Evicting a tenant in Connecticut can take around 4 to 7 weeks, depending on the reason for the eviction. If the tenant requests a continuance or a stay of execution, the process can take longer.
Grounds for an Eviction in Connecticut
In Connecticut, a landlord cannot legally evict a tenant without cause. Legal grounds to evict include:
- Not paying rent on time
- Staying after the lease ends
- Violating lease terms
- Committing illegal activity
Depending on the grounds for eviction, the landlord needs to give proper notice and provide the tenant a chance to cure the violation.
| Grounds | Notice Period | Curable? |
| Nonpayment of Rent | 3 Days | Yes |
| End of Lease or No Lease | 30 Days | No |
| Lease Violations | 15 Days | Yes |
| Illegal Activity or Repeat Lease Violations | 3 Days | No |
Nonpayment of Rent
In Connecticut, a landlord can evict a tenant for not paying rent on time. To do so, a state marshal, proper officer or specially appointed person by the court must first serve the tenant a 3 days’ notice to quit, which gives them an opportunity to pay the balance due or move out.
Unless the lease states otherwise, rent is due at the beginning of each month and is considered late in Connecticut if not paid within 4 days of the due date for week-to-week tenancies, and 9 days of the due date for all other tenancies.
If the tenant does not pay the balance due or move out by the end of the notice period, the landlord can move forward and file an eviction lawsuit.
If rent is due on September 1st, it will be considered late starting on September 5th for week-to-week tenancies, and September 10th for all other tenancies, unless the lease specifically states there is a grace period.
End of Lease or No Lease
In Connecticut, a landlord can evict a tenant who does not have a lease (“tenant at will”) or has a lease that has terminated and continues to remain on the premises (“holdover tenant”). Landlords must first terminate the tenancy by giving the tenant a 3-day notice to move out.
If the tenant does not move out by the end of the notice period, the landlord can move forward and file an eviction lawsuit.
Lease Violations
In Connecticut, a landlord can evict a tenant for violating the terms of their lease or not upholding their legal responsibilities under Connecticut landlord tenant law. Landlords must first serve the tenant a 15 days’ notice to comply or vacate, which gives the tenant a chance to fix the issue or move out.
Examples of lease violations include:
- Failing to comply with health and safety standards
- Using plumbing, electrical or other fixtures in an unreasonable or unsafe manner
- Committing minor property damage (i.e. small holes in sheetrock or missing blinds)
- Disturbing the neighbor’s peaceful enjoyment of the premises
- Refusing to allow the landlord access to the rental unit
If the tenant does not fix the issue or move out by the end of the notice period, the landlord can move forward and file an eviction lawsuit.
Illegal Activity or Repeat Lease Violations
In Connecticut, a landlord can evict a tenant for engaging in illegal activity or repeating a lease violation within 6 months.
To do so, a state marshal, proper officer or specially appointed person by the court must first serve the tenant a 3 days’ notice to vacate. The tenant does not have the option to fix the issue and must move out within the 3-day period.
In Connecticut, illegal activity includes:
- Engaging in or promoting prostitution
- Selling illegal drugs
- Posing an immediate or serious danger to the safety of others
- Threatening or inflicting serious harm on others
- Causing substantial and willful destruction of the premises
If the tenant does not move out by the end of the notice period, the landlord can move forward and file an eviction lawsuit.
If the tenant repeats the same or a similar lease violation within a 6 month period, the landlord is not required to give the tenant a second chance to fix the issue and can instead serve them a 3-day notice to vacate.
Illegal Evictions in Connecticut
In Connecticut, there are a few different types of evictions that are illegal. If found liable, the landlord could be required to pay the tenant two months’ periodic rent or double the actual damages sustained, whichever is greater.
“Self-Help” Evictions
A landlord is not allowed to attempt to forcibly remove a tenant by:
- Changing the locks
- Shutting off utilities
- Removing tenant belongings
- Harassing the tenant
A tenant can only be legally removed with a court order obtained through the formal eviction process.
