RESIDENTIAL LEASE AGREEMENT - CONNECTICUT
This Residential Lease Agreement ("Lease") is entered into on [[Lease Date]] by and between:
Landlord: [[Landlord Full Legal Name or Company Name]] ("Landlord")
Address for notices: [[Landlord Notice Address, City, CT, ZIP]]
Phone: [[Phone]] | Email: [[Email]]
Property Manager (if applicable): [[Property Manager Name and Contact]]
Tenant: [[Tenant Full Legal Name(s)]] (jointly and severally, "Tenant")
1. Premises
Landlord leases to Tenant the residential property at:
[[Full Property Address, Unit No., City, Connecticut, ZIP Code]] (the "Premises")
Including:
- Parking space(s): [[Space(s) or "None"]]
- Storage: [[Storage area or "None"]]
- Appliances included: [[List or "As noted in Move-In Report"]]
The Premises shall be used exclusively as a private residential dwelling.
2. Term
[ ] Fixed-Term Lease: Begins [[Start Date]] and ends [[End Date]]. If Tenant remains in possession after the end date with Landlord's acquiescence, the tenancy converts to a month-to-month tenancy on the same terms.
[ ] Month-to-Month Tenancy: Begins [[Start Date]] and continues month-to-month until terminated by proper notice.
3. Rent
3.1 Monthly Rent: $[[Monthly Rent Amount]], due in advance on the [[Due Day, e.g., 1st]] of each month, without offset or deduction, payable to [[Landlord name]] by [[payment method and address/portal]].
3.2 Proration: If the Lease begins on a day other than the first of the month, the first month's rent is prorated at $[[Prorated Amount]] for [[start date]] to [end of month]].
4. Late Fee
4.1 Grace Period: Rent not received by the Landlord within 9 days after the due date (the "Grace Period") is late. Connecticut law establishes a 9-day grace period before a late fee may be charged (C.G.S. § 47a-15a).
4.2 Late Charge: A late charge of $[[Late Fee Amount]] (which must be a reasonable estimate of the actual loss to the Landlord from late payment - excessive or punitive late fees are unenforceable) shall be due upon expiration of the Grace Period.
4.3 Returned Payments: A fee of $[[Returned Check Fee]] applies to any returned or dishonored payment.
5. Security Deposit
5.1 Security Deposit Amount: Tenant shall pay a security deposit of $[[Security Deposit Amount]] on or before the start of the tenancy.
Connecticut Security Deposit Caps (C.G.S. § 47a-21):
- Tenants who are age 62 or older or who have a physical or mental disability: deposit may not exceed one month's rent.
- All other tenants: deposit may not exceed two months' rent.
- For this tenancy: applicable cap = $[[Applicable Cap - one or two months' rent]]
5.2 Use. The deposit secures Tenant's performance under this Lease, including unpaid rent and damage beyond ordinary wear and tear.
5.3 Return (C.G.S. § 47a-21(d)). Landlord shall return the deposit (or provide an itemized statement of deductions) within 21 days (15 days if Tenant gave proper notice of intent to vacate and the unit is re-rented within 21 days) after:
(a) Tenant vacates; AND
(b) Tenant provides Landlord with a forwarding address in writing.
If Landlord fails to return the deposit or itemized statement within the statutory period, Tenant may be entitled to double damages under C.G.S. § 47a-21(d)(2).
5.4 Interest. Landlord must pay interest on the security deposit annually and at the time of return, at the rate prescribed by the Connecticut Banking Commissioner (currently based on savings account rates - verify current rate). Interest accrues from the date of deposit.
5.5 Deposit Segregation. The security deposit shall be held in a separate bank account, segregated from Landlord's other funds, at a Connecticut-chartered or federally-chartered banking institution (C.G.S. § 47a-21(h)).
6. Utilities and Services
| Utility / Service | Landlord | Tenant |
|-------------------|:--------:|:------:|
| Electricity | [ ] | [ ] |
| Natural Gas / Heat | [ ] | [ ] |
| Water / Sewer / Trash | [ ] | [ ] |
| Cable / Internet | [ ] | [ ] |
Tenant shall place Tenant-paid utilities in Tenant's name effective the Start Date.
