🏛️ Courthouse Information and Locations for Connecticut
Connecticut Eviction Laws: Notice Requirements, Process, and Timelines
Connecticut handles evictions through Superior Court Housing Session, a specialized court dedicated to landlord-tenant matters. Landlords must provide a 3-day notice for nonpayment of rent before filing, though the tenant has no right to cure by paying—the notice simply demands the tenant leave. Lease violations typically require a 15-day notice to quit. Connecticut offers moderate tenant protections including limits on security deposits and requirements for proper notice, but the process moves reasonably quickly once in court. Below you’ll find the key details every Connecticut landlord needs to know.
Connecticut Eviction Laws
Comprehensive guide to Connecticut's eviction process, including notice requirements, timelines, court procedures, costs, tenant protections, and landlord rights. Cases are typically filed in Superior Court - Housing Session.
⚡ Quick Overview
💰 Nonpayment of Rent
Connecticut is very tenant-friendly. Tenant has right to cure nonpayment within the notice period. Even after filing, tenant can pay rent owed plus court costs to stay (right of redemption). Housing Session courts handle most evictions with mediation focus.
📋 Lease Violation
Serious violations (nuisance, illegal activity) may have shorter notice. Repeated violations may result in non-curable termination.
📬 Service of Process
Must be served by state marshal. Strict service requirements.
🏛️ Court & Legal Information
Court mediation programs add time but often resolve cases. Hartford and New Haven have significant backlogs.
⚖️ Appeals & Post-Judgment
State marshal executes writ. Only marshal can physically remove tenant.
📦 Tenant Property & Abandonment
Landlord must store property and attempt notification. 15 days to claim.
🏦 Security Deposits
Must be held in escrow and return within 30 days with itemized statement. Interest must be paid to tenant annually.
💵 Late Fees
Cannot charge late fee before rent is 9 days late (monthly) or 4 days (weekly) per §47a-15a. Must be in lease.
🛡️ Tenant Protections
No state or local rent control. Some proposals under consideration.
🏙️ Local Overrides & City-Specific Rules
Housing court sessions handle most landlord-tenant matters.
Underground Landlord📝 Connecticut Eviction Process (Overview)
- Serve the required notice based on the eviction reason (nonpayment or lease violation).
- Wait for the notice period to expire. If tenant cures the issue (where allowed), the process stops.
- File an eviction case with the Superior Court - Housing Session. Pay the filing fee (~$175).
- Tenant is served with a summons and has the opportunity to respond.
- Attend the court hearing and present your case.
- If you prevail, obtain a writ of possession from the court.
- Law enforcement executes the writ and removes the tenant if necessary.
🏛️ Courthouse Information and Locations for Connecticut
📊 Data Confidence
ℹ️ Filing fees are approximate and may change - verify with local court clerk before filing | ℹ️ Eviction timelines are estimates - actual duration varies by county caseload, tenant response, and case complexity
Underground Landlord
Connecticut Evictions: Complete Landlord Guide (Updated January 2026)
Disclaimer: This article provides general information for educational purposes only and is not legal advice. Eviction procedures can vary, and Connecticut has expanded tenant protections in recent years. Consult a qualified Connecticut landlord-tenant attorney or local court for guidance on your specific situation.
Overview: How Evictions Work in Connecticut
Connecticut evictions are called “Summary Process” cases and are filed in Superior Court Housing Session—a specialized court dedicated to landlord-tenant matters. The process begins with a Notice to Quit, which must be served by a state marshal (landlords cannot serve it themselves). If the tenant does not comply, the landlord files a Summary Process complaint to formally begin the court case.
Connecticut law strictly prohibits self-help evictions. Landlords cannot change locks, shut off utilities, remove doors, or physically remove a tenant’s belongings without a court order. Only a state marshal can execute the final eviction after the court issues an execution for possession. Attempting self-help eviction can result in significant liability for the landlord.
Just Cause Protections in Connecticut
Connecticut provides “just cause” eviction protections for certain vulnerable tenants. Specifically, tenants who are 62 years of age or older, or who have a disability, and who live in buildings with 5 or more units cannot be evicted without cause. For these protected tenants, landlords must have a legally valid reason—such as nonpayment of rent or lease violations—to proceed with eviction.
For tenants without just cause protections, landlords may terminate the tenancy at the end of the lease term or during a month-to-month rental by following proper notice procedures.
Connecticut Eviction Notice Requirements
The type and length of notice depends on the reason for eviction. All notices must be served by a state marshal, constable (within their town), or an indifferent person—landlords cannot serve notices themselves.
- Nonpayment of rent (3-day notice to quit): Connecticut provides tenants with a 9-day grace period for monthly rentals (4 days for weekly rentals) before rent is considered late. After the grace period, landlords can serve a 3-day Notice to Quit requiring the tenant to pay in full or vacate. Important: The notice does not give the tenant a right to cure—it simply demands they leave. However, if the tenant pays in full before the landlord files the court case, the tenancy continues.
- Lease violations (15-day notice to quit): For violations such as unauthorized occupants, pets, property damage, or improper use of the premises, landlords must serve a 15-day Notice to Quit. This gives the tenant time to either remedy the violation or vacate.
