Key definitions: 'Action' includes recoupment, counterclaim, set-off, cause of action, and any other proceeding in which rights are determined, including an action for possession. 'Building and housing codes' means any law, ordinance, or governmental regulation concerning fitness for habitation or the construction, maintenance, operation, occupancy, use, or appearance of any premises or dwelling unit. 'Dwelling unit' means any house or building, or portion thereof, which is occupied, is designed to be occupied, or is rented, leased or hired out to be occupied, as a home or residence of one or more persons. 'Landlord' means the owner, lessor or sublessor of the dwelling unit, the building of which it is a part, or the premises. 'Owner' means one or more persons in whom is vested all or part of the legal title to property, or all or part of the beneficial ownership and a right to present use and enjoyment of the premises; includes a mortgagee in possession. 'Premises' means a dwelling unit and the structure of which it is a part, and facilities and appurtenances therein, and grounds, areas and facilities held out for the use of tenants generally or whose use is promised to the tenant. 'Rent' means all periodic payments to be made to the landlord under the rental agreement. 'Rental agreement' means all agreements, written or oral, and valid rules and regulations adopted under section 47a-9, embodying the terms and conditions concerning the use and occupancy of a dwelling unit or premises. 'Roomer' means a person occupying a dwelling unit which does not include a refrigerator, stove, kitchen sink, toilet AND shower or bathtub — one or more of these facilities are used in common with other occupants. 'Single-family residence' means a structure maintained and used as a single dwelling unit that has direct street access and does not share heating, hot water, or essential facilities with another dwelling unit. 'Tenant' means the lessee, sublessee or person entitled under a rental agreement to occupy a dwelling unit or premises to the exclusion of others. 'Tenement house' means any house or building rented to three or more families living independently, doing their cooking on the premises, with a common right in the halls, stairways or yards.
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Effective: and Chapter 832 (summary process/eviction). The 'roomer' definition triggers exceptions in cannabis and other provisions. The tenement house definition triggers availability of the receivership action.
Unless created to avoid the Act, the following arrangements are not governed by Chapter 830: (1) Residence at an institution incidental to detention or provision of medical, geriatric, educational, counseling, religious, or similar service; (2) Occupancy under a contract of sale if the occupant is the purchaser; (3) Occupancy by a member of a fraternal or social organization in a structure operated for that organization; (4) Transient occupancy in a hotel, motel, or similar lodging; (5) Occupancy by an owner of a condominium unit; (6) Occupancy by a personal care assistant employed by a person with a disability, provided dwelling space as a condition of employment. Transient occupancy rules: Occupancy under 30 days is transient UNLESS the unit is the occupant's primary residence from the beginning of occupancy. Occupancy of 30 days or more is NOT transient UNLESS the unit is not the occupant's primary residence AND the stay is under 90 days. A hotel guest using the room as their primary home is a statutory tenant from day one.
Landlord and tenant may include in a rental agreement any terms not prohibited by law. Rent is payable without demand or notice at the time and place agreed; unless otherwise agreed, periodic rent is payable at the beginning of any term of one month or less, and in equal monthly installments at the beginning of each month for longer terms. Upon receipt of cash payment, the landlord must provide a written receipt stating date, amount, and purpose. Unless the rental agreement fixes a definite term, the tenancy is month-to-month; if the tenant pays weekly rent, the tenancy is week-to-week. In the absence of any agreement, the tenant shall pay the fair rental value. Holding over after lease expiration is not evidence of any agreement for a further lease. Oral leases reserving a monthly rent with no agreed termination date are construed as leases for one month only. When renting a unit in a common interest community, written notice must be provided to the tenant before entering the rental agreement that the unit is in a common interest community.
When renting in a building required to have a fire sprinkler system, the landlord must include notice in the rental agreement of the existence or nonexistence of an operative fire sprinkler system, printed in not less than 12-point boldface type. If an operative system exists, the last date of maintenance and inspection must also be disclosed in the same typeface.
