RESIDENTIAL LEASE AGREEMENT

(Connecticut – Compliant with Conn. Gen. Stat. Title 47a)

[// GUIDANCE: This form is designed for use by Connecticut‐licensed attorneys or under their direct supervision. Replace every bracketed [PLACEHOLDER] with client-specific information and review all bracketed optional language before execution.]

TABLE OF CONTENTS

1. Document Header
2. Definitions
3. Operative Provisions
   3.1 Lease of Premises & Term
   3.2 Rent; Additional Charges
   3.3 Security Deposit
   3.4 Use & Occupancy
   3.5 Maintenance; Habitability
   3.6 Utilities & Services
4. Representations & Warranties
5. Covenants & Restrictions
6. Default & Remedies
7. Risk Allocation
8. Dispute Resolution
9. General Provisions
10. Execution Block

1. DOCUMENT HEADER

This RESIDENTIAL LEASE AGREEMENT (the “Agreement”) is made and entered into as of [EFFECTIVE DATE] (the “Effective Date”) by and between:

Landlord: [LANDLORD LEGAL NAME], with a mailing address at [LANDLORD ADDRESS] (“Landlord”)

and

Tenant: [TENANT LEGAL NAME], whose current address is [TENANT ADDRESS] (“Tenant”).

Recitals

A. Landlord is the fee simple owner of the residential real property located at [PROPERTY ADDRESS, CITY, CT ZIP] (the “Premises”).
B. Tenant desires to lease the Premises, and Landlord desires to lease the same to Tenant, upon the terms and conditions set forth herein and in consideration of the mutual covenants contained herein.

NOW, THEREFORE, in consideration of the foregoing recitals, the mutual covenants herein, and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties agree as follows:

2. DEFINITIONS

For ease of reference, the following capitalized terms shall have the meanings assigned below. All other capitalized terms are defined contextually herein.

“Additional Charges” – any sums other than Rent that Tenant is obligated to pay pursuant to this Agreement.

“Applicable Law” – all federal, state, county, municipal, and local statutes, regulations, ordinances, and judicial or administrative orders governing the Premises, including Conn. Gen. Stat. §§ 47a-1 et seq. and related regulations.

“Building” – the structure in which the Premises are located, together with common areas and appurtenances, if any.

“Commencement Date” – [COMMENCEMENT DATE].

“Expiration Date” – [EXPIRATION DATE], unless earlier terminated pursuant hereto.

“Lease Term” – collectively, the period from the Commencement Date through the Expiration Date, inclusive of any properly exercised Renewal Term.

“Rent” – the base monthly rental amount of $[MONTHLY RENT], subject to adjustment as provided herein.

“Renewal Term” – any extension of the Lease Term elected in accordance with Section 3.1(c).

“Security Deposit” – the sum of $[SECURITY DEPOSIT AMOUNT], not to exceed two (2) months’ Rent (or one (1) month’s Rent if Tenant is 62 years of age or older) as required by Conn. Gen. Stat. § 47a-21.

3. OPERATIVE PROVISIONS

3.1 Lease of Premises & Term

a. Demise. Landlord hereby leases the Premises to Tenant, and Tenant leases the same from Landlord, for the Lease Term.

b. Term. The Lease Term shall commence on the Commencement Date and terminate on the Expiration Date, unless sooner terminated as provided herein.

c. Renewal. Tenant may renew this Agreement for [RENEWAL TERM LENGTH] by delivering written notice to Landlord not less than [DAYS] days prior to the Expiration Date, provided Tenant is not then in Default. Rent during any Renewal Term shall be [RENEWAL RENT].

d. Holdover. Holdover occupancy without Landlord’s written consent shall be deemed a tenancy at sufferance, subject to Rent at [HOLDOVER RENT %] % of the Rent then in effect, plus any other lawful damages and summary process eviction.

3.2 Rent; Additional Charges

a. Payment. Rent is due and payable, without notice or demand, in advance on or before the [DAY] day of each calendar month at [PAYMENT ADDRESS/PORTAL] or such other place as Landlord designates in writing.

b. Late Charge. If any Rent remains unpaid [GRACE PERIOD] days after the due date, Tenant shall pay a late charge of the greater of [LATE FEE %] % of the delinquent amount or $[FLAT FEE], subject to the limitations of Conn. Gen. Stat. § 47a-15a.

c. Returned Payments. Tenant shall pay $[NSF FEE] for any returned check or failed electronic transfer, plus bank charges.

d. Application. Payments shall be applied first to outstanding late fees and Additional Charges, then to current Rent.

