Connecticut Standard Residential Lease Agreement

Introduction

A Connecticut standard residential lease agreement is a legally binding contract between a landlord and tenant that establishes the terms and conditions for renting a residential property in exchange for periodic rent payments. This agreement outlines the rights and responsibilities of both parties during the lease term and is governed by Connecticut General Statutes Title 47a. ^[1]

Connecticut has comprehensive landlord-tenant laws designed to protect both property owners and renters. These laws cover security deposits, required disclosures, habitability standards, eviction procedures, and tenant protections against retaliation. Understanding these requirements is essential for creating a valid and enforceable lease agreement.

Required Disclosures

Connecticut law mandates that landlords provide certain disclosures to tenants before or at the commencement of tenancy. Failure to provide these disclosures may affect the enforceability of lease terms and could expose landlords to legal liability.

Lead-Based Paint Disclosure (federal Requirement)

For any residential dwelling built before 1978, federal law requires landlords to disclose any known information about lead-based paint or lead-based paint hazards in the property. Landlords must also provide tenants with an EPA-approved pamphlet on lead poisoning prevention and allow a 10-day period for lead inspection before the lease becomes binding. ^{[9] [18]}

Landlord Identity Disclosure

The landlord must provide the tenant with written notice of the name and address of: (1) the person authorized to manage the premises, and (2) the person authorized to receive all notices, demands, and service of process. This information must be provided on or before commencement of tenancy. ^[5]

Fire Sprinkler System Disclosure

If the rental building is required to be equipped with a fire sprinkler system, the landlord must include notice in the rental agreement regarding the existence or nonexistence of an operative fire sprinkler system. If a system exists, the landlord must also disclose the last date of maintenance and inspection. ^[6]

Common Interest Community Disclosure

If the rental property is located in a common interest community (such as a condominium or homeowners association), the landlord must provide written notice to the tenant prior to entering into the rental agreement. ^[7]

Bed Bug Disclosure

Before renting a dwelling unit, landlords must disclose to prospective tenants whether the unit being offered for rent, or any contiguous unit, is currently infested with bed bugs. No landlord may offer for rent a dwelling unit that they know or reasonably suspect is infested with bed bugs. ^[8]

Security Deposit Laws

Connecticut has strict regulations governing security deposits to protect both landlords and tenants. These rules cover the maximum amount that can be collected, how deposits must be held, interest requirements, and return timelines. ^[2]

Maximum Security Deposit Amount

-Tenants under 62 years of age: Maximum of two (2) months' rent ^[2]

-Tenants 62 years of age or older: Maximum of one (1) month's rent ^[2]

If a tenant turns 62 after paying a larger deposit, they may request a refund of the excess amount beyond one month's rent.

Escrow Account Requirement

Landlords must immediately deposit all security deposits into an escrow account at a financial institution for the benefit of the tenant. The security deposit remains the property of the tenant, with the landlord holding a security interest to secure the tenant's obligations. ^[2]

Interest on Security Deposits

Connecticut requires landlords to pay interest on security deposits annually. The interest rate must be at least the deposit index rate as defined by the Banking Commissioner. Interest is payable on the anniversary date of the tenancy or credited toward the next rental payment. ^[2]

Return of Security Deposit

Upon termination of tenancy, the landlord must return the security deposit plus accrued interest within twenty-one (21) days after termination OR fifteen (15) days after receiving the tenant's written forwarding address, whichever is later. If deductions are made, the landlord must provide a written itemized statement of damages. ^[2]

Penalty for Non-Compliance

A landlord who violates security deposit return requirements is liable for twice the amount of the security deposit. If the only violation is failure to pay accrued interest, the landlord is liable for $10 or twice the accrued interest, whichever is greater. ^[2]

Rent Payment Laws

Grace Period

Connecticut provides a nine (9) day grace period for rent payments. Landlords cannot charge late fees or begin eviction proceedings for nonpayment of rent until after this grace period has expired. ^[3]

Late Fee Limits

After the grace period, landlords may charge a late fee of up to $5 per day, with a maximum cap of 5% of the overdue rent amount. Lease provisions requiring late fees before the grace period expires or exceeding these limits are unenforceable. ^{[3] [11]}

Nsf/bounced Check Fee

The maximum fee a landlord may charge for a bounced check is $20.