The following provisions are void and unenforceable in any residential rental agreement: (1) Waiver of any rights or remedies under Chapter 830 or applicable statutes/ordinances; (2) Authorization to confess judgment on a claim arising from the rental agreement; (3) Exculpation or limitation of landlord's liability, or indemnification of landlord; (4) Waiver of tenant's right to interest on the security deposit; (5) Permission for landlord to dispossess tenant without a court order; (6) Consent to distraint of tenant's property for rent; (7) Agreement to pay landlord's attorney fees exceeding 15% of any money judgment against the tenant; (8) Agreement to pay a late charge before expiration of the grace period, or to pay reduced rent if paid before the grace period expires; (9) Agreement to pay late charges exceeding the caps in section 47a-15a; (10) Agreement to pay a heat or utilities surcharge if heat or utilities is included in the rental agreement; (11) Electronic funds transfer (EFT) as the exclusive form of rent or security deposit payment (applies to leases executed on or after October 1, 2013).
A rental agreement shall not permit receipt of rent for any period during which the landlord has failed to comply with the habitability obligations of section 47a-7(a). This is the statutory basis for rent withholding when the landlord fails to maintain habitable conditions.
A landlord may not require electronic funds transfer (EFT) as the exclusive form of rent or security deposit payment. Applies to leases executed on or after October 1, 2013.
A landlord may demand from a prospective tenant only: a security deposit, first month's rent advance, key/equipment deposit, or a tenant screening fee. No other pre-tenancy fees or charges are permitted. No move-in or move-out fees of any kind may be charged. Maximum screening fee: $50 plus an annual CPI adjustment determined by the Commissioner of Housing each year. If a screening fee is charged, the landlord must provide: (1) a copy of the report (or instructions to obtain it if landlord is prohibited from copying), and (2) a copy of the receipt or invoice from the screening entity. Effective October 1, 2023.
No rent increase is effective unless the landlord gives the tenant written notice at least 45 days before the proposed effective date. Exception: for leases with a term of one month or less, notice must be given at least a full term in advance. A tenant's failure to respond does NOT constitute agreement to the increase. This section does not allow rent increases during the term of a rental agreement. Applies to rental agreements entered into, renewed, or extended on or after October 1, 2024.
In municipalities requiring a certificate of occupancy, if a building is occupied without one, the owner or lessor is liable for a civil penalty of not more than $20 per day, per apartment or dwelling unit, for not more than 200 days of unlawful occupation.
The landlord must notify the tenant in writing, on or before commencement of the tenancy, of the name and address of: (1) the person authorized to manage the premises; and (2) the person authorized to receive notices, demands, and service of process. This information must be kept current. Failure causes the person who signed the lease on the landlord's behalf to be deemed the agent for service of process and for performing the section 47a-7 habitability obligations.
A landlord shall: (1) Comply with the requirements of chapter 368o and all applicable building and housing codes materially affecting health and safety; (2) Make all repairs and do whatever is necessary to put and keep the premises in a fit and habitable condition, except where the premises are intentionally rendered unfit by the tenant; (3) Keep all common areas of the premises in a clean and safe condition; (4) Maintain in good and safe working order all electrical, plumbing, sanitary, heating, ventilating, and other facilities and appliances and elevators supplied or required to be supplied; (5) Provide and maintain appropriate receptacles for garbage, rubbish, and waste and arrange for their removal; (6) Supply running water and reasonable amounts of hot water at all times, and reasonable heat, unless the building is not required to be equipped for that purpose, or heat/hot water is within the exclusive control of the tenant, or supplied by a direct public utility connection. If any municipal ordinance or fire code requires a greater duty, the stricter local standard takes precedence. For single-family residences: landlord and tenant may agree in writing that the tenant will perform specified repairs, if the agreement is in good faith and not to evade the landlord's obligations.
