Connecticut Residential Lease Agreement

Last Updated: April 25, 2024 by Roberto Valenzuela

A Connecticut residential lease agreement (“rental agreement”) is a legal contract between a landlord overseeing a residential property and a tenant who wishes to rent it. A residential lease may, on or before move-in, additionally require a security deposit from the tenant as assurance against future property damage.

Connecticut Residential Lease Agreement Disclosures

These disclosures are required for some or all residential lease agreements in Connecticut:

Disclosure Applicable To
Landlord’s Name and Address All Units
Common Interest Units in a Common Interest Community
Fire Sprinkler System Units that Require a Fire Sprinkler System
Bed Bugs All Units
Move-In Checklist All Leases Beginning Jan. 1, 2024
Notice of Elderly and Disabled Tenant Rights All New Leases on Properties with 5+ Units
Lead Paint All Units Built Before 1978

Landlord’s Name and Address

Applicable to all Connecticut rentals.

Creates a line of communication for important notices and demands between tenant and landlord. Landlords or any authorized individuals who act on behalf of the property should provide contact information (including their address) within or alongside the lease.  This information should be provided to the tenant on or before the commencement of the tenancy.

Common Interest Community Notice

Applicable to all Connecticut rentals units located in a common interest community.

Connecticut leases must contain a disclosure if they are located in a common interest community (where the tenant pays fees for shared amenities).

This is an example of a common interest community disclosure:

NOTICE OF COMMON INTEREST COMMUNITY. This property is located in a common interest community, which means that the Tenant may be subjected to fees associated with the support of common interests such as amenities.

Download: Connecticut Notice of Common Interest Community Disclosure Form (PDF)

Operative Fire Sprinkler System Notice

Applicable to all Connecticut rentals units that require a fire sprinkler system.

Connecticut landlords of property that requires a fire sprinkler system pursuant to the State Fire Safety Code or the Sate Fire Prevention Code must disclose to tenants whether that system is installed and in proper operating condition. If installed, the landlord must attach the maintenance and inspection history of the system to the lease. The notice must be written in 12-point, boldfaced and uniform font.

Download: Connecticut Operative Fire Sprinkler Disclosure Form (PDF)

Bed Bug Disclosure

Applicable to all Connecticut rentals.

Connecticut landlords must provide notice of infestation whenever bed bugs are found on the rental property or an adjacent or contiguous property. Upon a tenant’s request, the landlord must also disclose the last date of inspection for bed bugs.

This is an example of a bed bug disclosure clause:

BED BUGS. At the time of presenting this agreement, Landlord certifies:

[ ] No known current infestation or history of bed bugs in this property.
[ ] There is no known current infestation, but there is a history of infestation in this property.
[ ] No known current infestation, but there is a nearby infestation or history of infestations which may place the property at risk.

See attached addendum for more information.
Addendum

Download: Connecticut Bed Bug Disclosure Form (PDF)

Move-In Checklist

Applicable to all leases which begin on or later than January 1, 2024.

Connecticut landlords must provide a move-in checklist (alongside a signed copy of the lease) to inventory existing property damage. The landlord must walk the tenant through, with the checklist, before the tenant occupies the property. This enables accurate deductions from the security deposit upon move-out.

A landlord cannot deduct from the security deposit to repair any issue noted on the move-in checklist.

Download: Connecticut Housing Commission Walkthrough Checklist (DOC)

Notice of Elderly and Disabled Tenant Rights

Applicable to all leases in a complex or mobile home park with five or more dwellings, beginning January 1, 2024.

Connecticut law gives special protections to tenants over age 62, disabled tenants, and family members who live with them. Certain types of evictions and rent increases are not permitted when a tenant falls into one of these protected categories. Landlords of properties which contain five or more units must provide every new or renewed tenancy with a disclosure from the Housing Commission which details these rights.

Download: Connecticut Housing Commission Notice for Elderly and Disabled Tenants (PDF)

Lead-Based Paint Disclosure

Applicable to any Connecticut rentals built before 1978.

Connecticut residential leases for property built before 1978 must, by federal law, contain a lead-based paint disclosure. This requires landlords to do the following:

Download: Connecticut Lead-Based Paint Disclosure Form (PDF)

Optional Disclosures and Addenda (Recommended)

The following lease agreement disclosures and addenda are not required by Connecticut law in residential lease agreements, but assist with tenant management and help limit landlord liability.

Optional Disclosure Purpose
Asbestos Informs tenants about any asbestos hazards related to the property. Tenants can take precautions to reduce asbestos hazards by avoiding any disturbance of asbestos fibers.
Late/Returned Check Fees Specifies late fees or returned check fees related to the lease. Connecticut requires “reasonable” late fees, and caps returned check fees at $20 per check.
Medical Marijuana Use Informs tenants about policy related to medical marijuana use on the rental property. Some state laws allow landlords to restrict marijuana usage to non-smoking methods only, or allow use only in designated smoking areas.
Mold Disclosure Informs tenants about actual or suspected mold contamination on the property, along with any remediation efforts, to help limit landlord liability.
Non-Refundable Fees Charges not agreed by the tenant in the lease may be refundable upon lease termination. For Connecticut landlords to charge a non-refundable fee, it must be disclosed and agreed as such in the lease.
Shared Utilities Arrangements Discloses how charges are billed to individual tenants, when multiple rental units share a utility meter for the whole building or property. This ensures tenants receive fair charges and understand what uses contribute to their bill.
Smoking Informs tenants of designated smoking areas that do not interfere with the quiet enjoyment of other tenants.

Consequences of Not Including Mandatory Disclosures

Mandatory disclosures outline important health, safety, and property information for the benefit of both landlord and tenant. A landlord who fails to provide federally or state-mandated disclosures could face legal consequences or monetary penalties, either from a tenant lawsuit or from state officials. Many lease provisions may be unenforceable without legally required disclosures.

Failure to comply with the state bed bug disclosure requirements carries liability for the tenant’s attorney fees, plus the greater of $250 or the tenant’s actual damages as a fine.

Failure to comply with the federal lead-based paint hazard disclosure risks fines of tens of thousands of dollars per violation.

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