7. Occupants; Guests
7.1 The Premises shall be occupied only by Tenant and the following permitted occupants: [[Names of additional permitted occupants or "Named Tenant(s) only"]].
7.2 A guest staying more than [[e.g., 14 consecutive days or 30 days in any calendar year]] without Landlord's prior written consent constitutes a material breach of this Lease.
8. Move-In Condition Inspection
8.1 Before or at the time of move-in, Landlord shall provide Tenant with a Move-In Condition Report (Exhibit A) documenting the current condition of the Premises.
8.2 Tenant shall sign and return the Report within [[5]] days of move-in with any noted exceptions. Failure to return constitutes acceptance of the documented conditions.
9. Landlord's Maintenance and Habitability (C.G.S. §§ 47a-7, 47a-8)
9.1 Implied Warranty of Habitability. Landlord warrants that the Premises complies with all applicable building and housing codes, and is safe, clean, and fit for habitation throughout the Lease Term (C.G.S. § 47a-7).
9.2 Landlord's Specific Duties. Landlord shall:
(a) Maintain all structural components (roof, walls, foundation) in good repair;
(b) Maintain all electrical, plumbing, heating, and ventilation systems in good working order;
(c) Provide working smoke alarms and carbon monoxide detectors as required by law;
(d) Maintain common areas in a clean, safe condition;
(e) Maintain appropriate and adequate extermination services for insects, rodents, and vermin (C.G.S. § 47a-7(a)(5)).
9.3 Tenant's Remedies for Breach of Habitability. If Landlord fails to maintain habitable conditions and does not cure after notice, Tenant may have the right to:
(a) Repair and deduct (up to $1,500 or one-month's rent, whichever is greater, after proper notice and opportunity to cure - C.G.S. § 47a-13);
(b) Withhold rent after complying with the statutory escrow procedure (C.G.S. § 47a-14h);
(c) Terminate the Lease and vacate.
10. Tenant's Obligations (C.G.S. § 47a-11)
Tenant shall:
(a) Maintain the Premises in a clean and safe condition;
(b) Dispose of garbage and waste in designated containers;
(c) Use all systems and appliances properly and only as intended;
(d) Not willfully or negligently damage the Premises;
(e) Not disturb neighbors' peaceful enjoyment;
(f) Promptly notify Landlord of needed repairs in writing;
(g) Test smoke and CO detectors monthly and replace batteries as needed.
11. Landlord's Right of Entry (C.G.S. § 47a-16)
11.1 Landlord may enter the Premises with at least reasonable notice, at least 24 hours in advance (or as mutually agreed), between 8:00 a.m. and 8:00 p.m., for the purposes of inspection, repair, improvement, or showing to prospective tenants or buyers, EXCEPT:
(a) In an emergency;
(b) Where Tenant has abandoned the Premises.
11.2 Landlord shall not abuse the right of entry or use it to harass or intimidate Tenant.
12. Pets
- [ ] No Pets Permitted (except qualified assistance animals as required by applicable law).
- [ ] Pets Permitted subject to: [[Pet type, number, size limit, monthly pet fee or pet deposit: $[[Amount]]]].
13. Smoking
Smoking [[tobacco / cannabis / all substances]] is:
- [ ] Prohibited everywhere in the Premises and all common areas.
- [ ] Permitted only in: [[Designated area]].
14. Renter's Insurance
Tenant is encouraged (and may be required) to carry renter's insurance with personal liability coverage of at least $[[Minimum Amount, e.g., $100,000]]. [ ] Proof of insurance is required before or at move-in.
Landlord's insurance does not cover Tenant's personal property or personal liability.
15. Assignment and Subletting (C.G.S. § 47a-11b)
15.1 Tenant may not assign this Lease or sublet all or any part of the Premises without Landlord's prior written consent.
15.2 If consent is given, Tenant remains liable for all Lease obligations during the sublease period.
16. Alterations and Improvements
16.1 Tenant shall not make alterations, additions, or improvements to the Premises without Landlord's prior written consent.
