Connecticut General Statutes Title 47A. Landlord and Tenant § 47a-23. Notice to quit possession or occupancy of premises. Form. Delivery. Federal termination notice

<See Connecticut Executive Order 2020-7X ( 2020 CT EO 7X ), amended by Connecticut Executive Order 2020-7OOO ( 2020 CT EO 7OOO ), related to the COVID-19 State of Emergency, for suspension, modification or clarification of certain provisions of this section. See below for specific statute language modified in section 47a-23(f) .>
<See Connecticut Executive Order 2020-7DDD ( 2020 CT EO 7DDD ), amended by Connecticut Executive Order 2020-7OOO ( 2020 CT EO 7OOO ), Connecticut Executive order 2020-9E ( 2020 CT EO 9E ), Connecticut Executive order 2020-9H ( 2020 CT EO 9H ), and Connecticut Executive order 2020-9T ( 2020 CT EO 9T ) related to the COVID-19 State of Emergency, for suspension, modification or clarification of certain provisions of this section. See below for specific statute language modified in section 47a-23(g) .>

(a) When the owner or lessor, or the owner's or lessor's legal representative, or the owner's or lessor's attorney-at-law, or in-fact, desires to obtain possession or occupancy of any land or building, any apartment in any building, any dwelling unit, any trailer, or any land upon which a trailer is used or stands, and (1) when a rental agreement or lease of such property, whether in writing or by parol, terminates for any of the following reasons:  (A) By lapse of time;  (B) by reason of any expressed stipulation therein;  (C) violation of the rental agreement or lease or of any rules or regulations adopted in accordance with section 47a-9 or 21-70 ;  (D) nonpayment of rent within the grace period provided for residential property in section 47a-15a or 21-83 ;  (E) nonpayment of rent when due for commercial property;  (F) violation of section 47a-11 or subsection (b) of section 21-82 ;  (G) nuisance, as defined in section 47a-32 , or serious nuisance, as defined in section 47a-15 or 21-80 ;  or (2) when such premises, or any part thereof, is occupied by one who never had a right or privilege to occupy such premises;  or (3) when one originally had the right or privilege to occupy such premises but such right or privilege has terminated;  or (4) when an action of summary process or other action to dispossess a tenant is authorized under subsection (b) of section 47a-23c for any of the following reasons:  (A) Refusal to agree to a fair and equitable rent increase, as defined in subsection (c) of section 47a-23c , (B) permanent removal by the landlord of the dwelling unit of such tenant from the housing market, or (C) bona fide intention by the landlord to use such dwelling unit as such landlord's principal residence;  or (5) when a farm employee, as described in section 47a-30 , or a domestic servant, caretaker, manager or other employee, as described in subsection (b) of section 47a-36 , occupies such premises furnished by the employer and fails to vacate such premises after employment is terminated by such employee or the employer or after such employee fails to report for employment, such owner or lessor, or such owner's or lessor's legal representative, or such owner's or lessor's attorney-at-law, or in-fact, shall give notice to each lessee or occupant to quit possession or occupancy of such land, building, apartment or dwelling unit, at least three days before the termination of the rental agreement or lease, if any, or before the time specified in the notice for the lessee or occupant to quit possession or occupancy.

(b) The notice shall be in writing substantially in the following form:  “I (or we) hereby give you notice that you are to quit possession or occupancy of the (land, building, apartment or dwelling unit, or of any trailer or any land upon which a trailer is used or stands, as the case may be), now occupied by you at (here insert the address, including apartment number or other designation, as applicable), on or before the (here insert the date) for the following reason (here insert the reason or reasons for the notice to quit possession or occupancy using the statutory language or words of similar import, also the date and place of signing notice). A.B.”. If the owner or lessor, or the owner's or lessor's legal representative, attorney-at-law or attorney-in-fact knows of the presence of an occupant but does not know the name of such occupant, the notice for such occupant may be addressed to such occupant as “John Doe”, “Jane Doe” or some other alias which reasonably characterizes the person to be served.

(c) A copy of such notice shall be delivered to each lessee or occupant or left at such lessee's or occupant's place of residence or, if the rental agreement or lease concerns commercial property, at the place of the commercial establishment by a proper officer or indifferent person.  Delivery of such notice may be made on any day of the week.

(d) With respect to a month-to-month or a week-to-week tenancy of a dwelling unit, a notice to quit possession based on nonpayment of rent shall, upon delivery, terminate the rental agreement for the month or week in which the notice is delivered, convert the month-to-month or week-to-week tenancy to a tenancy at sufferance and provide proper basis for a summary process action notwithstanding that such notice was delivered in the month or week after the month or week in which the rent is alleged to be unpaid.

(e) A termination notice required pursuant to federal law and regulations may be included in or combined with the notice required pursuant to this section and such inclusion or combination does not thereby render the notice required pursuant to this section equivocal, provided the rental agreement or lease shall not terminate until after the date specified in the notice for the lessee or occupant to quit possession or occupancy or the date of completion of the pretermination process, whichever is later.  A use and occupancy disclaimer may be included in or combined with such notice, provided that such disclaimer does not take effect until after the date specified in the notice for the lessee or occupant to quit possession or occupancy or the date of the completion of the pretermination process, whichever is later.  Such inclusion or combination does not thereby render the notice required pursuant to this section equivocal.  Such disclaimer shall be in substantially the following form:  “Any payments tendered after the date specified to quit possession or occupancy, or the date of the completion of the pretermination process if that is later, will be accepted for use and occupancy only and not for rent, with full reservation of rights to continue with the eviction action.”

<Subsection (f) as added by Connecticut Executive Order 2020-7X, dated April 10, 2020.>

(f) No landlord of a dwelling unit, and no such landlord’s legal representative, attorney-at-law, or attorney-in-fact, shall, before July 1, 2020, deliver or cause to be delivered a notice to quit or serve or return a summary process action, for any reason set forth in this chapter or in sections 21-80 et seq. of the Connecticut General Statutes , except for serious nuisance as defined in section 47a-15 of the Connecticut General Statutes .

<Subsection (g) as added by Connecticut Executive Order 2020-7DDD, dated June 29, 2020, and amended by Connecticut Executive Order 2020-7OOO, Connecticut Executive Order 2020-9E, Connecticut Executive Order 2020-9H, Connecticut Executive Order 2020-9T, and Connecticut Executive Order 2021-10A.>

(g)  No landlord of a dwelling unit, and no such landlord’s legal representative, attorney-at-law, or attorney-in-fact, shall, prior to the repeal or expiration of the public health and civil preparedness emergencies described herein, deliver or cause to be delivered a notice to quit or serve or return a summary process action, for any reason set forth in this chapter or in sections 21-80 et seq. of the Connecticut General Statutes , except for nonpayment of rent due on or before February 29, 2020, for serious nonpayment of rent as defined herein, for serious nuisance as defined in section 47a-15 of the Connecticut General Statutes , or, provided the notice to quit is not delivered during the term of any existing rental agreement, for a bona fide intention by the landlord to use such dwelling unit as such landlord’s principal residence.  For the purposes of this subsection, ‘serious nonpayment of rent’ means a rent arrearage equal to or greater than six months’ worth of rent due on or after March 1, 2020, which shall exclude all other costs, fees, attorney fees, and other charges arising from the tenancy.


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