Applies to all dwelling units other than single-family unattached units. Tenant must promptly notify the landlord when they know or reasonably suspect the unit is infested with bed bugs. Landlord's inspection duty: within 5 business days of receiving tenant notice, the landlord must inspect or obtain a qualified inspector for the unit and any contiguous unit the landlord owns. 'Qualified inspector' includes a certified pesticide applicator, local health department official, or a certified bed bug detection canine team. Landlord's treatment duty: if infestation is confirmed, within 5 business days after inspection the landlord must take reasonable measures to treat, including retaining a pest control agent; may first attempt self-treatment but must follow up with a qualified inspection within 5 business days. Disclosure obligations: a landlord must not offer for rent a unit the landlord knows or suspects is infested; must disclose before renting whether the unit or contiguous unit is currently infested; upon request, must disclose the last date the unit was inspected and found free. Remedies: landlord is liable for reasonable attorney fees and the greater of $250 or actual damages for noncompliance. Tenant must not remove infested items until pest control agent certifies treatment is complete.
When a tenant holds a valid protective or restraining order requiring the respondent to stay away from the tenant's home, and the tenant provides a copy to the landlord: Landlord must inform the tenant within 6 hours of receiving the request whether the landlord or tenant will change the locks. If landlord agrees to change locks, must do so within 48 hours of the request. If landlord fails to act, tenant may change locks themselves using locks of similar or improved quality, and must provide a key to the landlord within 2 business days. Cost: landlord may charge the tenant the actual reasonable cost of the lock plus locksmith fee; non-payment may be recovered by suit or security deposit deduction but may not be the basis for summary process. Landlord must not provide a key to the respondent/defendant named in the order. Landlord is immune from civil liability for denying the excluded tenant access, provided the landlord complies with the section and any court order. The excluded tenant remains liable under the rental agreement for rent and damages. Effective July 1, 2021.
Upon entry into a rental agreement but before occupancy, the landlord must offer the tenant the opportunity to conduct a walk-through inspection. If the tenant requests a walk-through, both parties (or designees) must use the standardized checklist prepared by the Commissioner of Housing, note all existing conditions/defects/damages, sign duplicate copies, and each receives a copy. Security deposit protection: upon vacating, the landlord may not retain any part of the security deposit or seek payment from the tenant for any condition noted in the walk-through checklist. The checklist is admissible (but not conclusive) as evidence of the unit's condition at the start of the tenancy. Does not apply to tenancies under rental agreements entered into before January 1, 2024. The Commissioner of Housing must prepare and post a standardized checklist on the Department of Housing's website. Effective January 1, 2024.
A landlord may adopt rules and regulations concerning the tenant's use and occupancy. A rule is enforceable against the tenant only if it: (1) promotes the convenience, safety or welfare of tenants, preserves the landlord's property from abusive use, or makes a fair distribution of services; (2) is reasonably related to the purpose for which it is adopted; (3) applies to all tenants in a fair manner; (4) is sufficiently explicit to fairly inform the tenant of required conduct; and (5) the tenant has notice at the time of entering the rental agreement, or when the rule is adopted. A rule that would result in a substantial modification of the rental agreement, if adopted after the tenant enters the agreement, is not valid unless the tenant consents in writing.
A landlord or property manager may not: (1) refuse to rent or discriminate based on a past conviction for possession of a cannabis-type substance under section 21a-279a, or for possession of 4 oz or fewer of cannabis plant material; (2) prohibit the possession of cannabis in the dwelling unit; (3) prohibit the consumption of cannabis — HOWEVER, a landlord may prohibit smoking of cannabis or use of electronic cannabis devices or vapor products; (4) require a tenant to submit to a drug test. Exceptions — cannabis protections do NOT apply if: the tenant is a roomer who is not leasing the entire residence; the residence is incidental to detention or provision of medical, geriatric, educational, counseling, religious, or similar service; the residence is a transitional housing or sober living facility; or prohibiting cannabis is necessary to comply with federal law or avoid losing a federal monetary or licensing benefit. Effective July 1, 2022.
