CONNECTICUT NOTICE TO QUIT POSSESSION

And Demand for Vacating Premises

Compliant with Connecticut General Statutes Chapter 832 -- Summary Process
Conn. Gen. Stat. § 47a-23

IMPORTANT: RIGHT TO COUNSEL NOTICE

Pursuant to Conn. Gen. Stat. § 47a-75 (effective October 1, 2021), the following notice must accompany every residential Notice to Quit served in Connecticut:

YOU MAY HAVE A RIGHT TO COUNSEL. If you are a defendant in a summary process (eviction) action and you are unable to afford an attorney, you may be eligible for free legal help. Contact Statewide Legal Services at 1-800-453-3320 or visit www.slsct.org for assistance. You may also contact the Connecticut Bar Association Lawyer Referral Service at (860) 223-4400.

LANDLORD INFORMATION

Landlord Name: [________________________________]

Landlord Address: [________________________________]

City, State, ZIP: [________________________________] Connecticut [____]

Telephone: [________________________________]

Email: [________________________________]

Property Manager / Agent (if applicable): [________________________________]

TENANT INFORMATION

ALL adults (18 years or older) who occupy the Premises must be named, regardless of whether they are on the lease.

Tenant Full Legal Name(s):

1. [________________________________]
2. [________________________________]
3. [________________________________]
4. [________________________________]

And all other occupants, subtenants, and persons in possession of the Premises.

(Conn. Gen. Stat. § 47a-23 requires that every adult occupant be listed on the Notice to Quit.)

PREMISES INFORMATION

Property Address: [________________________________]

Unit/Apartment No.: [________________________________]

City/Town: [________________________________] Judicial District: [________________________________]

State: Connecticut ZIP: [____]

Lease/Rental Agreement Date (if written): [__/__/____]

Monthly Rent Amount: $[________________________________]

Lease Type: ☐ Written Lease ☐ Oral Agreement ☐ Month-to-Month

DATE AND SERVICE INFORMATION

Date of This Notice: [__/__/____]

Date of Service on Tenant: [__/__/____]

Possession Deadline (Quit Date): [__/__/____]

(The Possession Deadline must be at least 3 full calendar days after service, exclusive of the day of service and exclusive of Sundays and legal holidays, unless a longer period is required.)

PART I: NOTICE TO QUIT POSSESSION

TO THE ABOVE-NAMED TENANT(S) AND ALL OCCUPANTS:

You are hereby notified to quit possession and occupancy of the above-described Premises on or before [__/__/____] (the "Possession Deadline") for the reason(s) stated below.

PURSUANT TO CONN. GEN. STAT. § 47a-23, YOU ARE DIRECTED TO QUIT POSSESSION OF THE PREMISES FOR THE FOLLOWING REASON(S):

PART II: GROUND(S) FOR NOTICE TO QUIT

Select the applicable ground(s). Check one or more boxes and complete the corresponding section in Part III.

☐ A. Lapse of Time -- Lease term expired
(Conn. Gen. Stat. § 47a-23(a)(1))

☐ B. Non-Payment of Rent -- Failure to pay rent within the grace period
(Conn. Gen. Stat. § 47a-23(a)(1); residential grace period: 9 days)

☐ C. Violation of Rental Agreement or Rules -- Material lease violation
(Conn. Gen. Stat. § 47a-23(a)(1); 15-day cure period under § 47a-15a)

☐ D. Nuisance -- Conduct constituting a nuisance
(Conn. Gen. Stat. § 47a-23(a)(1))

☐ E. Serious Nuisance -- Conduct constituting a serious nuisance involving imminent danger
(Conn. Gen. Stat. § 47a-23(a)(2); no pretermination notice required)

☐ F. Material Non-Compliance with Statutory Duties -- Violation of Conn. Gen. Stat. § 47a-11
(Conn. Gen. Stat. § 47a-23(a)(1))

☐ G. Use of Premises for Illegal Purpose
(Conn. Gen. Stat. § 47a-23(a)(1))

☐ H. Use of Premises for Prostitution or Gambling
(Conn. Gen. Stat. § 47a-23(a)(1))

☐ I. Other Statutory Ground: [________________________________]

PART III: DETAILED STATEMENT OF GROUNDS

Section A: Lapse of Time

The Lease/rental agreement expired on [__/__/____]. Tenant has not vacated and continues to occupy the Premises without Landlord's consent to a new tenancy. Landlord demands possession upon the Possession Deadline stated above.

