Residential Lease Pest Control & Pest Disclosure Addendum

(Connecticut)

[// GUIDANCE: This template is drafted for use as an addendum to an existing Connecticut residential lease. Bracketed fields should be completed or modified by counsel to reflect the particulars of the transaction and the parties’ negotiated positions.]

TABLE OF CONTENTS

I. Document Header
II. Definitions
III. Operative Provisions
IV. Representations & Warranties
V. Covenants & Restrictions
VI. Default & Remedies
VII. Risk Allocation
VIII. Dispute Resolution
IX. General Provisions
X. Execution Block

I. DOCUMENT HEADER

Addendum Title: Residential Lease Pest Control & Pest Disclosure Addendum (“Addendum”)

Date of Addendum: [EFFECTIVE DATE]

Landlord: [LEGAL NAME OF LANDLORD] (“Landlord”)

Tenant(s): [LEGAL NAME(S) OF TENANT(S)] (“Tenant”)

Premises: [STREET ADDRESS, UNIT, CITY, CT ZIP] (“Premises”)

Recitals:
A. Landlord and Tenant are parties to that certain Residential Lease Agreement dated [LEASE DATE] (the “Lease”).
B. Connecticut landlord-tenant law imposes specific habitability and pest-control obligations on housing providers and occupants.
C. The parties desire to supplement the Lease with this Addendum to allocate responsibility for pest prevention, treatment, and disclosure and to enhance habitability protections in compliance with applicable Connecticut statutes and regulations.
D. In consideration of the mutual covenants herein and other good and valuable consideration, the sufficiency of which is acknowledged, the parties agree as follows.

II. DEFINITIONS

For purposes of this Addendum, capitalized terms have the meanings set forth below. Terms not defined herein retain the meanings assigned in the Lease.

1. “Active Infestation” – The presence of live pests, nesting evidence, or conditions reasonably likely to sustain pest life-cycles within the Premises or Building.
2. “Building” – The structure(s) in which the Premises are located, together with common areas, grounds, and appurtenant facilities owned or controlled by Landlord.
3. “Integrated Pest Management” or “IPM” – A preventive, environmentally sensitive pest control strategy prioritizing inspection, sanitation, exclusion, monitoring, targeted pesticide application, and occupant education.
4. “Licensed Pest Professional” – Any individual or entity duly licensed or certified to apply pesticides or perform pest-control services under Connecticut law.
5. “Pest(s)” – Rodents, cockroaches, bedbugs, termites, ants, fleas, mosquitoes, nuisance wildlife, or any other organism designated by Connecticut health or environmental authorities as detrimental to habitability.
6. “Pest Treatment” – Inspection, application of pesticides or other control agents, structural repairs, sanitation efforts, or any combination thereof aimed at eliminating or preventing Pest activity.

III. OPERATIVE PROVISIONS

3.1 Scope; Incorporation. This Addendum is hereby incorporated into and deemed part of the Lease. In the event of conflict between the Lease and this Addendum, the more stringent pest-control obligation shall govern.

3.2 Landlord Obligations.
a. Habitability. Landlord shall deliver and maintain the Premises in a condition free from Active Infestation and in material compliance with all applicable building, housing, health, and environmental codes.
b. Baseline Inspection. Landlord shall, at Landlord’s cost, have the Premises inspected by a Licensed Pest Professional within [X] days prior to initial occupancy or renewal. Written results shall be provided to Tenant.
c. Remediation. Upon receipt of notice or independent knowledge of an Active Infestation not caused by Tenant (or Tenant’s invitees, licensees, or guests), Landlord shall, within a commercially reasonable time, commence and diligently pursue IPM-based Pest Treatment until the infestation is eliminated.
d. Notice of Pesticide Use. Landlord shall give Tenant at least forty-eight (48) hours’ written notice prior to any non-emergency application of pesticides inside the Premises, specifying the date, time window, treatment area, product name, active ingredients, and any entry restrictions.

