RESIDENTIAL LEASE ADDENDUM – BEDBUG DISCLOSURE

(Connecticut ‒ Governed by Connecticut Landlord-Tenant Law)

[// GUIDANCE: Attach this Addendum to, and expressly incorporate it into, the Residential Lease Agreement (the “Lease”). Do not delete the signature blocks contained in the Lease; the parties must sign both documents for enforceability.]

I. DOCUMENT HEADER

A. Parties
This Residential Lease Addendum – Bedbug Disclosure (the “Addendum”) is entered into effective as of [EFFECTIVE DATE] (the “Effective Date”) by and between:

1. Landlord: [LANDLORD LEGAL NAME], a [STATE] [ENTITY TYPE], having an address at [LANDLORD ADDRESS] (“Landlord”); and
2. Tenant(s): [TENANT LEGAL NAME(S)], residing at the Premises described below (“Tenant”).

Landlord and Tenant are sometimes referred to herein individually as a “Party” and collectively as the “Parties.”

B. Premises
The residential dwelling located at [PREMISES STREET ADDRESS, UNIT, CITY, CT ZIP] (the “Premises”).

C. Recitals
WHEREAS, Landlord and Tenant have entered into the Lease for the Premises; and
WHEREAS, Connecticut law imposes specific disclosure, inspection, treatment, and cost-allocation obligations concerning bedbug infestations; and
WHEREAS, the Parties desire to comply with such law and to allocate responsibilities in a clear, defensible manner;

NOW, THEREFORE, in consideration of the mutual covenants herein and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the Parties agree as follows.

TABLE OF CONTENTS

1. II. Definitions
2. III. Operative Provisions
3. IV. Representations & Warranties
4. V. Covenants & Restrictions
5. VI. Default & Remedies
6. VII. Risk Allocation
7. VIII. Dispute Resolution
8. IX. General Provisions
9. X. Execution Block

II. DEFINITIONS

For purposes of this Addendum, capitalized terms shall have the meanings set forth below. Terms defined in the Lease shall have the same meanings herein unless expressly modified.

“Actual Damages” – Direct, out-of-pocket losses proved with reasonable certainty, excluding punitive, consequential, special, or speculative damages.

“Bedbug(s)” – Cimex lectularius or any other insect commonly referred to as bedbug.

“Disclosure Form” – The written statement attached hereto as Exhibit A whereby Landlord discloses any known or recent Bedbug presence and Tenant acknowledges receipt.

“Inspection Report” – A written report issued by a Qualified Pest Control Professional documenting the results of an inspection of the Premises or building for Bedbugs.

“Qualified Pest Control Professional” – A pest control operator licensed and certified under applicable Connecticut law and any municipal ordinances, holding license number [LICENSE NO.].

“Remediation” – All reasonable and industry-standard measures, treatments, and follow-up inspections necessary to eradicate Bedbugs from the Premises as determined by a Qualified Pest Control Professional.

“Temporary Relocation” – Relocation of Tenant to substitute housing that complies with applicable habitability standards while Remediation is performed, if deemed necessary by Landlord or required by law.

III. OPERATIVE PROVISIONS

3.01 Initial Disclosure

(a) Concurrently with execution of this Addendum, Landlord shall deliver to Tenant a completed Disclosure Form covering the 12-month period preceding the Effective Date.
(b) Tenant shall review, sign, and return the Disclosure Form prior to, or simultaneously with, taking possession of the Premises.

3.02 Tenant’s Ongoing Notification Obligation

Tenant shall promptly (and in any event within forty-eight [48] hours) notify Landlord in writing upon the earlier of:
1. Discovery of any Bedbugs or signs of Bedbugs in or about the Premises; or
2. Receipt of any Bedbug-related notice from any governmental authority.

3.03 Inspection Procedure

(a) Within five (5) business days after receiving written notice of suspected Bedbugs, Landlord shall engage a Qualified Pest Control Professional to perform an inspection of:
i. The Premises; and
ii. Any contiguous dwelling or common areas the inspector deems reasonably necessary.

(b) Tenant shall provide access to the Premises at the date and time scheduled and shall comply with all preparatory instructions provided by the inspector.

3.04 Remediation Protocol

(a) If an Inspection Report confirms the presence of Bedbugs in the Premises or contiguous areas, Landlord shall, within a commercially-reasonable time, commence Remediation using a Qualified Pest Control Professional.
(b) Remediation shall continue until the Qualified Pest Control Professional issues written confirmation that the Premises are Bedbug-free.
(c) Tenant shall comply with all preparatory and post-treatment instructions, including laundry, enclosure of personal property, and reasonable vacatur periods.

3.05 Temporary Relocation (If Required)

(a) If a governmental authority or Qualified Pest Control Professional determines that Temporary Relocation is required, Landlord shall provide Tenant with substitute housing of comparable size and basic amenities.
(b) The cost of Temporary Relocation shall be advanced by Landlord, subject to reallocation under Section VII below.

IV. REPRESENTATIONS & WARRANTIES

4.01 Landlord Representations

(a) Landlord has disclosed to Tenant all known Bedbug infestations affecting the Premises or the building within the past twelve (12) months.
(b) To the best of Landlord’s knowledge, and except as disclosed in Exhibit A, the Premises are free of any active Bedbug infestation as of the Effective Date.

4.02 Tenant Representations

(a) Tenant has inspected, or had the opportunity to inspect, the Premises for Bedbugs prior to execution of this Addendum.
(b) Tenant has not experienced or treated a Bedbug infestation in Tenant’s prior residence or personal property within the past twelve (12) months OR has disclosed such history in writing to Landlord.
(c) All upholstered furniture, mattresses, bedding, clothing, and other soft goods being moved into the Premises have been inspected and, if necessary, treated for Bedbugs.