Section B: Non-Payment of Rent

Tenant has failed to pay rent within the statutory grace period.

Connecticut Residential Grace Period: Under Conn. Gen. Stat. § 47a-15a(a), residential tenants have a nine (9) day grace period after the rent due date before a Notice to Quit may be served for non-payment.

Rent Due Date: [__/__/____]

Grace Period Expiration Date: [__/__/____]

Total Past-Due Rent: $[________________________________]

Late Fees (if authorized by Lease): $[________________________________]

Total Amount Due: $[________________________________]

CURE OPTION (at Landlord's discretion): ☐ Landlord will accept full payment of all rent, late fees, and other sums due on or before the Possession Deadline as a complete cure, in which case this Notice shall be deemed withdrawn without prejudice.

☐ No cure is offered.

Payment must be delivered to: [________________________________]

Section C: Violation of Rental Agreement or Rules (15-Day Cure Period)

Tenant has violated the following provision(s) of the Rental Agreement or rules and regulations:

Provision(s) Violated: [________________________________]

Description of Violation:

[________________________________]

[________________________________]

Date(s) of Violation: [________________________________]

CURE PERIOD: Pursuant to Conn. Gen. Stat. § 47a-15a, before serving this Notice to Quit, Landlord served a 15-day pretermination notice on Tenant on [__/__/____] specifying the violation and demanding cure. The 15-day period expired on [__/__/____] without cure.

☐ The 15-day pretermination notice was served and expired without cure. This Notice to Quit is now being served.

☐ This is the pretermination notice. Tenant has 15 days from receipt to cure the violation. If the violation is not cured within 15 days, a Notice to Quit will follow.

Section D: Nuisance

Tenant or a person under Tenant's control has engaged in conduct that constitutes a nuisance, specifically:

[________________________________]

[________________________________]

Date(s) of Nuisance Conduct: [________________________________]

Section E: Serious Nuisance

Tenant or a person under Tenant's control has engaged in conduct that constitutes a serious nuisance involving imminent danger to other tenants, the Landlord, or to the Premises, specifically:

[________________________________]

[________________________________]

Date(s) of Serious Nuisance Conduct: [________________________________]

(For serious nuisance under § 47a-23(a)(2), no pretermination notice is required.)

Section F: Material Non-Compliance with Statutory Duties

Tenant has failed to comply with the statutory obligations set forth in Conn. Gen. Stat. § 47a-11, specifically:

[________________________________]

Section G: Illegal Use of Premises

The Premises have been used for an illegal purpose, specifically:

[________________________________]

Date(s) of Illegal Activity: [________________________________]

Police Report No. (if applicable): [________________________________]

PART IV: STATUTORY NOTICE PERIOD

Pursuant to Conn. Gen. Stat. § 47a-23, this Notice to Quit provides at least:

☐ Three (3) full calendar days following service (exclusive of the day of service and exclusive of Sundays and legal holidays) -- standard notice period for most grounds.

☐ Longer period as required by: ☐ Local ordinance ☐ Federal housing program requirements ☐ Lease provision ☐ Court order ☐ Other: [________________________________]

The Possession Deadline is: [__/__/____]

FAILURE TO VACATE THE PREMISES BY THE POSSESSION DEADLINE WILL RESULT IN THE COMMENCEMENT OF A SUMMARY PROCESS ACTION IN THE CONNECTICUT SUPERIOR COURT -- HOUSING SESSION.

PART V: TENANT RIGHTS AND INFORMATION

1. Right to Counsel. You may be entitled to free legal representation in an eviction proceeding. Contact Statewide Legal Services at 1-800-453-3320 or visit www.slsct.org. Conn. Gen. Stat. § 47a-75.

