Unlivable Due To Noise And Vibration, Landlord Says It's “normal.”

Location: Michigan

I’m looking for advice about a rental situation involving extreme HVAC vibration and low-frequency noise that is making our apartment completely unlivable.

The situation:

The problem is that whenever other units’ HVAC systems turn on, the noise and low-frequency vibration travel straight through the ceilings and walls and spread into our living room, bedroom, and bathroom. When one unit’s system shuts off, another one starts, and sometimes several run at the same time, creating overlapping waves of resonance.

This unit had no previous tenants; we were the very first to move in, as the landlord also mentioned in their initial email to us. The HVAC systems for multiple units are installed directly on the roof above us. The noise is much louder in the hallway, and since our bedroom shares a wall with that hallway, the sound and vibration go directly into our bedroom.

Over the past four months, we have tried everything: moving our bed into the living room and even sleeping in our car on some nights, but nothing has helped.

This problem happens all day, all night, and in completely unpredictable patterns.

The constant noise, resonance, and sleep deprivation have pushed us into a state of extreme stress and exhaustion, and we can no longer endure this.

Attempts to fix it (Timeline):

7/15 – We moved into the unit.
7/16 (early morning) – Immediately reported severe noise and vibration.
7/16 – Management said they would send a technician.

~10 days later – A technician arrived but stayed for less than 3 minutes. No measurements, no testing, no observation of the issue.

Management later said they added vibration pads, but nothing changed. We reported it again.

Management then asked what else we “expected them to do” and told us that if we wanted to move out, we should email them. After we emailed, they presented the buy-out/default options for the first time.

During this period, we were dealing with personal difficulties and did not have the capacity to continue pushing, so we tried to endure the situation.

September–October – Noise decreased somewhat because fewer units were running HVAC.
Early November – As temperatures dropped, the noise and vibration returned even worse than during the summer. We reported it again.

A second technician was sent but again stayed under 3 minutes. When we showed him a video we had recorded, he told us that this was not something vibration pads could fix and that it appeared to be a structural resonance issue. He said he would report it to his company.

However, a few days later, management emailed us saying that the HVAC company determined everything was “normal,” there were no alternatives, and if we wanted to leave, we had to choose between the same two options.

We are now considering legal action.

What we have documented:

• Multiple videos clearly showing the noise and vibration
• dB meter readings taken while our own HVAC was turned OFF
(C-weighting mode repeatedly showing readings in the 70s)
• Several maintenance requests submitted
• Emails from management repeatedly stating “everything is normal”
• Medical visits documenting severe sleep disruption and related health impacts
• A leaking bathtub faucet that has gone unrepaired for almost two months, which we also plan to include if we pursue legal action

We also understand that in Michigan, landlords have a legal duty to maintain rental units in a condition fit for human habitation. We genuinely do not see how this situation meets that standard.

What the landlord told us:

According to management, we only have two options:

Option 1: A buy-out requiring 60 days’ notice and paying 17% of the total lease value
Option 2: A default move-out, where we leave but remain responsible for rent until they re-rent the unit, plus additional fees

They also mentioned a transfer option, but after everything we’ve experienced, we do not want to live in another property operated by the same company, and we also have no confidence that other floors or units would be free from similar issues or other structural problems. Additionally, transferring to another unit would increase our monthly rent by $200–$300 due to differences in room size and the remaining lease term, and there is no guarantee when such a unit would even become available.

Where we are now:

We have started calling local attorneys, but it has been very difficult to find anyone who represents tenants. One firm said they would get back to us, but we have no certainty, and this has been extremely discouraging. We are worried that we may not be able to secure legal representation at all.

Because we can no longer live here in any capacity, our tentative plan is to choose Option 2 (default move-out), leave the apartment, and then try to retain an attorney afterward.

But we are extremely worried:
• What if we cannot find an attorney?
• What if the landlord does not actively try to re-rent the unit?
• What if they delay on purpose and we are charged months of rent?

This could financially ruin us.

We feel completely trapped. We cannot stay here while waiting for legal help, but leaving also feels dangerous. We want to handle this responsibly, but every option feels risky. It feels deeply unfair to absorb such massive losses when this unit has been unlivable since the day we moved in.

Given everything described, what is the best thing we can do right now?

Any guidance or insight would mean more to us than we can express. We truly hope someone here can help us understand what to do next.