16.2 Approved alterations become Landlord's property unless Landlord requires removal and restoration upon Lease termination.
17. Default and Notice to Quit
17.1 Non-Payment. If Tenant fails to pay rent, Landlord may serve a 3-day Notice to Quit (C.G.S. § 47a-23). Tenant has a statutory right to pay and stay once per calendar year if all arrears are paid before judgment (C.G.S. § 47a-15a).
17.2 Lease Violation (Non-Serious). For a non-serious breach, Landlord must first provide a 15-day notice to cure before serving a Notice to Quit (C.G.S. § 47a-15).
17.3 Serious Nuisance. For a serious nuisance or illegal activity, a 3-day Notice to Quit may be served immediately.
17.4 No Self-Help. Landlord shall not change locks, remove Tenant's property, shut off utilities, or use any self-help eviction. Possession may only be recovered through Summary Process (C.G.S. § 47a-26).
18. Termination of Month-to-Month Tenancy
18.1 Either party may terminate a month-to-month tenancy by providing written notice of one full rental period (at least 30 days) before the end of the rental period (C.G.S. § 47a-23).
19. Holdover
19.1 If Tenant remains in possession after the Lease Term without Landlord's written consent, Tenant is a holdover. Landlord may:
(a) Treat the tenancy as month-to-month on the same terms (by accepting rent); or
(b) Treat the holdover as unlawful and commence Summary Process.
Holdover Rate: $[[Holdover Daily/Monthly Rate]] (at Landlord's election).
20. Casualty and Condemnation
20.1 If the Premises is damaged or destroyed by fire or other casualty not caused by Tenant and rendered uninhabitable, rent abates for the affected portion and either party may terminate if repairs cannot be completed within [[60-90]] days (C.G.S. § 47a-4a).
20.2 If all or a material part of the Premises is taken by eminent domain, this Lease terminates as to the part taken.
21. Required Disclosures (Connecticut and Federal)
21.1 Lead-Based Paint Disclosure. If the Premises was built before 1978, the federal lead disclosure and EPA pamphlet are provided as Exhibit C (42 U.S.C. § 4852d). Landlord's knowledge of lead paint: [[State or "No known lead paint condition"]].
21.2 Mold. Landlord is not aware of any current mold conditions in the Premises except: [[Describe or "None"]].
21.3 Bedbug History. Connecticut requires disclosure of known bedbug infestation history. To Landlord's knowledge, the Premises [[has / has not]] had a bedbug infestation in the prior 12 months (C.G.S. § 47a-7a).
21.4 Common Interest Communities / HOA. If the Premises is part of a condominium or HOA: Tenant is subject to the applicable rules and bylaws, a copy of which is provided as Exhibit D.
21.5 Smoke and Carbon Monoxide Detectors. Working smoke alarms and (where applicable) CO detectors are installed as of the move-in date in compliance with Connecticut law (C.G.S. § 29-305).
21.6 Fair Housing. Landlord does not discriminate on the basis of race, color, national origin, sex, religion, disability, familial status, age, sexual orientation, marital status, or any other basis protected by the Fair Housing Act (42 U.S.C. § 3604) or the Connecticut Fair Housing Act (C.G.S. § 46a-64c).
22. Domestic Violence Protections (C.G.S. §§ 47a-11e, 47a-20a)
22.1 A Tenant who is a victim of domestic violence, stalking, sexual assault, or family violence may have the right to:
(a) Terminate the Lease early with appropriate documentation (police report, protective order, or written statement from a designated professional) - C.G.S. § 47a-11e;
(b) Change the locks with Landlord's assistance or independently in an emergency (Landlord shall provide a key if co-Tenant is the perpetrator) - C.G.S. § 47a-11e.
Landlord shall not terminate a tenancy solely because of a Tenant's status as a victim of domestic violence.
23. Military (SCRA)
23.1 A Tenant who is an active service member or qualifying dependent may terminate this Lease under the federal Servicemembers Civil Relief Act (50 U.S.C. § 3955) upon proper written notice with qualifying military orders.