3.3 Tenant Obligations.
a. Sanitation & Exclusion. Tenant shall maintain the Premises in a clean, sanitary condition; store food in sealed containers; promptly dispose of garbage; refrain from over-accumulation of personal property that may harbor Pests; and take reasonable steps to prevent conditions conducive to Pest activity.
b. Prompt Reporting. Tenant shall provide Landlord with written or electronic notice of any suspected Pest presence or conditions likely to create an infestation (e.g., water leaks, structural gaps) within twenty-four (24) hours of discovery.
c. Cooperation. Tenant shall:
i. Grant Landlord and its agents access to the Premises for inspection and Pest Treatment on not less than twenty-four (24) hours’ notice (or such shorter period as permitted for emergencies);
ii. Follow all pre- and post-treatment instructions provided by the Licensed Pest Professional;
iii. Temporarily relocate personal property or vacate rooms as reasonably required to facilitate effective Pest Treatment.
d. Tenant-Caused Infestations. If an Active Infestation is determined by a Licensed Pest Professional to have been caused by Tenant’s breach of this Addendum or negligent acts or omissions, Tenant shall reimburse Landlord for all reasonable Pest Treatment costs within thirty (30) days of written demand, which costs shall be deemed Additional Rent under the Lease.

3.4 Cost Allocation.
a. Landlord pays: (i) baseline inspection; (ii) treatment of pre-existing or building-originating infestations; and (iii) treatments not attributable to Tenant’s breach or negligence.
b. Tenant pays: (i) treatments for infestations caused by Tenant; (ii) incremental cost increases resulting from Tenant’s failure to timely report or cooperate; and (iii) re-treatments necessitated by Tenant’s non-compliance with preparation instructions.

3.5 Entry; Compliance with Law. All Pest Treatments shall be performed by a Licensed Pest Professional in compliance with Connecticut pesticide control statutes and any applicable Department of Energy & Environmental Protection (“DEEP”) regulations. Entry shall be in accordance with lease and statutory requirements.

IV. REPRESENTATIONS & WARRANTIES

4.1 Landlord Representations. To the best of Landlord’s knowledge, after reasonable inquiry and the baseline inspection described in Section 3.2(b), the Premises are free of Active Infestation as of the Effective Date.

4.2 Tenant Acknowledgments. Tenant acknowledges receipt of (i) the baseline inspection report; (ii) the Connecticut DEEP consumer information sheet on pesticide safety; and (iii) any manufacturer safety data sheets for pesticides that may be used in the Premises.

4.3 Survival. The representations set forth in this Article IV survive for ninety (90) days following commencement of the Lease Term and shall thereafter merge, except for latent infestations unknown at the time of delivery.

V. COVENANTS & RESTRICTIONS

5.1 Landlord Covenants. Landlord shall implement an ongoing IPM program for the Building, maintain exterior areas to reduce Pest harborage, and keep records of all Pest Treatments for a minimum of three (3) years, available for Tenant inspection upon reasonable request.

5.2 Tenant Covenants. Tenant shall not: (a) apply any pesticide or Pest control product in the Premises without Landlord’s prior written consent; (b) introduce animals, plants, or materials known to harbor Pests; or (c) obstruct Landlord’s remediation efforts.

5.3 Notice & Cure. Except in emergencies, each party shall provide the other with written notice of breach of this Addendum and a seven (7) day opportunity to cure before exercising remedies.

VI. DEFAULT & REMEDIES

6.1 Events of Default. The following constitute Events of Default under this Addendum and under the Lease:
a. Failure by Tenant to reimburse Pest Treatment charges when due;
b. Failure by Tenant to provide access or cooperate with Pest Treatment;
c. Failure by Landlord to commence timely remediation of a reported Active Infestation.