4.03 Survival

All representations and warranties in this Section IV shall survive expiration or termination of the Lease for a period of one (1) year.

V. COVENANTS & RESTRICTIONS

1. Tenant shall refrain from introducing into the Premises any furniture, luggage, clothing, or other items known or reasonably suspected to be infested with Bedbugs.
2. Tenant shall not apply over-the-counter pesticides or undertake self-treatment for Bedbugs without Landlord’s prior written consent.
3. Tenant shall cooperate fully with any inspection, Remediation, or follow-up visit, including bagging clothing, laundering linens at high heat, and vacating the Premises if directed.
4. Landlord shall maintain records of all Inspection Reports and Remediation and, upon written request, furnish copies to Tenant.

VI. DEFAULT & REMEDIES

6.01 Tenant Default

Each of the following constitutes a material default:
a. Failure to provide timely access for inspection or Remediation;
b. Failure to comply with preparatory or post-treatment instructions;
c. Willful concealment of Bedbug presence or history;
d. Re-introduction of infested property after Remediation.

6.02 Notice and Cure

Landlord shall give Tenant written notice specifying the default. Tenant shall have seventy-two (72) hours to cure non-monetary defaults and five (5) calendar days to pay any monetary sums due.

6.03 Remedies

If Tenant fails to cure within the applicable period, Landlord may, in addition to any remedies under the Lease or law:
1. Cause Remediation to be performed and charge Tenant Actual Damages;
2. Temporarily relocate or, if necessary, terminate the Lease upon ten (10) days’ written notice;
3. Seek injunctive relief for habitability concerns; and
4. Recover reasonable attorneys’ fees and court costs.

VII. RISK ALLOCATION

7.01 Indemnification

To the extent permitted by law, Tenant shall indemnify, defend, and hold harmless Landlord and Landlord’s agents from and against any Actual Damages, claims, or liabilities arising from:
(a) Tenant’s breach of this Addendum; or
(b) Tenant’s negligent or intentional introduction of Bedbugs to the Premises.

7.02 Cost Allocation

(a) Landlord Responsibility – Landlord shall bear all costs of inspection, Remediation, and Temporary Relocation unless an Inspection Report establishes, by a preponderance of evidence, that Tenant introduced the Bedbugs through negligence or willful misconduct.
(b) Tenant Responsibility – Where Tenant introduction is so established, Tenant shall reimburse Landlord for Actual Damages, including but not limited to:
i. Inspection and Remediation;
ii. Temporary Relocation; and
iii. Replacement or treatment of common-area furniture.

7.03 Limitation of Liability

NEITHER PARTY SHALL BE LIABLE TO THE OTHER FOR PUNITIVE, SPECIAL, OR CONSEQUENTIAL DAMAGES, AND LIABILITY SHALL BE LIMITED TO ACTUAL DAMAGES, EXCEPT TO THE EXTENT CAUSED BY SUCH PARTY’S GROSS NEGLIGENCE OR WILLFUL MISCONDUCT.

7.04 Insurance

Tenant is strongly encouraged, but not required, to obtain renters’ insurance covering personal property loss or damage associated with Bedbugs. Landlord’s insurance does not cover Tenant property.

VIII. DISPUTE RESOLUTION

1. Governing Law – This Addendum and the Lease shall be governed by and construed in accordance with the residential landlord-tenant laws of the State of Connecticut, without regard to conflict-of-law principles.
2. Forum Selection – Any action arising out of or relating to this Addendum shall be exclusively filed in the Connecticut Housing Session of the Superior Court having venue over the Premises.
3. Arbitration – The Parties expressly exclude arbitration.
4. Jury Trial Preservation – Nothing herein shall be construed as a waiver of either Party’s constitutional right to a trial by jury.
5. Injunctive Relief – Notwithstanding any other provision, either Party may seek temporary or permanent injunctive relief to enforce habitability obligations or to prevent irreparable harm.

IX. GENERAL PROVISIONS

1. Integration – This Addendum, the Lease, and any exhibits or riders constitute the entire agreement regarding Bedbugs and supersede all prior or contemporaneous understandings.
2. Amendment and Waiver – No amendment or waiver shall be effective unless in a writing signed by both Parties.
3. Severability – If any provision of this Addendum is held illegal or unenforceable, the remaining provisions shall remain in full force.
4. Assignment – Tenant may not assign rights or delegate duties under this Addendum without Landlord’s prior written consent.
5. Successors and Assigns – This Addendum shall bind and benefit the Parties and their respective heirs, successors, and permitted assigns.
6. Counterparts; Electronic Signatures – This Addendum may be executed in counterparts, each of which is deemed an original, and signatures transmitted electronically (e.g., PDF, DocuSign) shall be deemed originals for all purposes.

X. EXECUTION BLOCK

IN WITNESS WHEREOF, the Parties have executed this Addendum as of the Effective Date.

[Notary acknowledgment if required by local practice]

EXHIBIT A

LANDLORD BEDBUG DISCLOSURE FORM
[Attach Landlord’s completed disclosure statement]

[// GUIDANCE: Use the statutory disclosure form promulgated by the Connecticut Department of Housing or, if none, adapt a custom form that (i) states whether Bedbugs were detected in the Premises or building within the preceding 12 months, and (ii) summarizes all inspections and treatments.]

[// GUIDANCE: Review Connecticut General Statutes and any municipal ordinances for updates prior to final execution. Confirm timetables, cost-allocation triggers, and inspection/licensing requirements, which may evolve periodically.]