2. Right to Contest. You may appear in court and raise defenses to the eviction, including but not limited to:
   - Improper notice or service
   - Retaliatory eviction (Conn. Gen. Stat. § 47a-20)
   - Discrimination under federal or state fair housing laws
   - Housing code violations / breach of warranty of habitability (Conn. Gen. Stat. § 47a-7)
   - Failure to provide the 15-day pretermination notice for lease violations
   - Payment of rent in full

3. Retaliatory Eviction. Under Conn. Gen. Stat. § 47a-20, a landlord may not retaliate against a tenant for complaining about housing conditions to a government agency, joining or organizing a tenant organization, or exercising any legal right.

4. Grace Period. Under Connecticut law, residential rent may not be considered "late" until the 10th day after the due date (9-day grace period). A Notice to Quit for non-payment may not be served before the grace period expires.

5. Security Deposit. Upon vacating, your security deposit must be returned within thirty (30) days, with an itemized statement of any deductions, pursuant to Conn. Gen. Stat. § 47a-21.

6. Stay of Execution. Under Conn. Gen. Stat. § 47a-39, you may apply to the court for a stay of execution of an eviction judgment. The court may grant a stay of up to 5 months under certain circumstances.

7. Legal Resources:
   - Statewide Legal Services: 1-800-453-3320
   - Connecticut Fair Housing Center: (860) 247-4400
   - Connecticut Bar Association Lawyer Referral: (860) 223-4400
   - New Haven Legal Assistance: (203) 946-4811

PART VI: SERVICE OF THIS NOTICE

Connecticut law requires that this Notice to Quit be served by a State Marshal, Constable, or Indifferent Person in the manner prescribed by Conn. Gen. Stat. § 47a-23(b).

This Notice is being served by:

☐ State Marshal -- Name: [________________________________] Commission No.: [________________________________]

☐ Constable -- Name: [________________________________]

☐ Indifferent Person -- Name: [________________________________]

Method of Service:

☐ In-hand delivery of a true copy to each named Tenant/occupant.

☐ Abode service -- leaving a true copy at the usual place of abode of each named Tenant/occupant.

☐ Posting and mailing -- posting a true copy conspicuously on the main entrance of the Premises AND mailing a true copy by first-class mail to each named Tenant/occupant at the Premises address.

PART VII: CONSEQUENCES OF FAILURE TO QUIT

If Tenant fails to vacate the Premises by the Possession Deadline, Landlord may:

1. Commence a summary process action in the Connecticut Superior Court -- Housing Session for the Judicial District of [________________________________];
2. Seek a judgment for possession, back rent, use and occupancy, damages, court costs, and statutory attorney's fees;
3. Obtain an execution to be carried out by a State Marshal to remove Tenant and belongings from the Premises;
4. Pursue all other remedies available under the Lease and Connecticut law.

SELF-HELP EVICTIONS ARE PROHIBITED. Under Connecticut law, Landlord may not change locks, shut off utilities, remove doors or windows, or take any other action to force Tenant out without a court order. Conn. Gen. Stat. § 53a-214.

PART VIII: RESERVATION OF RIGHTS

Landlord reserves all rights and remedies available under the Lease, Connecticut General Statutes, and common law. All rights are cumulative and not exclusive. Acceptance of partial rent or failure to enforce any right shall not constitute a waiver. Nothing in this Notice shall be construed as an amendment of the Lease.

PART IX: GOVERNING LAW AND VENUE

Governing Law: This Notice and any resulting summary process action shall be governed by the laws of the State of Connecticut.

Venue: The Connecticut Superior Court -- Housing Session for the Judicial District of [________________________________] (or the geographical area session if no Housing Session exists for the judicial district).

PART X: CERTIFICATE OF SERVICE

(To be completed by State Marshal, Constable, or Indifferent Person)

I, [________________________________], being duly sworn (or affirming), depose and say:

1. On [__/__/____], at approximately [____] a.m./p.m., I served the foregoing Notice to Quit Possession upon the following named Tenant(s)/occupant(s):

2. The within and foregoing is true to the best of my knowledge and belief.

Signature of Server: _______________________________________________

Printed Name: [________________________________]

Commission No. (if Marshal): [________________________________]

Date: [__/__/____]

Subscribed and sworn before me this [____] day of [________________________________], 20[____].