Retaliatory Evictions
It is illegal for a landlord to evict a tenant in response to exercising a legally protected right. These rights include:
- Complaining about habitability issues to the landlord or government officials
- Filing a complaint with the fair rent commission
- Requesting the landlord to make repairs
- Joining a tenant’s union or organization
Special Eviction Protections for Elderly and Disabled Tenants and Caregivers
Connecticut law gives special protections against eviction to elderly and disabled tenants as well as their caregivers. These protections apply to mobile home parks as well as communities or complexes with five or more separate units, and cover the following categories of people:
- Tenants age 62 and older, PLUS any spouse, sibling, child, or grandchild who permanently resides with the elder person
- Tenants with a physical or mental disability that is expected to last at least 12 months, or until death, PLUS any spouse, sibling, parent, child, or grandchild who permanently resides with the disabled person
Tenants in a protected category can only be evicted for the following reasons:
- Nonpayment of rent
- Refusal to accept a fair rent increase
- Failure to upkeep which results in a health or safety hazard or materially affects the condition of the premises
- Use of the premises for prostitution or gambling
- Material noncompliance with the rental agreement, or agreed community rules
- Permanent removal of the rental unit from use as rental housing
- Landlord’s good faith intention to use the rental unit as their primary residence
Steps of the eviction process in Connecticut:
- Landlord serves tenant written notice of violations
- Landlord files complaint with court due to unresolved violations
- Tenant files answer and appearance
- Court holds hearing and issues judgment
- Writ of execution is issued
- Possession of property is returned to landlord
Step 1: Landlord Serves Notice To Tenant
A landlord can begin the eviction process in Connecticut by serving the tenant with written notice. However, a state marshal, proper officer, or specially appointed person by the court must serve the 3-day notice to quit for unpaid rent and the 3-day notice to vacate for an incurable breach.
Landlords can serve the 15-day notice to comply or vacate for a curable lease violation as well as lease termination notices.
Notices must be delivered using any of the following acceptable methods:
- Handing the notice to the tenant in person
- Handing the notice to someone of suitable age and discretion on the premises
- Posting the notice in a conspicuous place on the premises, such as the entry door
All Connecticut eviction notices are also required by law to attach a notice of tenant rights advising that the tenant may be able to obtain free legal counsel related to the eviction.
Many Connecticut properties are federally entitled to a minimum 30 days of advance notice before a landlord can file for eviction. This minimum applies to any residential property covered by the federal Coronavirus Aid, Relief, and Economic Security (CARES) Act, even after the act’s other protections have expired.
3-Day Notice To Quit
In Connecticut, if a tenant is late on paying rent (full or partial), a state marshal, proper officer or specially appointed person by the court can serve them a 3-Day Notice To Quit.
The rent is considered late if it’s not paid within 4 days of the due date for week-to-week tenancies or within 9 calendar days of the date it’s normally due for all other tenancies.
This eviction notice gives the tenant 3 days to pay the balance due or move out.
30-Day Notice To Vacate
For a tenant with no lease or a month-to-month lease in Connecticut, the landlord can serve them a 30-Day Notice To Vacate to terminate the tenancy. This lease termination notice allows the tenant 30 days to move out.
For tenants that don’t pay rent monthly, the amount of notice does not change.
15-Day Notice To Comply or Vacate
In Connecticut, if a tenant commits a lease violation, the landlord can serve them a 15-Day Notice To Comply or Vacate. This eviction notice gives the tenant 15 days to fix the issue or move out.
If the tenant repeats the same or a similar lease violation within a 6 month period, the landlord does not have to offer them a second chance to fix the issue and can instead serve them a 3-day notice to vacate.
3-Day Notice To Vacate
In Connecticut, if a tenant commits an illegal activity, repeats a lease violation within a 6 month period or commits any other incurable breach, a state marshal, proper officer or specially appointed person by the court can serve them a 3-Day Notice To Vacate.
This eviction notice gives the tenant 3 days to move out without the chance to fix the issue.
Step 2: Landlord Files Complaint with Court
If the notice period ends and the tenant remains on the property, the next step in the eviction process allows the landlord to file a complaint and summons with the court. The proper jurisdiction will be in the county in which the property is located.
The summons and complaint must be served on the tenant by the state marshal, constable, or other “proper” officer at least 12 days prior to the eviction hearing through one of the following methods:
- Giving a copy to the tenant in person
- Leaving a copy at the tenant’s usual residence
Connecticut law does not require a copy of the summons and complaint to be mailed to the tenant if the copies are left at the tenant’s residence. However, it does require a signature on the summons for the county clerk to record.
Step 3: Tenant Files Appearance and Answer
Connecticut tenants must file an appearance, or the court will issue a default judgment in favor of the landlord. If the tenant hasn’t filed an appearance 2 days after the date listed on the summons, the landlord may request a default judgment against the tenant, meaning no hearing will be held and the court will order the tenant to move out of the rental unit.
Tenants must also file a written answer along with the appearance if the tenant wants a chance to object or contest the eviction. It’s not enough for tenants to file an appearance with the court if they want to attend the eviction hearing; they must also file a written answer.
Tenants have 2 days after the date listed on the summons to file an answer. If there is no answer that is received by that date, but the appearance has been received, landlords must file a motion for default judgment which is also served on the tenant.
