A Connecticut month-to-month lease agreement can be useful when a long-term lease agreement doesn’t make sense. This type of lease agreement, also known as a tenancy at will, automatically renews each month and continues until either party gives notice to terminate.
Even with the increased flexibility, Connecticut state law still oversees much of the residential relationship. Below, we’ll break down everything landlords need to know about this type of lease.
Disclosures (5)
When entering a new tenancy, federal and state laws require landlords to disclose certain information to their tenants. These disclosures increase transparency and help build trust between landlords and their tenants.
- Lead-based paint: Federal law requires landlords to give tenants any known information about lead-based paint and its hazards in homes built before 1978. Landlords must also provide a copy of the EPA’s lead safety pamphlet.
- Bedbugs: Connecticut law requires landlords to notify their tenants if landlords find any bedbugs in the unit (Conn. Gen. Stat. § 47a-7a(c)).
- Sprinklers: Leases must disclose whether a sprinkler system is in the unit and, if so, the date of the last service (Conn. Gen. Stat. § 47a-3f).
- Landlord’s identity: In your lease agreement, landlords must include the name and contact information of the person who is responsible for managing the rental (Conn. Gen. Stat. § 47a-6).
- Condo interest community disclosure: Landlords must inform their tenants in writing if the rental is in a common interest community (Conn. Gen. Stat. § 47a-3e).
Optional Disclosures and Addenda
Consider adding the following optional disclosures to your lease template. While not legally required, they help ensure everyone is on the same page and limit your liability as a landlord.
Asbestos: Informs tenants of any known asbestos in the unit, as well as tips to limit or prevent exposure.
Late/returned check fees: Outlines the fees for late or returned rent checks. Connecticut law limits late fees to 5% of the late rent or $5 per day (up to $50), whichever is less. Returned check fees are capped at $20 per check (Conn. Gen. Stat. § 47a-15a(b), § 52-565a(i)).
Medical marijuana use: Details the policy regarding the use of medical marijuana, including any limitations or restrictions in the unit.
Mold: Discloses any mold present in the unit, along with treatment and remediation options. The mold disclosure also informs tenants of their responsibility to report any new mold they find.
Non-refundable fees: Explains any non-refundable fees that landlords charge in the residential lease agreement template.
Shared utilities: If the unit shares a utility meter with another unit or a common area, landlords must disclose how they calculate and divide the utility costs.
Smoking: Outlines the unit’s smoking policy, including any designated smoking areas on the property.
Additional Connecticut Month-to-Month Lease Laws
Other Connecticut laws apply throughout the tenancy. It’s important to stay up to date on the state’s requirements for various aspects of your rental, including terminating the lease, collecting rent, and more.
Notice to Terminate a Month-to-Month Agreement
When it’s time to terminate a Connecticut month-to-month lease agreement, landlords and tenants have a great deal of flexibility and discretion.
Required notice for tenant: State law does not specify a time period for tenants to give notice to terminate the Connecticut month-to-month lease agreement.
Required notice for the landlord: Landlords must give tenants 3 days’ written notice to end their tenancy at will (Conn. Gen. Stat. § 47a-23(a)).
Laws Governing Rent Increases
A Connecticut month-to-month lease agreement gives landlords greater flexibility and control over the rent landlords charge, but state law still limits how landlords can implement these changes.
Rent control and stabilization do not exist at the state level in Connecticut; however, landlords may only increase rent by a reasonable amount and give advance notice.
Lease Violations and Eviction
If your tenant violates any part of their lease, Connecticut law outlines clear steps to get back on track.
Missed rent payment: If your tenant misses a rent payment, landlords may issue a late fee or a 3-day Notice to Pay or Quit after the grace period (Conn. Gen. Stat. § 47a-15a).
Lease violation: For other lease violations, landlords may issue a Notice to Cure or Quit (Conn. Gen. Stat. § 47a-23a).
Lease abandonment: If your tenant breaks their lease before the end of its term, they can be held financially responsible for the remainder of the term. However, it is the landlord’s responsibility to attempt to re-rent the unit as soon as possible (Conn. Gen. Stat. § 47a-11c).
Self-help evictions: In Connecticut, self-help evictions are illegal. Landlords should never attempt to remove a tenant on their own.
Rent Payment Laws
Rent payment laws in Connecticut set the tone for collecting rent each month, from late fees to your tenant’s right to withhold rent. Here’s what landlords need to know.
Rent control/stabilization: Rent control and stabilization do not exist in Connecticut.
Late rent fees: In Connecticut, landlords can charge $5 per day (up to $50) or 5% of the total rent due (Conn. Gen. Stat. § 47a-15a(b)).
Grace period: Connecticut law requires landlords to give their tenants a 9-day grace period before rent is considered late (Conn. Gen. Stat. § 47a-15a).
Tenant’s right to withhold rent: In Connecticut, tenants have the right to withhold rent if their landlord does not address significant repairs in a reasonable time. They may also withhold rent if the unit incurs significant damage from a fire or other event that they did not cause (Conn. Gen. Stat. § 47a-13, § 47a-14).
Pet rent laws: Landlords may charge pet rent or collect a pet deposit, as long as the amounts are reasonable and your lease template clearly states the charges.
Security Deposits
Connecticut law also governs security deposits, which allow landlords to collect money up front to offset potential expenses for unpaid rent or excessive tenant damage.
Maximum amount: In Connecticut, landlords may charge up to 2 months’ rent as a security deposit for tenants under 62. If your tenant is 62 or older, landlords may charge up to 1 month’s rent. Additionally, if your tenant turns 62 during their tenancy, landlords must refund the partial balance of the deposit (Conn. Gen. Stat. § 47a-21b).
Deposit receipt: Landlords must provide a receipt to your tenant for their security deposit payment, including the name of the bank holding the deposit, the location, and the total amount (Conn. Gen. Stat. § 47a-21).
Interest payments: Connecticut law requires landlords to hold funds in an interest-bearing account and to pay their tenants interest on the amount (Conn. Gen. Stat. § 47a-21h, § 47a-21i).
Security deposit return: Once landlords have their tenant’s forwarding address, they have 15 days to return the security deposit, minus any deductions. Otherwise, landlords have 21 days to return the deposit (Conn. Gen. Stat. § 47a-21d(2)).
Deductions: Landlords must provide an itemized list of any deductions they withhold within 15 days if they have the tenant’s forwarding address. If landlords don’t have the address, this limit increases to 21 days (Conn. Gen. Stat. § 47a-21d(2)).
Property Access Laws
Connecticut law protects tenants while allowing landlords the ability to maintain their property.
Advance notice: Landlords must give their tenants reasonable notice before entering the property for routine maintenance and repairs (Conn. Gen. Stat. § 47a-16).
Immediate access: In an emergency, landlords may enter the property immediately (Conn. Gen. Stat. § 47a-16).
Harassment: State law considers it landlord harassment if landlords repeatedly enter the unit without giving notice or cause. As a result, landlords can face civil or financial penalties, and your tenant can even break their lease early (Conn. Gen. Stat. § 47a-16).