24. Retaliation (C.G.S. § 47a-20)
24.1 Landlord shall not increase rent, decrease services, or serve a Notice to Quit in retaliation for Tenant's reporting of housing code violations, organizing Tenant associations, or exercising other legally protected rights.
25. Subordination, Non-Disturbance, and Attornment
25.1 This Lease is subordinate to any present or future mortgage or deed of trust on the Premises. In the event of foreclosure, Tenant shall attorn to any successor owner if provided a commercially reasonable non-disturbance agreement.
26. Notices
26.1 All notices shall be in writing and delivered personally or by USPS certified mail (return receipt requested) to the addresses set forth on page 1 of this Lease.
27. Rules and Regulations
27.1 Tenant shall comply with Landlord's written Rules and Regulations (Exhibit B), as may be reasonably updated by Landlord on notice.
28. Waiver
28.1 No delay or omission in exercising any right is a waiver. A waiver of one breach is not a waiver of any subsequent breach.
29. Severability
29.1 If any provision is held invalid, unenforceable, or contrary to Connecticut law, the remaining provisions remain in full force. Any term that conflicts with the Connecticut landlord-tenant statutes is unenforceable to the extent of the conflict; the statute governs.
30. Entire Agreement; Amendments
30.1 This Lease, with all exhibits, constitutes the entire agreement between the parties. All prior oral or written representations are merged herein. Any modification must be in writing and signed by both parties.
31. Joint and Several Liability
31.1 Each person signing as Tenant is jointly and severally liable for all obligations under this Lease.
32. Governing Law; Venue
32.1 This Lease is governed by the laws of the State of Connecticut. Any action shall be brought in the Connecticut Housing Court (Superior Court - Housing Session) for the judicial district where the Premises is located, or in such other court of competent jurisdiction.
33. Attorney Fees
33.1 In any action to enforce this Lease, the prevailing party may recover reasonable attorney fees and costs as permitted by Connecticut law.
34. Exhibits
- Exhibit A: Move-In Condition Report
- Exhibit B: Rules and Regulations
- Exhibit C: Lead-Based Paint Disclosure (if pre-1978)
- Exhibit D: HOA / Condo Rules (if applicable)
- Exhibit E: Additional Addenda: [[Describe or "None"]]
Signature Block
LANDLORD:
Signature: ______________________________ Date: _________
Printed Name: [[Landlord Legal Name or Authorized Signatory]]
TENANT(S):
Signature: ______________________________ Date: _________
Printed Name: [[Tenant 1 Full Name]]
Signature: ______________________________ Date: _________
Printed Name: [[Tenant 2 Full Name (if applicable)]]
> Template - not legal advice. Connecticut residential tenancies are governed by Title 47a of the Connecticut General Statutes. Key provisions include: security deposit cap of 2 months' rent (1 month for tenants 62+ or disabled - C.G.S. § 47a-21); 9-day grace period before late fee; 24-hour minimum entry notice; 21-day deposit return period; interest required on security deposit; bedbug disclosure requirement (C.G.S. § 47a-7a); and the once-per-year right to pay and cure non-payment (C.G.S. § 47a-15a). Verify all statutory requirements and any applicable local ordinances before use.
Primary Sources (as of 2026-06):
- C.G.S. § 47a-7 (landlord's duties - habitability)
- C.G.S. § 47a-11 (tenant's duties)
- C.G.S. § 47a-13 (repair and deduct)
- C.G.S. § 47a-15 (15-day cure notice)
- C.G.S. § 47a-15a (9-day grace; once-per-year right to pay)
- C.G.S. § 47a-16 (entry - 24-hour notice)
- C.G.S. § 47a-20 (retaliatory eviction)
- C.G.S. § 47a-21 (security deposit - 2-month cap, interest, 21-day return)
- C.G.S. § 47a-7a (bedbug history disclosure)
- C.G.S. § 47a-11e (domestic violence lease termination)
- 42 U.S.C. § 4852d (lead-based paint disclosure)
