issues - resolving easements, deed restrictions, recorded covenants, and boundary disputes.
- Environmental compliance - conducting due diligence for contamination risks, coordinating Phase I and II environmental assessments, and handling state permitting for shoreline, wetlands or hazardous materials.
- Construction and development - drafting construction contracts, addressing liens, delay claims, contractor disputes and performance bonds.
- Tax and assessment challenges - appealing property assessments, structuring tax incentives, and navigating local taxes.
- Dispute resolution - litigating or mediating breaches of contract, landlord-tenant disputes, boundary disputes, and other litigation.
This overview highlights the areas of law most relevant to commercial real estate in Keego Harbor. It is a summary and not a substitute for legal advice tailored to your situation.
- Zoning and land use - The city has zoning ordinances that control permitted uses, building size, setbacks, density, signage and parking. Proposed commercial uses to not conform to current zoning typically require approvals such as special land use permits, site-plan review, or variances from the zoning board of appeals.
- Building and construction permits - Commercial construction and renovation projects typically require building permits, electrical and plumbing permits, and inspections. Permits may be issued by the city or handled through county building departments depending on local arrangements. Compliance with the Michigan Building Code and local amendments is required.
- Environmental and waterfront regulation - Because Keego Harbor is on a lake system, waterfront and wetland regulations are particularly important. State agencies oversee shoreline permits, wetland protections, and activities that affect water quality. Projects near water or in regulated wetlands often require coordination with state environmental authorities.
- Property taxes and assessments - Property tax bills in Keego Harbor are set by Oakland County assessments and local millage rates. Commercial properties are assessed annually and owners may appeal assessments through the local review process or the Michigan tax tribunal.
- Landlord-tenant law - Commercial landlord-tenant relations are governed primarily by contract law rather than the more prescriptive residential statutes. Commercial leases are negotiated with more flexibility, but many default contract and tort rules apply.
- Easements, covenants and restrictions - Many commercial parcels have recorded easements or covenants that restrict use, access, parking, or development. These are binding on later owners unless formally released.
- Local ordinances - The city may also regulate signage, outdoor storage, signage illumination, noise, parking and stormwater control. Compliance with local codes is necessary to avoid fines or stop-work orders.
Start with due diligence: obtain a current title search and title insurance commitment, get a boundary survey, order a Phase I environmental site assessment if there is any contamination risk, confirm zoning and permitted use with the city, check utility capacities and access, and review current leases or occupancy. Have a lawyer review the purchase agreement and coordinate contingencies and closing mechanics.
Check the propertys zoning designation and permitted uses in the citys zoning ordinance. If your use is not permitted, you may need a variance, special land use permit, or rezoning. A land-use attorney or a planning consultant can help prepare applications and represent you at public hearings.
Yes. A current ALTA or boundary survey identifies encroachments and easements that affect development plans. Title insurance protects against hidden title defects, liens, or invalid recordings. Most lenders also require title insurance as a condition of financing.
Yes. Proximity to lakes and wetlands increases the chance that state environmental permits will be required for shoreline work, bulkheads, dredging, or stormwater changes. Environmental due diligence can identify contamination risks from past uses and clarify permit needs.
Commercial leases are primarily governed by contract terms negotiated by the parties. They often allocate repair and maintenance responsibilities, utilities, taxes, and insurance differently than residential leases. Remedies for default, options to renew, and assignment provisions are also negotiated specifically for commercial needs.
Typical permits include building permits, mechanical, plumbing and electrical permits, and possibly site work or grading permits. If work affects stormwater, wetlands or shoreline, additional environmental permits may be required. Always verify permit requirements with the city or county building department before starting work.
Begin by reviewing the assessment details and comparable property assessments. You may file a protest or appeal with the local assessment review authority and, if necessary, proceed to the Michigan tax tribunal. An attorney or appraiser can help prepare valuation evidence and represent you in appeals.
Common disputes include defects in title, survey boundary issues, undisclosed environmental contamination, breaches of purchase or construction contracts, failure to obtain permits, and landlord-tenant disagreements over maintenance, rent, or lease interpretation. Many disputes can be minimized through careful contract drafting and thorough due diligence.
A Letter of Intent, or LOI, can clarify major deal terms like price, payment structure, timelines, closing conditions, and exclusivity while parties complete due diligence. An LOI may be nonbinding except for specific clauses such as confidentiality or exclusivity, so have a lawyer draft or review it to ensure your expectations are protected.
Look for an attorney with experience in commercial transactions, zoning and land use, environmental law, or litigation depending on your needs. Ask for references, examples of similar matters handled, fee structures and whether they work with local planners, surveyors, and environmental consultants. Local bar associations and business organizations can provide referrals.
Below are public bodies and organizations commonly involved in commercial real estate matters in and around Keego Harbor:
- Keego Harbor city offices - planning, zoning and building departments for local ordinances, permits, and site plan procedures.
- Oakland County Register of Deeds - for recorded deeds, easements and other public records affecting title.
- Oakland County Treasurer and local assessing office - for property tax information, payment and appeals.
- Michigan Department of Environment, Great Lakes and Energy - for environmental permits, wetland and shoreline regulations.
- Michigan Department of Licensing and Regulatory Affairs - for business licensing and building code resources.
- Michigan Economic Development Corporation and the U.S. Small Business Administration - for business development support and incentives that may affect site selection or financing.
- Michigan Bar Association and local real estate attorney networks - for help finding qualified counsel.
- Local commercial real estate brokers and the local board of realtors - for market data, comparable sales and leasing expertise.
If you need legal assistance with commercial real estate in Keego Harbor, follow these practical next steps:
- Gather basic documents - compile deeds, current leases, surveys, tax bills, and any existing environmental or inspection reports.
- Prepare a clear summary of your objective - buying, leasing, development, or dispute resolution, and note any deadlines or financing contingencies.
- Schedule an initial consultation with a local commercial real estate attorney - bring your documents and be prepared to discuss timing, budget and key risks. Ask about experience, conflicts, likely issues, estimated fees and how the attorney handles outside consultants.
- Order core due diligence early - title search, survey and Phase I environmental assessment are common starting points that drive contract contingencies and negotiations.
- Plan for permitting and public hearings - if your project needs zoning approvals or site-plan review, build time into your schedule for notices, public comment periods and possible revisions.
- Budget for contingencies - include allowances for unexpected site issues, permit conditions, or remediation work when planning financing or making offers.
- Use written agreements - confirm negotiated terms in a detailed purchase agreement, lease or development contract and rely on attorneys to draft clear closing and post-closing provisions.
Commercial real estate transactions are high-stakes and locally specific. Early legal involvement, thorough due diligence, and clear communication with local officials and advisors will reduce surprises and help you achieve a successful outcome.