A tenant shall: (1) Comply with all obligations imposed by applicable building, housing, or fire codes materially affecting health and safety; (2) Keep such part of the premises occupied and used as clean and safe as the condition of the premises permits; (3) Remove all ashes, garbage, rubbish, and waste in a clean and safe manner to the place provided by the landlord; (4) Keep all plumbing fixtures and appliances in the unit as clean as conditions permit; (5) Use all electrical, plumbing, sanitary, heating, ventilating, air conditioning, and other facilities and elevators in a reasonable manner; (6) Not willfully or negligently destroy, deface, damage, impair, or remove any part of the premises; (7) Conduct themselves and require other persons on the premises with their consent to conduct themselves in a manner that will not disturb neighbors' peaceful enjoyment or constitute a nuisance or serious nuisance; (8) Not permit a household member previously evicted under section 47a-26h(c) for serious nuisance by illegal drug sales to resume occupancy without the landlord's consent.
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Effective: and not permitting return of a drug-evicted household member without landlord consent.
If the tenant abandons the dwelling unit, the landlord must make reasonable efforts to re-rent at a fair rental to mitigate damages. If the landlord fails to make such efforts, the rental agreement is deemed terminated by the landlord as of the date the landlord has notice of the abandonment.
'Abandonment' requires: (1) all occupants have vacated without notice and do not intend to return, evidenced by removal of substantially all possessions; AND (2) either nonpayment of rent for more than two months or an express statement of non-return. Landlord may send notice by regular and certified mail; if the occupant fails to respond within 10 days, landlord may re-enter and retake possession (no summary process required). Remaining property must be inventoried and retained for 30 days before disposal. If probate/administration is filed within 55 days, the landlord's actions under this section must cease.
Available for victims of family violence (leases entered/renewed on or after January 1, 2011) and victims of sexual assault (leases entered/renewed on or after January 1, 2014). Requirements: tenant must reasonably believe it is necessary to vacate due to fear of imminent harm, and must give the landlord at least 30 days' written notice before the intended termination date. Notice must be made under oath and must state: (A) that tenant/dependent is a victim; (B) intended termination date; and (C) that tenant has vacated or will vacate by that date. Evidence required: a police or court record within 90 days prior to notice, OR a signed statement from an Office of Victim Services employee within 30 days prior to notice. Effect: tenant terminates without penalty or liability for the remaining term. Tenant remains liable for rent arrearage incurred before termination and for property damage.
Applies to leases with a term of more than one month. If there is a material noncompliance by the landlord with the rental agreement or with section 47a-7 (habitability) that materially affects health and safety: Tenant must deliver written notice specifying the breach. If the breach is not remedied within 15 days after receipt of the notice, the rental agreement terminates on that date. If substantially the same breach recurs within 6 months: tenant may terminate with at least 14 days' written notice specifying the breach date and intended termination date (within 30 days of breach). Tenant may not use this remedy for conditions caused by the tenant's own willful or negligent acts.
If the landlord is required to supply heat, running water, hot water, electricity, gas, or other essential service, and fails to do so (not due to conditions beyond the landlord's control), the tenant may elect one of three remedies after giving notice: Option 1 — Self-help: procure the essential service and deduct the actual and reasonable cost from rent. Option 2 — Substitute housing: if the landlord fails to restore service within 48 hours, the tenant may procure reasonable substitute housing; rent abates for the period of noncompliance; tenant may recover actual substitute housing costs up to the amount of abated rent; if the same service breach recurs within 6 months, the tenant may secure substitute housing immediately; reasonable attorney fees may be recovered. Option 3 — Termination and damages (willful failure only): tenant may terminate the rental agreement and recover the greater of two months' periodic rent or double the actual damages; upon termination, landlord must return all security and prepaid rent. Rights do not arise until reasonable written or oral notice is given to the landlord. Rights do not apply if the condition was caused by the tenant's own willful or negligent act.
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Effective: or terminate for willful failure with damages of 2x months' rent or double actual damages — whichever is greater.
If the unit is damaged or destroyed by fire or other casualty to an extent that enjoyment is substantially impaired (not due to tenant's negligence): Option 1: immediately vacate and notify the landlord in writing within 14 days of intent to terminate — the rental agreement terminates as of the date of vacating. Option 2: if continued occupancy is lawful, vacate only the unusable part — rent liability is reduced in proportion to the diminution in fair rental value. Upon termination, landlord must return all security and prepaid rent.