3.3 Security Deposit

a. Deposit. Upon execution, Tenant shall deliver the Security Deposit to Landlord, to be held in escrow in a Connecticut-chartered financial institution as required by Conn. Gen. Stat. § 47a-21(h).

b. Interest. Landlord shall pay Tenant annual interest on the Security Deposit as prescribed by the Connecticut Banking Commissioner.

c. Permissible Withholdings. Landlord may deduct from the Security Deposit amounts reasonably necessary to (i) remedy Tenant’s default in Rent, (ii) repair damages beyond ordinary wear and tear, and (iii) restore the Premises to the condition required herein.

d. Return. Within thirty (30) days after the later of (i) Tenant’s delivery of possession and keys, or (ii) Tenant’s provision of a forwarding address, Landlord shall return the balance of the Security Deposit and an itemized statement of any deductions. Failure to comply may subject Landlord to double damages under Conn. Gen. Stat. § 47a-21(d)(2).

3.4 Use & Occupancy

a. Permitted Use. The Premises shall be used solely for private residential purposes by Tenant and the following authorized occupants: [LIST OCCUPANTS]. No commercial, short-term, or transient use (including but not limited to Airbnb-type rentals) is permitted without prior written consent.

b. Rules & Regulations. Tenant shall comply with (i) any Building rules delivered to Tenant, (ii) all HOA or condominium rules (if applicable), and (iii) Applicable Law. Landlord may adopt reasonable rules uniformly applied to all tenants by written notice; material changes require Tenant’s written consent where mandated by law.

c. Pets. [ ] Pets are prohibited. [ ] Pets are allowed subject to a non-refundable fee of $[PET FEE] and the Pet Addendum attached hereto. Strike inapplicable box.

3.5 Maintenance; Habitability

a. Landlord Obligations. Landlord shall (i) maintain the Premises in habitable condition in compliance with Conn. Gen. Stat. § 47a-7, (ii) keep all structural components and essential systems (plumbing, heating, hot water, electricity) in good repair, and (iii) comply with all applicable building and housing codes materially affecting health and safety.

b. Tenant Obligations. Tenant shall (i) keep the Premises clean and sanitary, (ii) promptly notify Landlord in writing of any condition requiring repair, (iii) use plumbing and appliances reasonably, (iv) replace smoke/CO detector batteries as needed, and (v) refrain from deliberate or negligent damage.

c. Right of Entry. Upon not less than twenty-four (24) hours’ notice (except in emergencies), Landlord or its agents may enter the Premises to inspect, make repairs, or show the Premises to prospective buyers, lenders, or tenants, in accordance with Conn. Gen. Stat. § 47a-16.

3.6 Utilities & Services

Tenant shall timely pay all charges for [LIST UTILITIES – e.g., electricity, heat, water, sewer, trash, internet] unless expressly provided at Landlord’s expense below:

Landlord shall not be liable for any utility interruption beyond Landlord’s reasonable control.

4. REPRESENTATIONS & WARRANTIES

4.1 Landlord represents and warrants that:
a. It holds good and marketable title to the Premises and has full power and authority to execute this Agreement.
b. To Landlord’s actual knowledge, the Premises are free of latent hazardous conditions materially affecting health or safety, except as disclosed in writing to Tenant.

4.2 Tenant represents and warrants that:
a. All information provided in Tenant’s rental application is true, complete, and not misleading.
b. Tenant has the legal capacity and financial ability to perform its obligations hereunder.

4.3 Survival. The representations and warranties contained in this Section shall survive the termination or expiration of this Agreement to the extent necessary to enforce the same.

5. COVENANTS & RESTRICTIONS

5.1 Affirmative Covenants. Tenant shall:
a. Pay Rent and all Additional Charges when due.
b. Maintain renters’ liability insurance per Section 7.3.
c. Comply with all Applicable Law and rules.

5.2 Negative Covenants. Tenant shall not:
a. Assign this Agreement or sublet the Premises without Landlord’s prior written consent, which may be withheld in Landlord’s reasonable discretion.
b. Engage in or permit any illegal activity on or about the Premises.
c. Alter or improve the Premises without Landlord’s prior written approval and, if granted, in accordance with any conditions imposed.

5.3 Notice & Cure. Where Tenant’s breach is curable, Landlord shall provide written notice specifying the breach and a cure period consistent with Conn. Gen. Stat. § 47a-15 (currently twenty-one (21) days for most curable breaches).

6. DEFAULT & REMEDIES

6.1 Events of Default (“Default”). The occurrence of any of the following constitutes a Default:
a. Failure to pay Rent or Additional Charges within [#] days after due.
b. Material breach of Section 5 not cured within the prescribed period.
c. Abandonment of the Premises.
d. Repeated late payment of Rent (more than [#] times within any twelve-month period).

6.2 Remedies. Upon Default, Landlord may, subject to Applicable Law:
a. Serve a Notice to Quit in accordance with Conn. Gen. Stat. § 47a-23;
b. Terminate this Agreement by summary process;
c. Recover possession through the Housing Session of the Superior Court (the “Housing Court”);
d. Accelerate all Rent due through the Expiration Date, discounted to present value at [DISCOUNT RATE] % per annum;
e. Recover actual damages, reasonable attorney fees, and costs to the extent permitted by Conn. Gen. Stat. § 47a-4(a)(8).

6.3 Mitigation. Landlord shall make commercially reasonable efforts to re-rent the Premises following Tenant’s abandonment or eviction, and any recovery shall be reduced by rents actually received.

