When you step outside your apartment door, you expect a clear path—not a sheet of ice waiting to take you down. Yet every Michigan winter, countless tenants find themselves flat on the pavement, injured, scared, and wondering why something so dangerous was ignored. If you’ve suffered a slip-and-fall in your apartment complex, you’re likely feeling frustrated, embarrassed, maybe even angry. That makes sense. You trusted your landlord to keep your home safe.

Here’s the truth: icy walkways, unplowed parking lots, and untreated stairwells are not “just accidents.” They’re often the direct result of property owners cutting corners or failing to take basic steps to protect the people who live there.

Michigan winters are brutal—snowstorms, sudden freezes, lake-effect blizzards—but that doesn’t give landlords a free pass. In fact, that level of predictable winter weather puts more responsibility on property owners, not less. Still, many tenants feel stuck when their concerns are ignored or brushed off with excuses like “we’re working on it,” “it just snowed,” or “you should’ve been more careful.”

If that sounds familiar, know this: you are not alone, and you have rights. When a landlord neglects snow and ice removal, they put every resident at risk. And under Michigan law, you may be able to hold them accountable.

Michigan Law 101: Who Is Responsible for Snow & Ice at an Apartment Complex?

Under Michigan premises liability law, landlords and property owners have a legal duty to keep all common areas reasonably safe—especially during winter.

What counts as a “common area”?

These are places the apartment controls and tenants use collectively, including:

• Parking lots
• Sidewalks
• Entryways
• Exterior stairs
• Shared walk paths
• Breezeways
• Laundry room exterior steps
• Any place tenants must use to enter or exit the property

What about the “natural accumulation” rule?

Michigan historically recognized that snow and ice can accumulate naturally, making winter conditions tricky. But that didn’t mean landlords were automatically off the hook. Courts look at whether the landlord acted reasonably—did they salt, shovel, or address dangerous conditions within a reasonable timeframe? Did they create or worsen the hazard?

Reasonable Maintenance vs. Negligence

Reasonable maintenance means the landlord made a consistent, timely effort to keep walkways safe—salting after storms, plowing regularly, fixing drainage, and responding to complaints.

Negligence is the opposite. It includes ignoring known dangers, cutting back on snow removal services, or reacting slowly when hazardous ice forms.

The Open & Obvious Doctrine Has Shifted

In recent years, the Michigan Supreme Court has significantly limited how landlords use the “open and obvious” defense to dodge responsibility. That means renters now have stronger paths to recovery, even if the ice was visible.

What Counts as Landlord Negligence in a Winter Slip & Fall?

Many apartment slip-and-falls trace back to preventable landlord failures. Some of the most common forms of negligence include:

• Failing to plow or salt on time
  Letting snow or ice sit for hours—or days—creates dangerous conditions that put every tenant at risk.
• Ignoring reports of ice buildup
  When tenants notify management about a hazard and nothing changes, that’s negligence.
• Poor drainage or grading
  Melted snow that pools and refreezes, creating sheets of black ice, is often a sign of improper property maintenance.
• Broken gutters or downspouts
  Water leaking and freezing on walkways and stairs is an unnatural, landlord-created hazard.
• Insufficient lighting
  Dim or burned-out lights hide ice patches and make falls more likely.
• No snow-removal plan—or an unreliable contractor
  Landlords who fail to plan for winter or hire low-budget contractors put tenants at risk.
• Violating local snow removal ordinances
  Many Michigan cities require timely shoveling and salting. When landlords ignore the rules, tenants pay the price.

When the Snow Removal Company Is Also to Blame

Many Michigan landlords don’t handle snow and ice removal themselves. Instead, they outsource it to third-party plow and salt contractors—companies that promise to keep walkways clear and tenants safe. But when those contractors fail to show up on time, cut corners, or skip salting entirely, the danger lands squarely on you.

Shared Liability: It’s Not Just the Landlord

A winter slip-and-fall may involve negligence by:

• The apartment complex – for failing to supervise, enforce the contract, respond to complaints, or maintain safe conditions.
• The snow and ice removal contractor – for failing to plow, salt, or perform services they were paid to perform.

Michigan law recognizes that safety is a shared responsibility. If both the landlord and contractor dropped the ball, both can be held accountable.

Respondeat Superior

Sometimes, a company can be legally responsible for the negligent actions of the workers it hires. This is called respondeat superior, meaning an employer can be held liable when its employees fail to do their job safely.

Put simply:
If a snow-removal crew messes up, the contracting company can’t hide. They’re on the hook too.

What Tenants Must Prove: Building a Michigan Slip & Fall Case

There was a hazardous condition

Ice, packed snow, ridge ice, black ice, melt-refreeze conditions—anything that created an unsafe walkway, stairwell, or parking area.

The landlord knew or should have known about it

This doesn’t require a formal complaint. If the hazard existed long enough, if other tenants saw it, or if the weather obviously created it, the landlord may still be responsible.

They failed to act reasonably

Reasonable action means salting, shoveling, plowing, addressing drainage problems, investigating complaints, and following their own snow-removal policies.

The hazard caused your injury

Your fall must link directly to the unsafe condition.

You suffered real damages

This often includes:

• Medical bills
• Lost wages
• Pain and suffering
• Long-term physical limitations
• Emotional trauma

Key Evidence You Need to Protect Your Claim

• Photos or video of the ice hazard from multiple angles
• Weather reports documenting conditions on the day of your fall
• Maintenance logs or the absence of any logs
• Witness statements from neighbors who saw the ice or your fall
• Written complaints you or others made to management
• Medical records showing injuries and treatment
• Security camera footage
• Texts, emails, or messages proving the landlord ignored known issues

What to Do Immediately After a Slip & Fall in Your Apartment Complex

Document the scene

Take photos and videos of the ice, snow buildup, lighting, weather conditions, and the exact location of your fall.

Seek medical attention immediately

Delays give insurance companies ammunition to blame you or deny your injuries.

Report the injury in writing

Email or text your landlord or property management. Get proof the message was sent.

Don’t give recorded statements to insurance

Insurance adjusters want one thing: to minimize your claim. Don’t help them.

Save your shoes and clothing

They may become critical evidence later.

Contact an attorney before the landlord pressures you to settle

Management companies act fast to protect themselves. You deserve someone fighting just as hard for you.

You Deserve Safety. You Deserve Accountability.

A slip-and-fall on ice does not mean you’re at fault. You didn’t create the danger. You didn’t ignore the problem. And you didn’t choose to get hurt.

Landlords, property managers, and snow-removal contractors have legal obligations to keep residents safe. When they fail, they must be held responsible—because your safety matters, your recovery matters, and your rights matter.

If you’re hurting, scared about medical bills, or overwhelmed by a landlord who’s brushing you off, it’s time to reclaim your power and take the next step.

Contact Marko Law for a Free Case Evaluation

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