If the tenant still has not filed an answer to the complaint 3 days after the motion for default judgment is filed with the court, the judicial officer will rule against the tenant, meaning no hearing will be held and the court will order the tenant to move out of the rental unit.
If a tenant only files an appearance, or only files an answer and not an appearance, the court will rule in the landlord’s favor and the eviction process will continue.
Step 4: Court Holds Hearing and Issues Judgment
A hearing will be held only if tenants file both their appearance and their answer by the court-ordered deadlines. The hearing will be held 7-10 days after the answer is received by the court.
If the judge rules in favor of the landlord, a summary possession execution will be issued and the eviction process will proceed.
Tenants will have 5 days to appeal the judicial officer’s decision. If an appeal is filed, the eviction will be stopped until a final ruling is made on the appeal. Otherwise, the eviction process will continue.
Step 5: Writ of Execution Is Issued
The writ of execution is the tenant’s final notice to leave the rental unit and allows them the opportunity to remove their belongings before the sheriff returns to the property to forcibly remove them.
The writ will be issued at least 5 days after judgment has been entered in favor of the landlord. This means the tenant will have 5 days to move out before law enforcement delivers or posts the writ on the premises.
If the tenant remains in the rental unit after the writ is issued, possession of the rental unit will be forcibly returned to the landlord.
Step 6: Possession of Property is Returned
Tenants will have 24 hours once the writ of execution is posted or delivered to move out of the rental unit before the sheriff returns to forcibly remove them.
However, tenants may request a stay of execution not to exceed 6 months for all evictions except:
- Nonpayment of rent
- Squatters
- Nuisance
For nonpayment of rent, tenants may request a stay of execution not to exceed 3 months.
Connecticut Eviction Process Timeline
In Connecticut, an eviction can be completed in 4 to 7 weeks, but can take longer depending on the reason for eviction, whether the eviction is contested, which days courts are (or aren’t) in session and other various possible delays.
Below are the parts of the Connecticut eviction process outside the control of landlords for cases that go uncontested.
| Step | Estimated Time |
|---|---|
| Initial Notice Period | 3-15 Calendar Days |
| Court Issuing/Serving Summons | 12 Calendar Days |
| Tenant Response Period | 2-5 Business Days |
| Court Ruling | 7-10 Business Days |
| Court Serving Writ of Possession | 5 Business Days |
| Final Notice Period | 24 Hours |
Flowchart of Connecticut Eviction Process
Connecticut Eviction Court Fees
The total cost of an eviction in Connecticut for all filing, court, and service fees is $355. However, the total cost can vary by service and eviction enforcement fees. Eviction lawsuits shall be filed in the Superior Court.
| Fee | Superior |
| Initial Court Filing | $175 |
| Summons Service | ~$30 |
| Writ of Execution Service | $50 |
| Writ of Execution Enforcement | $100+ |
| Notice of Appeal Filing (Optional) | $175 |
Sources
- 1 Conn. Gen. Stat. § 47a-23(a)(1)
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When the owner or lessor, or the owner’s or lessor’s legal representative, or the owner’s or lessor’s attorney-at-law, or in-fact, desires to obtain possession or occupancy of any land or building, any apartment in any building, any dwelling unit, any trailer, or any land upon which a trailer is used or stands, and (1) when a rental agreement or lease of such property, whether in writing or by parol, terminates for any of the following reasons:
(A) By lapse of time;
(B) by reason of any expressed stipulation therein;
(C) violation of the rental agreement or lease or of any rules or regulations adopted in accordance with section 47a-9 or 21-70;
(D) nonpayment of rent within the grace period provided for residential property in section 47a-15a or 21-83;
(E) nonpayment of rent when due for commercial property;
(F) violation of section 47a-11 or subsection (b) of section 21-82;
(G) nuisance, as defined in section 47a-32, or serious nuisance, as defined in section 47a-15 or 21-80; […]
Source Link - 2 Conn. Gen. Stat. § 47a-15a(a)
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If rent is unpaid when due and the tenant fails to pay rent within nine days thereafter or, in the case of a one-week tenancy, within four days thereafter, the landlord may terminate the rental agreement in accordance with the provisions of sections 47a-23 to 47a-23b, inclusive.
