Connecticut Residential Lease Agreement

Important Information for Connecticut Landlords

Connecticut Rental Law Highlights

Security Deposits (C.G.S. § 47a-21)

• Maximum Amount: Cannot exceed 2 months’ rent (1 month for tenants 62 or older)
• Separate Account: Must be held in escrow account (separate from landlord’s funds)
• Interest Payment: Required for tenants in continuous occupancy for 2+ years
• Receipt Required: Must provide written receipt with bank information
• Return Timeline: 30 days after tenant moves out (15 days if tenant terminated lease early)
• Itemized Statement: Must provide itemized list of deductions
• Move-In Inspection: Strongly recommended to document condition
• Penalties: Double damages for improper withholding

Rent and Rent Increases

• Grace Period: 9-day grace period required before late fees (C.G.S. § 47a-15a)
• Late Fees: Cannot charge late fees until after 9-day grace period
• Rent Increase Notice: No specific statute for month-to-month; reasonable notice required
• Fixed Term: Cannot increase rent during lease term unless specified
• Rent Receipts: Must provide if tenant pays in cash
• No Rent Control: Connecticut does not have statewide rent control

Required Disclosures and Notices (C.G.S. § 47a-6)

• Lead paint disclosure (pre-1978 properties) – Federal requirement
• Name and address of property owner or authorized agent
• Notice of bedbug history (if occurred in past 60 days)
• Summary of state landlord-tenant laws (optional but recommended)
• Smoke and carbon monoxide detector information
• Security deposit receipt with bank information
• Notice regarding flood zone location (if applicable)

Eviction and Termination (C.G.S. § 47a-23, 47a-15)

• 3-Day Notice: For nonpayment of rent (C.G.S. § 47a-23)
• 15-Day Notice: For lease violations other than nonpayment
• 3-Day Notice: For serious nuisance or illegal activity
• Notice to Quit: Required before filing summary process (eviction)
• Court Process Required: Must file summary process action in court
• No Self-Help: Lockouts and utility shutoffs are illegal
• Season Restrictions: Special considerations for winter evictions (not statutory)

Landlord Obligations (C.G.S. § 47a-7)

• Habitability: Must maintain premises in habitable condition
• Essential Services: Heat, hot water, electricity must be functional
• Heat Requirements: Must provide adequate heat (no specific temperature in statute)
• Hot Water: Must maintain hot water at reasonable temperature
• Structural Integrity: Weathertight, waterproof, rodent-proof
• Smoke Detectors: Required in all dwelling units
• Carbon Monoxide Detectors: Required in units with fuel-burning equipment
• Pest Control: Generally landlord responsibility
• Common Areas: Must maintain in clean and safe condition
• Compliance: Must comply with building, housing, and health codes

Entry Requirements (C.G.S. § 47a-16)

• Reasonable Notice: Must give reasonable notice (generally 24 hours)
• Reasonable Times: Entry during reasonable hours only
• Emergency Exception: May enter without notice in emergency
• Permitted Purposes: Inspection, repairs, showing to buyers/tenants
• Abandonment: May enter if property appears abandoned
• Court Order: May enter pursuant to court order

Tenant Rights and Protections

• Quiet Enjoyment: Right to peaceful possession without interference
• Privacy Rights: Right to reasonable notice before entry
• Repair Requests: Landlord must respond to repair requests (C.G.S. § 47a-7)
• Rent Escrow: May pay rent into court escrow for serious violations
• Retaliation: Landlord cannot retaliate for complaints (C.G.S. § 47a-20)
• Security Deposit Protection: Double damages for improper handling
• Domestic Violence: Early termination rights for victims
• Military Service: SCRA protections for active duty members
• 9-Day Grace Period: Cannot charge late fees for 9 days after due date

Connecticut-Specific Considerations

Grace Period for Late Fees (C.G.S. § 47a-15a)

• Connecticut mandates 9-day grace period after rent due date
• Cannot charge late fees until after 9-day grace period expires
• Late fees must be reasonable (typically $5-$50 or 5% of rent)
• Must be specified in lease agreement
• Applies to all residential leases in Connecticut

Security Deposit for Elderly Tenants (C.G.S. § 47a-21)

• Maximum 1 month’s rent for tenants 62 years or older
• Applies to new tenancies
• Age verification may be required
• Other security deposit rules still apply

Interest on Security Deposits

• Required for tenants in continuous occupancy for 2+ years
• Rate determined by average savings account rate
• Paid annually or at end of tenancy
• Must be held in escrow account at Connecticut bank

Bedbug Disclosure (C.G.S. § 47a-7a)

• Must disclose if bedbugs found in unit within past 60 days
• Disclosure must be in writing before lease signing
• Landlord responsible for treatment unless caused by tenant
• Tenant must cooperate with treatment

Smoke and CO Detector Requirements (C.G.S. § 29-305)

• Smoke detectors required in all dwelling units
• CO detectors required if unit has fuel-burning equipment or attached garage
• Landlord must install and maintain
• Tenant responsible for battery replacement and immediate notification of defects

Summary Process (Eviction) Procedures

• Notice to Quit must be served before filing court action
• 3-day notice for nonpayment of rent
• 15-day notice for lease violations
• Court summons issued after filing
• Hearing scheduled (typically within 2 weeks)
• Judgment and execution of eviction if landlord prevails
• Tenant may have opportunity to cure nonpayment before hearing

Fair Housing Requirements

Best Practices for Connecticut Landlords

• Use written leases for all tenancies
• Hold security deposits in escrow account at CT bank
• Provide security deposit receipt with bank information
• Honor 9-day grace period before charging late fees
• Return security deposits within 30 days with itemization
• Pay interest on deposits after 2 years continuous occupancy
• Give reasonable notice (24 hours) before entry
• Conduct thorough move-in and move-out inspections
• Maintain heating system and provide adequate heat
• Install and maintain smoke and CO detectors
• Disclose bedbug history if within past 60 days
• Keep detailed records of all transactions
• Respond promptly to repair requests
• Follow proper summary process procedures for evictions
• Never use self-help eviction methods
• Consider landlord insurance with loss of rent coverage

Resources

• Connecticut General Statutes (C.G.S.) – Title 47a (Landlord and Tenant)
• Connecticut Fair Rent Commission (some municipalities)
• Connecticut Department of Consumer Protection
• Connecticut Legal Services
• Connecticut Bar Association – Real Estate Section
• Local housing courts and superior courts
• Connecticut Coalition to End Homelessness (CCEH)
• Statewide Legal Services