6.2 Remedies.
a. Tenant Default. Landlord may (i) perform Tenant obligations at Tenant’s expense; (ii) recover all costs as Additional Rent; (iii) pursue eviction proceedings; and/or (iv) seek injunctive relief compelling compliance.
b. Landlord Default. Tenant may (i) deliver written notice of intent to terminate the Lease if Landlord fails to cure within the statutory period; (ii) seek injunctive relief to compel remediation; and/or (iii) pursue any other remedies permitted under Connecticut landlord-tenant law, including rent escrow where applicable.

6.3 Attorney Fees. The prevailing party in any action to enforce this Addendum shall be entitled to reasonable attorney fees and costs, except where prohibited by law.

VII. RISK ALLOCATION

7.1 Indemnification. Each party (“Indemnifying Party”) shall indemnify, defend, and hold harmless the other party and its agents against any third-party claim, loss, expense, or damage arising out of (i) the Indemnifying Party’s breach of this Addendum, or (ii) the negligence or willful misconduct of the Indemnifying Party or its invitees in creating or exacerbating a Pest condition.

7.2 Limitation of Liability. Except for (i) claims involving personal injury, (ii) willful misconduct, or (iii) obligations that may not legally be limited, each party’s liability arising from or related to this Addendum is limited to actual, direct damages; all consequential, punitive, or exemplary damages are disclaimed.

7.3 Insurance. Landlord shall maintain property and liability insurance covering Pest Treatment activities; Tenant is advised to obtain renter’s insurance covering personal property losses attributable to pests.

7.4 Force Majeure. Neither party is liable for delay or failure to perform to the extent caused by events beyond its reasonable control (excluding financial inability), provided the affected party gives prompt written notice and uses diligent efforts to mitigate.

VIII. DISPUTE RESOLUTION

8.1 Governing Law. This Addendum and any dispute hereunder are governed by Connecticut landlord-tenant law, without regard to conflict-of-laws principles.

8.2 Forum Selection. The parties irrevocably submit to the exclusive jurisdiction of the [NAME OF COUNTY] Housing Session of the Superior Court of Connecticut (or any successor Connecticut housing court having jurisdiction over the Premises).

8.3 Arbitration. The parties expressly agree that this Addendum is not subject to arbitration.

8.4 Jury Trial. Nothing herein shall be construed as a waiver of any constitutional right to a trial by jury.

8.5 Injunctive Relief. Each party acknowledges that breaches affecting habitability or public health may cause irreparable harm; therefore, injunctive relief is an available, non-exclusive remedy in addition to any other relief under this Addendum or the Lease.

IX. GENERAL PROVISIONS

9.1 Amendments & Waivers. No amendment or waiver of any provision of this Addendum is effective unless in a written instrument signed by both parties. A waiver on one occasion is not a waiver on subsequent occasions.

9.2 Assignment & Delegation. Tenant shall not assign its rights or delegate its obligations under this Addendum without Landlord’s written consent, except as permitted under the Lease.

9.3 Successors & Assigns. Subject to Section 9.2, this Addendum is binding upon and inures to the benefit of the parties and their respective heirs, successors, and permitted assigns.

9.4 Severability. If any provision of this Addendum is declared unenforceable, the remainder shall continue in full force, and the offending provision shall be reformed to the minimum extent necessary to render it enforceable while preserving its intent.

9.5 Integration. This Addendum, together with the Lease and any other written addenda, constitutes the entire agreement regarding pest control and supersedes all prior or contemporaneous oral or written understandings on that subject.

9.6 Counterparts; Electronic Signatures. This Addendum may be executed in counterparts, each of which is deemed an original, and all of which together constitute one instrument. Signatures transmitted by electronic means (e.g., PDF, DocuSign) are deemed original for all purposes.

X. EXECUTION BLOCK

IN WITNESS WHEREOF, the parties have executed this Residential Lease Pest Control & Pest Disclosure Addendum as of the Effective Date stated above.

[// GUIDANCE: Connecticut does not presently require notarization or witness signatures for residential lease addenda, but parties may add as desired for evidentiary purposes.]

End of Addendum