Source Link - 3 Conn. Gen. Stat. § 47a-23(a)(4) & (a)(5)
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(4) when an action of summary process or other action to dispossess a tenant is authorized under subsection (b) of section 47a-23c for any of the following reasons:
(A) Refusal to agree to a fair and equitable rent increase, as defined in subsection (c) of section 47a-23c,
(B) permanent removal by the landlord of the dwelling unit of such tenant from the housing market, or
(C) bona fide intention by the landlord to use such dwelling unit as such landlord’s principal residence; or
(5) when a farm employee, as described in section 47a-30, or a domestic servant, caretaker, manager or other employee, as described in subsection (b) of section 47a-36, occupies such premises furnished by the employer and fails to vacate such premises after employment is terminated by such employee or the employer or after such employee fails to report for employment,
such owner or lessor, or such owner’s or lessor’s legal representative, or such owner’s or lessor’s attorney-at-law, or in-fact, shall give notice to each lessee or occupant to quit possession or occupancy of such land, building, apartment or dwelling unit, at least three days before the termination of the rental agreement or lease, if any, or before the time specified in the notice for the lessee or occupant to quit possession or occupancy.
Source Link - 4 Conn. Gen. Stat. § 47a-23(c)
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A copy of such notice [to quit] shall be delivered to each lessee or occupant or left at such lessee’s or occupant’s place of residence or, if the rental agreement or lease concerns commercial property, at the place of the commercial establishment by a proper officer or indifferent person. Delivery of such notice may be made on any day of the week.
Source Link - 5 Conn. Gen. Stat. § 47a-15
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…For the purposes of this section, “serious nuisance” means
(A) inflicting bodily harm upon another tenant or the landlord or threatening to inflict such harm with the present ability to effect the harm and under circumstances which would lead a reasonable person to believe that such threat will be carried out,
(B) substantial and wilful destruction of part of the dwelling unit or premises,
(C) conduct which presents an immediate and serious danger to the safety of other tenants or the landlord, or
(D) using the premises or allowing the premises to be used for prostitution or the illegal sale of drugs or, in the case of a housing authority, using any area within fifteen hundred feet of any housing authority property in which the tenant resides for the illegal sale of drugs. If the landlord elects to evict based upon an allegation, pursuant to subsection (g) of section 47a-11, that the tenant failed to require other persons on the premises with his consent to conduct themselves in a manner that will not constitute a serious nuisance, and the tenant claims to have had no knowledge of such conduct, then, if the landlord establishes that the premises or, in the case of a landlord that is a housing authority, the premises or any area within fifteen hundred feet of any housing authority property in which the tenant resides has been used for the illegal sale of drugs, the burden shall be on the tenant to show that he had no knowledge of the creation of the serious nuisance.
Source Link - 6 Conn. Gen. Stat. § 47a-31
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When the lessee or tenant of any house, room, tenement or dwelling unit is convicted of keeping a house of ill-fame therein, resorted to for the purpose of prostitution or lewdness, or of a violation therein of any law against gaming, the lease, contract or rental agreement for letting such house, room, tenement or dwelling unit shall thereupon be void; and the lessor may recover possession of the premises in the manner prescribed in this chapter, but notice to quit possession shall not be required.
Source Link - 7 CT Gen Stat § 47a-13 (2020)
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(3) if the failure to supply such service is wilful, the tenant may terminate the rental agreement and recover an amount not more than two months’ periodic rent or double the actual damages sustained by him, whichever is greater. If the rental agreement is terminated, the landlord shall return all security and prepaid rent and interest required pursuant to section 47a-22, recoverable under section 47a-21.
- 8 CT Gen Stat § 47a-20. (Formerly Sec. 19-375a) (2020)
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A landlord shall not maintain an action or proceeding against a tenant to recover possession of a dwelling unit, demand an increase in rent from the tenant, or decrease the services to which the tenant has been entitled within six months after:
(1) The tenant has in good faith attempted to remedy by any lawful means, including contacting officials of the state or of any town, city or borough or public agency or filing a complaint with a fair rent commission, any condition constituting a violation of any provisions of chapter 368o, or of chapter 412, or of any other state statute or regulation, or of the housing and health ordinances of the municipality wherein the premises which are the subject of the complaint lie;
(2) any municipal agency or official has filed a notice, complaint or order regarding such a violation;
(3) the tenant has in good faith requested the landlord to make repairs;
(4) the tenant has in good faith instituted an action under subsections (a) to (i), inclusive, of section 47a-14h; or
(5) the tenant has organized or become a member of a tenants’ union.
Source Link - 9 Conn. Gen. Stat. 47a-23c(a)(1) & (b)(1)
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(a)(1) Except as provided in subdivision (2) of this subsection, this section applies to any tenant who resides in a building or complex consisting of five or more separate dwelling units or who resides in a mobile manufactured home park and who is either:
(A) Sixty-two years of age or older, or whose spouse, sibling, parent or grandparent is sixty-two years of age or older and permanently resides with that tenant, or
(B) a person with a physical or mental disability, as defined in subdivision (8) of section 46a-64b, or whose spouse, sibling, child, parent or grandparent is a person with a physical or mental disability who permanently resides with that tenant, but only if such disability can be expected to result in death or to last for a continuous period of at least twelve months.