- Illegal activity (3-day notice to quit): For serious illegal activity such as drug trafficking, prostitution, or illegal gambling, landlords can serve a 3-day Notice to Quit with no opportunity to cure. For prostitution or illegal gaming convictions, no notice is required at all.
- Lapse of time / end of lease (3-day notice to quit): When a lease has expired and the landlord does not wish to renew, a 3-day Notice to Quit for lapse of time is required. The notice must give the tenant at least until the end of the rental period they’ve already paid for.
- Serious nuisance: For conduct that constitutes a serious nuisance affecting the health, safety, or welfare of other tenants, a 3-day notice may be appropriate.
All notices must clearly state the reason for eviction, include the exact names and addresses of all adult occupants, and be properly served with proof of service retained.
Connecticut Eviction Process Timeline
Step 1 – Serve the Notice to Quit. The landlord arranges for a state marshal to serve the Notice to Quit on all adult occupants. The marshal will return the original notice with a completed return of service as proof.
Step 2 – File the Summary Process complaint. After the notice period expires and the tenant has not complied, the landlord files a Summary Process Summons and Complaint (Form JD-HM-9) with the appropriate Housing Session of Superior Court. The filing fee is $175. A Military Affidavit must also be completed and notarized.
Step 3 – Serve the Summons and Complaint. The court documents must be served by a state marshal or constable. The tenant receives a return date, typically 9 to 12 days after service.
Step 4 – Tenant files Appearance. The tenant must file an Appearance form with the court no more than two days after the return date to contest the eviction. If the tenant fails to appear, the landlord can seek a default judgment.
Step 5 – Court hearing or mediation. Connecticut emphasizes mediation in eviction cases, and many courts will attempt to help parties reach a settlement. If no agreement is reached, a hearing or trial is scheduled where both parties present evidence.
Step 6 – Judgment. If the landlord proves grounds for eviction, the court enters a judgment for immediate possession. There is an automatic 5-day stay (excluding Sundays and legal holidays) following the judgment before the execution can be issued.
Step 7 – Execution and marshal removal. After the stay period, the landlord obtains an execution for possession and delivers it to a state marshal. The marshal must give the tenant at least 24 hours’ notice before physically removing them from the property. Only the marshal can conduct the actual removal.
Stays of Execution
Connecticut law allows tenants to apply for stays of execution that can delay the actual removal for 3 to 6 months in certain circumstances. Courts may grant stays based on factors like the tenant’s efforts to find new housing, hardship, and other equitable considerations. This can significantly extend the eviction timeline.
Right to Counsel Program
Connecticut has implemented a Right to Counsel program that provides free legal representation to income-eligible tenants facing eviction. All eviction notices must include information about this program. The availability of free legal counsel can affect case timelines, as represented tenants are more likely to contest evictions and raise defenses.
Tenant Defenses and Common Landlord Mistakes
Tenants may raise various defenses in Connecticut eviction cases:
- Improper notice (wrong type, insufficient time, not served by marshal)
- Failure to maintain habitable premises (heat, plumbing, essential repairs)
- Retaliation for exercising legal rights or reporting code violations
- Discrimination based on protected class
- Acceptance of rent after serving notice without proper disclaimer
- Landlord lacks just cause (for protected tenants)
- Defects in the complaint or court filings
Important note on accepting rent: If a landlord accepts overdue rent after serving a termination notice, it may waive the right to evict unless the landlord included a disclaimer in the notice stating that acceptance does not waive the eviction. Always include this disclaimer language.
Connecticut Eviction Landscape (Late 2025–January 2026)
Connecticut continues to emphasize mediation and tenant protections in eviction cases. The UniteCT emergency rental assistance program closed to new applications in February 2025, meaning landlords and tenants must now seek alternative solutions for nonpayment issues.
The Right to Counsel program has expanded, providing more tenants access to free legal representation. Courts continue to closely scrutinize landlord compliance with notice requirements and procedural rules. Rising housing costs in metro areas like Hartford, New Haven, and Stamford contribute to ongoing eviction activity.
Best Practices for Connecticut Landlords
- Always use a state marshal to serve notices—never attempt to serve them yourself.
- Wait for the full grace period (9 days for monthly, 4 days for weekly) before serving nonpayment notices.
- Include all adult occupants by name on the Notice to Quit (use “John/Jane Doe” for unknown adults).
- Include a disclaimer that accepting rent does not waive your right to proceed with eviction.
- Keep detailed rent ledgers and copies of all lease documents and communications.
- Document lease violations with dated photos, written warnings, and witness statements.
- Determine if your tenant has just cause protections (age 62+, disabled, in buildings with 5+ units).
- Budget extra time for potential stays of execution and tenant defenses.
- Never attempt a self-help eviction—only a marshal can physically remove a tenant.
Quick Reference: Connecticut Eviction Rules
- Nonpayment of rent: 3-day notice to quit (after 9-day grace period for monthly tenants)
- Lease violations: 15-day notice to quit
- Illegal activity: 3-day notice to quit (no cure)
- End of lease: 3-day notice to quit for lapse of time
- Filing fee: $175
- Automatic stay after judgment: 5 days (excluding Sundays/holidays)
- Additional stays possible: 3–6 months
- Marshal’s 24-hour notice required before physical removal
- Service: State marshal required for all notices and court documents