Notary Public / Commissioner of the Superior Court:

Signature: _______________________________________________

Printed Name: [________________________________]

Commission Expires: [__/__/____]

PART XI: LANDLORD EXECUTION

Signature: _______________________________________________

Printed Name: [________________________________]

Title (if entity): [________________________________]

Entity Name (if applicable): [________________________________]

Date: [__/__/____]

PRACTICE NOTES FOR COUNSEL

1. All Adult Occupants Must Be Named. Connecticut law requires that every adult occupant (18 years or older) of the premises be named on the Notice to Quit, regardless of whether they are on the lease. Failure to name all occupants can be a defense.

2. Right to Counsel Notice. Since October 1, 2021, Conn. Gen. Stat. § 47a-75 requires that a Right to Counsel Notice accompany every residential Notice to Quit and every residential Summary Process Summons and Complaint. Failure to include this notice may be raised as a defense.

3. 3-Day Notice Period Computation. The 3-day period excludes the day of service and excludes Sundays and legal holidays. Example: Notice served on Wednesday requires a Possession Deadline no earlier than the following Monday (if no holiday intervenes).

4. 9-Day Grace Period for Rent. A Notice to Quit for non-payment may not be served before the 9-day grace period expires. If rent is due on the 1st, the grace period expires on the 10th, and the earliest a Notice to Quit may be served is the 10th.

5. 15-Day Pretermination Notice for Lease Violations. Under Conn. Gen. Stat. § 47a-15a, before serving a Notice to Quit for a lease violation (other than non-payment), the landlord must first serve a 15-day pretermination notice giving the tenant an opportunity to cure. Only after the 15-day period expires without cure may the Notice to Quit be served.

6. Service by Marshal/Constable/Indifferent Person. Only a State Marshal, Constable, or "Indifferent Person" (a person who is not a party to the action and has no interest in the outcome) may serve a Notice to Quit. Landlords may not serve the notice themselves.

7. Summary Process Timeline. After the Possession Deadline passes, the landlord files a Summary Process Complaint and Summons. The return date must be at least 7 days after the Possession Deadline. The tenant must appear or risk a default judgment.

8. Housing Session. Most eviction cases are heard in the Housing Session of the Superior Court. Check whether a Housing Session exists for the relevant judicial district.

9. Federal Housing. For Section 8 and other federally assisted housing, additional federal notice requirements may apply. The VAWA (Violence Against Women Act) provides additional protections.

10. Stay of Execution. Tenants may seek a stay of execution under § 47a-39. Courts consider factors including the tenant's good faith, efforts to find alternative housing, and hardship.

SOURCES AND REFERENCES

• Conn. Gen. Stat. § 47a-7 -- Landlord Obligations (Habitability)
• Conn. Gen. Stat. § 47a-11 -- Tenant Obligations
• Conn. Gen. Stat. § 47a-14h -- Written Lease Requirements
• Conn. Gen. Stat. § 47a-15 -- Termination of Tenancy by Lapse of Time
• Conn. Gen. Stat. § 47a-15a -- Lease Violation; 15-Day Pretermination Notice; 9-Day Grace Period
• Conn. Gen. Stat. § 47a-20 -- Retaliatory Eviction Prohibited
• Conn. Gen. Stat. § 47a-21 -- Security Deposit Requirements
• Conn. Gen. Stat. § 47a-23 -- Notice to Quit Possession
• Conn. Gen. Stat. § 47a-23a -- Summary Process Complaint
• Conn. Gen. Stat. § 47a-23b -- Stay of Execution
• Conn. Gen. Stat. § 47a-26a -- Right to Counsel
• Conn. Gen. Stat. § 47a-39 -- Stay of Execution (Application)
• Conn. Gen. Stat. § 47a-75 -- Right to Counsel Notice (Required)
• Conn. Gen. Stat. § 53a-214 -- Prohibition on Self-Help Eviction
• Connecticut Judicial Branch: Residential Summary Process Information
• Connecticut Superior Court Housing Session Filing Procedures

This template is provided by ezel.ai for informational purposes only. It does not constitute legal advice and should not be used without review and customization by a licensed Connecticut attorney. Laws change frequently; verify all citations before use.