Any individual tenant who claims the landlord has failed to perform duties under section 47a-7 (habitability) or section 47a-7a (bed bugs) may bring this action. Prerequisite: at least 21 days before filing, the tenant must have complained to the municipal housing code enforcement agency. File a complaint under oath in the Superior Court housing session; entry fee $25 (waivable). Clerk schedules a hearing within 14 days of filing. Rent deposit requirement: on each rent due date after filing (within 9 days, or 4 days for weekly tenancies), the tenant must deposit the last agreed-upon rent with the court clerk. Failure to deposit may result in dismissal. Relief available: order compelling landlord compliance; appointment of a receiver; rent abatement; and other equitable relief. Bars to filing: a valid notice to quit for nonpayment served before filing bars the action.
Before commencing a summary process action based on material lease/rule violations (other than nonpayment of rent, serious nuisance, or drug-eviction violations), the landlord must deliver written notice specifying the acts or omissions constituting the breach and stating that the rental agreement will terminate on a date not less than 15 days after receipt. If the breach is remedied within the 15-day period, the rental agreement does NOT terminate. If not remedied within 15 days, the rental agreement terminates. If substantially the same breach recurs within 6 months, the landlord may institute summary process without another cure period. No pre-termination notice is required for: nonpayment of rent; serious nuisance; or violation of section 47a-11(h) (permitting a drug-sales evictee to return). Serious nuisance is defined to include: inflicting or threatening bodily harm with present ability to carry out the threat; substantial and willful destruction of the dwelling unit; conduct presenting an immediate and serious danger to the safety of others; and using the premises for prostitution or illegal drug sales.
Grace period: if rent is unpaid when due and the tenant fails to pay within 9 calendar days thereafter (or 4 days for a weekly tenancy), the landlord may terminate the rental agreement under sections 47a-23 to 47a-23b. Late fee rules: a late fee may only be assessed if the rental agreement contains a valid written agreement to pay a late charge. Maximum late fee: the lesser of (1) $5 per day up to a maximum of $50, or (2) 5% of the delinquent rent payment (or 5% of the tenant's share if rent is partially paid by a governmental or charitable entity). A landlord may not assess more than one late charge upon a delinquent rent payment, regardless of how long it remains unpaid. A late charge may not be assessed before expiration of the grace period.
A tenant shall not unreasonably withhold consent to the landlord entering to: inspect; make necessary or agreed repairs, alterations, or improvements; supply services; or exhibit the unit to prospective purchasers, mortgagees, tenants, workmen, or contractors. A landlord may enter without consent in case of emergency. The landlord shall not abuse the right of entry or use it to harass the tenant. The landlord shall give reasonable written or oral notice of intent to enter and may enter only at reasonable times, except in an emergency. A landlord may NOT enter without consent except: (1) emergency; (2) tenant's extended absence (section 47a-16a); (3) court order; (4) tenant has abandoned or surrendered the premises.
If the landlord makes an entry prohibited by section 47a-16 or section 47a-16a, or makes repeated demands for entry that have the effect of unreasonably harassing the tenant, the tenant may recover actual damages not less than one month's rent plus reasonable attorney fees. The tenant may also obtain injunctive relief to prevent recurrence or terminate the rental agreement.
Acceptance of rent with knowledge that it is overdue constitutes a waiver of the landlord's right to terminate the rental agreement for that failure to pay.
A landlord shall not, within six months after any of the following protected tenant actions, maintain a summary process action, demand a rent increase, or decrease services: (1) the tenant in good faith complained to state or local officials, a public agency, or a fair rent commission about a housing code, health, or statute violation; (2) a municipal agency filed a notice, complaint, or order regarding such a violation; (3) the tenant in good faith requested repairs from the landlord; (4) the tenant in good faith instituted an action under section 47a-14h (rent payment into court); (5) the tenant organized or became a member of a tenants' union. The 6-month period creates a rebuttable presumption of retaliation. Section 47a-20a provides the exclusive grounds for rebuttal.