Rent Increase Notice

Effective October 1, 2024, landlords must provide written notice of any rent increase at least forty-five (45) days before the increase takes effect. For leases with terms of one month or less, notice must be given a number of days equivalent to the full lease term. ^[15]

Landlord Responsibilities

Connecticut law imposes significant obligations on landlords to maintain rental properties in safe and habitable condition. ^[4]

Habitability Requirements

Landlords must:

-Comply with all applicable building and housing codes affecting health and safety ^[4]

-Make all repairs necessary to keep premises fit and habitable ^[4]

-Keep common areas clean and safe ^[4]

-Maintain all electrical, plumbing, heating, ventilation, and air conditioning systems in good working order ^[4]

-Provide and maintain appropriate receptacles for garbage removal ^[4]

-Supply running water and reasonable amounts of hot water at all times ^[4]

-Provide reasonable heat (unless the unit has tenant-controlled heating) ^[4]

• Maintain heating capable of at least 65 degrees Fahrenheit during winter months

Walk-Through Inspection

Effective January 1, 2024, landlords must offer tenants the opportunity to conduct a pre-occupancy walk-through inspection. The walk-through checklist documents existing conditions and is admissible as evidence in any dispute over security deposit deductions. ^[16]

Landlord Entry Rights

Landlords may enter rental units only in cases of emergency, with tenant consent, with reasonable notice (typically 24 hours) for repairs or inspections, or by court order. Unreasonable entry may constitute harassment. ^[12]

Tenant Responsibilities

Tenants also have legal obligations under Connecticut law. ^[10]

-Comply with all building, housing, and fire codes affecting health and safety ^[10]

-Keep occupied areas clean and safe as conditions permit ^[10]

-Properly dispose of garbage in provided receptacles ^[10]

-Keep plumbing fixtures clean ^[10]

-Use all facilities and appliances reasonably ^[10]

-Not willfully or negligently damage the premises ^[10]

-Conduct themselves to avoid disturbing neighbors' peaceful enjoyment ^[10]

Prohibited Lease Terms

Connecticut law voids certain lease provisions that attempt to waive tenant rights or limit landlord liability. Any lease containing prohibited terms remains enforceable except for those specific provisions. ^[11]

A lease may NOT require tenants to:

-Waive or forfeit rights under landlord-tenant law ^[11]

-Authorize the landlord to confess judgment ^[11]

-Agree to exculpate or limit landlord liability for negligence ^[11]

-Waive the right to interest on security deposits ^[11]

-Permit dispossession without court order (self-help eviction) ^[11]

-Consent to distraint of property for rent ^[11]

-Pay attorney's fees exceeding 15% of any money judgment ^[11]

-Pay late charges before the grace period expires ^[11]

-Pay late charges exceeding statutory limits ^[11]

-Pay heat or utilities surcharges not in the original agreement ^[11]

Tenant Protections

Anti-Retaliation Protections

Connecticut law prohibits landlord retaliation against tenants who exercise their legal rights. Prohibited retaliatory actions include rent increases, service reductions, and eviction attempts in response to tenant complaints about code violations, requests for repairs, participation in tenant organizations, or exercise of other legal rights. ^[13]

Tenant Screening Fees

Landlords may charge a maximum of $50 (adjusted annually for inflation) for tenant screening reports. No other application processing fees are permitted. Landlords must provide applicants with a copy of the screening report and the receipt from the screening service. ^[17]

Fair Housing

Both federal and Connecticut fair housing laws prohibit discrimination in housing based on race, color, religion, national origin, sex, familial status, disability, ancestry, marital status, age, sexual orientation, gender identity, and lawful source of income.

Termination and Eviction

Lease Termination

A fixed-term lease ends on its stated termination date. Month-to-month tenancies require proper notice to terminate. Unless otherwise agreed, the notice period equals the rental payment period (typically 30 days for monthly tenancies).

Eviction for Nonpayment

After the 9-day grace period expires, landlords may serve a 3-day notice to quit for nonpayment of rent. If the tenant does not pay within 3 days, the landlord may file a summary process (eviction) action in court.

Court Process Required

Connecticut prohibits self-help evictions. Landlords cannot change locks, remove tenant belongings, or shut off utilities to force a tenant out. All evictions must go through the court system.

Additional Resources

The Connecticut Judicial Branch publishes a comprehensive handbook titled 'Rights and Responsibilities of Landlords and Tenants in Connecticut' which provides detailed guidance on landlord-tenant law. ^[14]

For the most current information on Connecticut landlord-tenant law, refer to the Connecticut General Assembly website, which maintains updated versions of all state statutes. ^[1]