6.4 Cumulative Remedies. All rights and remedies are cumulative and may be exercised concurrently or consecutively.

7. RISK ALLOCATION

7.1 Indemnification (Tenant-Use Indemnity)

Tenant shall indemnify, defend, and hold harmless Landlord and its agents, employees, and affiliates from and against any and all claims, liabilities, losses, damages, or expenses (including reasonable attorney fees) arising out of or related to: (i) Tenant’s use or occupancy of the Premises; (ii) any act or omission of Tenant, Tenant’s guests, or invitees; and (iii) Tenant’s breach of this Agreement, except to the extent caused by Landlord’s gross negligence or willful misconduct.

7.2 Limitation of Liability (Security Deposit Cap)

Landlord’s aggregate liability to Tenant for all claims arising under this Agreement shall not exceed the amount of the Security Deposit actually held by Landlord at the time the claim accrues, excluding liability for (i) personal injury or death caused by Landlord’s negligence, or (ii) any liability that cannot be lawfully limited.

7.3 Insurance

Tenant shall, at its expense, maintain during the Lease Term a renters’ liability insurance policy with limits of not less than $[MIN LIMIT] per occurrence, naming Landlord as an additional insured. [// GUIDANCE: Many Connecticut landlords require \$100,000–\$300,000 in liability coverage.] Tenant shall provide proof of coverage at or prior to move-in and upon policy renewal.

7.4 Force Majeure

Neither party shall be liable for failure to perform caused by events beyond its reasonable control (excluding payment obligations), including acts of God, war, terrorism, labor strikes, pandemics, or governmental orders, provided that the affected party gives prompt written notice and resumes performance as soon as practicable.

8. DISPUTE RESOLUTION

8.1 Governing Law. This Agreement shall be governed by and construed in accordance with the laws of the State of Connecticut, including its landlord-tenant statutes, without regard to conflict-of-law rules.

8.2 Forum Selection. Any lawsuit or summary process action arising out of or relating to this Agreement shall be brought exclusively in the Housing Session of the Connecticut Superior Court having venue over the Premises.

8.3 Arbitration. The parties expressly exclude arbitration; all disputes shall be resolved in court.

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

8.5 Equitable/Injunctive Relief. Landlord retains the right to seek injunctive or other equitable relief, including but not limited to orders of eviction or summary possession, as an additional or alternative remedy.

9. GENERAL PROVISIONS

9.1 Amendments & Waivers. No amendment or waiver shall be effective unless in a writing signed by both parties. A party’s failure to enforce any provision shall not be deemed a waiver of future enforcement.

9.2 Assignment. Tenant may not assign this Agreement or sublet the Premises without Landlord’s prior written consent (Section 5.2(a)). Any prohibited assignment is void. Landlord may assign this Agreement in connection with a sale or transfer of the Premises.

9.3 Notices. All notices shall be in writing and delivered (i) by certified mail, return receipt requested, (ii) by recognized overnight courier, or (iii) by personal delivery, to the addresses set forth in the Document Header (or such other address as a party designates by notice). Electronic mail alone is insufficient for legal notice unless expressly acknowledged in writing by the receiving party.

9.4 Severability & Reformation. If any provision is held invalid or unenforceable, the remaining provisions shall remain in full force. The invalid provision shall be reformed to the minimum extent necessary to render it enforceable while preserving the parties’ original intent.

9.5 Entire Agreement. This Agreement (including any addenda or riders executed contemporaneously) constitutes the entire agreement between Landlord and Tenant and supersedes all prior understandings.

9.6 Successors & Assigns. Subject to Section 9.2, this Agreement shall bind and inure to the benefit of the parties and their respective heirs, executors, administrators, successors, and permitted assigns.

9.7 Counterparts; Electronic Signatures. This Agreement may be executed in counterparts, each of which constitutes an original and all of which together constitute one instrument. Signatures transmitted via electronic means (e.g., PDF, DocuSign) shall be deemed originals and binding.

10. EXECUTION BLOCK

IN WITNESS WHEREOF, the parties hereto have executed this Residential Lease Agreement as of the Effective Date.

[Optional Notary Acknowledgment – include if client wants recordable memorandum or added evidentiary value]

State of Connecticut
County of [COUNTY] ss: [CITY], on this ___ day of _, 20, before me, the undersigned officer, personally appeared ___, known to me (or satisfactorily proven) to be the person(s) whose name(s) are subscribed to the foregoing instrument, and acknowledged that he/she/they executed the same for the purposes therein contained.

---

Notary Public
My Commission Expires: ______

[// GUIDANCE: Common CT Lease Addenda—attach as needed: Lead-Based Paint Disclosure (for housing built before 1978), Mold Disclosure, Bed Bug Addendum, Pet Addendum, Rules & Regulations, Smoking Policy, Move-In/Move-Out Inspection Checklist.]

© 20[YY] Prepared by [LAW FIRM NAME]. All rights reserved.