Notwithstanding section 47a-20, a landlord may maintain an action to recover possession if: (1) the tenant is using the unit for an illegal purpose, in violation of the rental agreement, or for nonpayment of rent; (2) the landlord seeks in good faith to recover possession for immediate use as the landlord's own abode; (3) the condition complained of was caused by the willful actions of the tenant; (4) the landlord seeks to recover possession based on a notice to terminate a periodic tenancy given before the tenant's complaint. A landlord may also increase rent if: the condition was caused by the tenant's lack of due care; or the landlord has become liable for a substantial increase in property taxes or other costs not less than 4 months before the rent demand.
When a residential mortgage or lien is foreclosed and a bona fide tenant is in possession on the date absolute title vests: A 'bona fide tenant' is a tenant who is not the mortgagor or owner of the property and entered into the rental agreement in an arms-length transaction. Stay of ejectment: any execution of ejectment is stayed and no summary process may commence until — for a written lease entered into more than 60 days before the foreclosure action commenced: the earlier of the lease's expiration date or 60 days after absolute title vests; for all other rental arrangements: 30 days after absolute title vests. Exception: summary process may commence earlier on grounds set forth in section 47a-23 other than the foreclosure itself (e.g., serious nuisance, nonpayment of rent accrued post-foreclosure).
If a mortgagee, lienholder, or successor in interest offers money or other valuable consideration to a tenant in possession as an incentive to vacate, the offer must be at least equal to the greatest of: (1) the security deposit and interest that would be due upon termination of the tenancy, plus any such security deposit and interest already held; (2) two months' rent; or (3) $2,000. The successor in interest may not condition receipt of the incentive on the tenant waiving any rights against the successor — other than the right to bring an action to reclaim the security deposit.
Maximum security deposit: two months' rent for tenants under age 62. Maximum of one month's rent for tenants who are 62 years of age or older at the time the rental agreement is entered into. The landlord must hold the security deposit in an escrow account in a Connecticut financial institution. The landlord must pay the tenant interest on the security deposit annually. The interest rate is determined annually by the State Commissioner. Landlord must return the security deposit plus accrued interest within 15 days of the tenant providing a forwarding address or 30 days after the rental agreement terminates, whichever is later. Landlord must provide an itemized written statement of any deductions. Failure to comply may result in the tenant recovering the full deposit plus damages. Landlord may not demand or receive a security deposit greater than permitted.
A landlord who desires to obtain possession of a dwelling unit may bring a summary process action. Before bringing a summary process action, the landlord must give the tenant a written Notice to Quit specifying: the reason for the notice; the address of the premises; the name(s) of the tenant(s); the date by which the tenant must vacate. The Notice to Quit must be served by a state marshal or proper officer. Summary process is the exclusive legal remedy for eviction in Connecticut — landlords may not use self-help to remove a tenant. Common grounds for summary process include: nonpayment of rent (after expiration of the 9-day grace period for monthly tenancies or 4-day grace period for weekly tenancies); material lease violation after 15-day cure period; serious nuisance; expiration of the lease term; and termination of a month-to-month tenancy.
A tenant may implement energy conservation measures (e.g., weatherstripping, removable interior storm windows, insulation wrap on water heaters) at no cost to the landlord, with 20 days' written notice by certified mail. If the landlord does not disapprove in writing within 20 days, the tenant may proceed. Removable weatherstripping, interior storm windows, and insulation wrap on hot water tanks may never be blocked. This does not authorize structural changes and does not alter the responsibilities of either party.
For rental agreements executed, extended, or renewed on/after October 1, 2022: landlords of 250+ units must approve qualifying tenant requests. On/after October 1, 2023: landlords of 51–249 units must approve. On/after October 1, 2024: landlords of 50 or fewer units must approve. Tenant must submit a written request and agree to a written agreement covering: costs, maintenance, removal, liability insurance naming the landlord as additional insured, and a surety bond or security deposit hold for removal costs. Landlord is not required to provide an additional parking space. Exceptions: (1) property already has EV charging at 10% or more of parking spaces; (2) no parking is provided as part of the rental agreement; (3) fewer than 5 parking spaces; (4) LIHTC-assisted property; (5) housing authority property managed under section 8-40.
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