…
(b) (1) No landlord may bring an action of summary process or other action to dispossess a tenant described in subsection (a) of this section except for one or more of the following reasons:
(A) Nonpayment of rent;
(B) refusal to agree to a fair and equitable rent increase, as defined in subsection (c) of this section;
(C) material noncompliance with section 47a-11 or subsection (b) of section 21-82, which materially affects the health and safety of the other tenants or which materially affects the physical condition of the premises;
(D) voiding of the rental agreement pursuant to section 47a-31, or material noncompliance with the rental agreement;
(E) material noncompliance with the rules and regulations of the landlord adopted in accordance with section 47a-9 or 21-70;
(F) permanent removal by the landlord of the dwelling unit of such tenant from the housing market; or
(G) bona fide intention by the landlord to use such dwelling unit as his principal residence.
Source Link - 10 Conn. Gen. Stat. § 47a-75(f)
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(1) The Judicial Branch, in consultation with the administering entity, working group and designated organizations, shall approve a one-page plain-language notice to inform a tenant of the rights under the right to counsel program. Not later than October 1, 2021, such notice shall be made available on the Judicial Branch’s Internet web site and available to the public. Such notice shall include a phone number for accessing information and applying for assistance.
(2) On and after October 1, 2021, an owner, lessor, landlord, legal representative or agent of an owner, lessor or landlord, a housing authority or a housing subsidy program administrator, as applicable, shall attach a copy of the notice described under subdivision (1) of this subsection, to (A) a notice to quit delivered to a covered individual pursuant to chapter 832 or chapter 412; (B) a summons and complaint for a summary process action pursuant to chapter 832 or chapter 412; (C) a lease termination notice for a public or subsidized housing unit; and (D) a notice to terminate a state or federal housing subsidy.
Source Link - 11 Nwagwu v. Dawkins, No. BPHCV215004438S, 2021 WL 2775065, at *7 (Conn. Super. Ct. Mar. 2, 2021)
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This matter is dismissed as a 30-day notice under the Cares Act was not provided to the tenant.
- 12 CT Gen Stat §52-50 (2020)
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(a) All process shall be directed to a state marshal, a constable or other proper officer authorized by statute…A direction on the process “to any proper officer” shall be sufficient to direct the process to a state marshal, constable or other proper officer.
- 13 CT Gen Stat §52-57 (2020)
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(a) Except as otherwise provided, process in any civil action shall be served by leaving a true and attested copy of it, including the declaration or complaint, with the defendant, or at his usual place of abode, in this state.
- 14 Conn. Gen. Stat. § 52-46
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Civil process, if returnable to the Supreme Court, shall be served at least thirty days, inclusive, before the day of the sitting of the court, and, if returnable to the Superior Court, at least twelve days, inclusive, before such day.
Source Link - 15 CT Gen Stat §47a-26 (2020)
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If the defendant does not appear within two days after the return day and a motion for judgment for failure to appear and an endorsed copy of the notice to quit is filed with the clerk, the court shall, not later than the first court day after the filing of such motion, enter judgment that the complainant recover possession or occupancy of the premises…
- 16 CT Gen Stat §47a-26a (2020)
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If the defendant appears but does not plead within two days after the return day, the complainant may file a motion for judgment for failure to plead, served upon the defendant…If the defendant fails to plead within three days after receipt of such motion by the clerk, the court shall forthwith enter judgment that the complainant recover possession or occupancy with his costs.
- 17 CT Gen Stat §47a-35 (2020)
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(b) No appeal shall be taken except within such five-day period. If an appeal is taken within such period, execution shall be stayed until the final determination of the cause, unless it appears to the judge who tried the case that the appeal was taken solely for the purpose of delay or unless the defendant fails to give bond…
- 18 CT Gen Stat §47a-35 (2020)
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(a) Execution shall be stayed for five days from the date judgment has been rendered, provided any Sunday or legal holiday intervening shall be excluded in computing such five days.
- 19 CT Gen Stat §47a-35 (2020)
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…the court may grant a stay of execution for a period…not exceeding six months from the date of the judgment in the summary process action upon such conditions and terms as appear fair and equitable, except that such stay of execution shall not exceed three months in the aggregate if the reason for the judgment against the defendant was nonpayment of rent…
