Connecticut Residential Lease Agreement
A free Connecticut lease template, plus what Connecticut law requires a lease to include, attach or leave out — each with the statute. Use it as a starting point; landlords with unusual situations should have a lawyer review the final lease.
Disclosures Connecticut requires
| Manager and agent for notices | On or before the start of the tenancy, the landlord must tell the tenant in writing the name and address of (1) the person authorized to manage the premises and (2) the person authorized to receive notices, demands and service of process, and keep this current. A successor landlord must do the same when it takes over. If the landlord fails to, the person who signed the lease for the landlord becomes the landlord's agent for service and repair duties. Applies to: All residential tenancies Source: Conn. Gen. Stat. § 47a-6 |
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| Standardized rental terms summary form | Since April 1, 2026, a landlord may not give a tenant a written lease unless its first page is a completed copy of the Department of Housing's standardized rental terms summary form (term, landlord name, property-management contact, each tenant's name, and total periodic rent including required recurring fees). The form is published in English and Spanish. Violations carry a civil penalty of one month's rent payable to the tenant, plus possible attorney's fees. Applies to: All written residential leases provided on or after April 1, 2026 |
| Fire sprinkler notice | In a building required to have a fire sprinkler system, the lease must state whether the building has an operative sprinkler system and, if it does, the last date of maintenance and inspection. These notices must be printed in at least 12-point boldface type of uniform font. Applies to: Units in buildings required by law to have a fire sprinkler system Source: Conn. Gen. Stat. § 47a-3f |
| Bed bug disclosure | Before renting a unit, the landlord must tell a prospective tenant whether the unit, or any contiguous unit the landlord owns or leases, is currently infested with bed bugs. A landlord may not offer for rent a unit it knows or reasonably suspects is infested. On request, the landlord must disclose the date of the last inspection that found the unit free of bed bugs. Applies to: All residential rentals Source: Conn. Gen. Stat. § 47a-7a(c) |
| Protected-tenant rights notice | Since January 1, 2024, whenever a unit in a building or complex of five or more units (or in a mobile manufactured home park) is rented, or a lease is entered into or renewed, the landlord must give the tenant the Department of Housing's one-page notice of the eviction and rent-increase protections for tenants who are 62 or older or have a qualifying disability. Applies to: Buildings or complexes with five or more units, and mobile manufactured home parks Source: Conn. Gen. Stat. § 47a-23c(e) |
| Common interest community | When a unit in a common interest community (such as a condominium) is rented from the declarant or someone acting for the declarant, the tenant must be told in writing, before the lease is signed, that the unit is in a common interest community. Applies to: Units rented from the declarant of a common interest community Source: Conn. Gen. Stat. § 47a-3e |
| Pre-occupancy walk-through offer | For leases entered into on or after January 1, 2024, after the lease is signed but before move-in, the landlord must offer the tenant a walk-through. If the tenant asks, both sides use the Department of Housing's standardized checklist, note existing conditions, sign duplicate copies and each keep one. The landlord may not keep deposit money or charge the tenant for conditions noted on the checklist. Applies to: Leases entered into on or after January 1, 2024 Source: Conn. Gen. Stat. § 47a-7c |
Terms Connecticut law requires or controls
| Late charges must be agreed in writing | A late charge may be assessed only if the lease contains a valid written agreement to pay it, and only after the grace period (9 days; 4 days for weekly tenancies; extended 5 more days if the landlord's online payment system prevents on-time payment). The charge may not exceed the lesser of $5 per day up to $50, or 5% of the late payment (5% of the tenant's share if rent is partly paid by a government or charity), and only one late charge may be assessed per late payment. Applies to: All residential leases |
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| Payments applied to rent first | All payments a tenant makes under a lease must be applied first to rent and then to other fees or charges. Applies to: All residential leases Source: Conn. Gen. Stat. § 47a-7d(e) |
| Payment by a method other than electronic transfer | For leases signed on or after October 1, 2013, a landlord may not require electronic funds transfer as the only way to pay rent or a security deposit. Applies to: Leases executed on or after October 1, 2013 Source: Conn. Gen. Stat. § 47a-4c |
| Limited move-in charges | Before or at the start of the tenancy, a landlord may charge only a security deposit, the first month's rent, a deposit for a key or special equipment, and a tenant screening report fee (up to $50 plus an annual inflation adjustment). Application-processing fees and move-in or move-out fees are not allowed. Applies to: All residential tenancies Source: Conn. Gen. Stat. § 47a-4d(b)-(c) |
Clauses that are void in Connecticut
| Waiver of statutory rights | A lease may not provide that the tenant waives or forfeits rights or remedies under the landlord-tenant chapter, the security deposit law, the eviction and lockout statutes listed in the section, or any other statute or municipal ordinance unless it expressly allows waiver. Such a clause is unenforceable. Applies to: All residential leases |
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| Confession of judgment | A lease may not authorize the landlord to confess judgment on a claim arising out of the lease. Applies to: All residential leases Source: Conn. Gen. Stat. § 47a-4(a)(2) |
| Landlord liability waivers and indemnity | A lease may not have the tenant agree to excuse or limit the landlord's legal liability, or to indemnify the landlord for that liability or its costs. Applies to: All residential leases Source: Conn. Gen. Stat. § 47a-4(a)(3) |
| Waiver of deposit interest | A lease may not have the tenant waive the right to interest on the security deposit. Applies to: All residential leases Source: Conn. Gen. Stat. § 47a-4(a)(4) |
| Self-help eviction and distraint | A lease may not let the landlord remove the tenant without a court order, or seize the tenant's property for rent. Applies to: All residential leases |
| Attorney's fees over 15% | A lease may not require the tenant to pay the landlord's attorney's fees of more than 15% of any money judgment against the tenant. Applies to: All residential leases Source: Conn. Gen. Stat. § 47a-4(a)(7) |
| Late charges before the grace period or above the cap | A lease may not require a late charge before the grace period ends, a discount for paying before it ends that works as a penalty, or a late charge above the statutory cap. Applies to: All residential leases |
| Heat or utility surcharges | If heat or utilities are included in the lease, the lease may not require the tenant to pay a heat or utility surcharge. Applies to: Leases that include heat or utilities Source: Conn. Gen. Stat. § 47a-4(a)(10) |
| Rent while the landlord breaks repair duties | A lease may not allow the landlord to collect rent for any period during which the landlord has failed to meet its basic repair and code duties under § 47a-7(a). Applies to: All residential leases Source: Conn. Gen. Stat. § 47a-4a |
Format and delivery rules
| Summary form must be the first page | The completed standardized rental terms summary form must be the first page of every written lease provided on or after April 1, 2026. Applies to: All written residential leases provided on or after April 1, 2026 Source: Conn. Gen. Stat. § 47a-7d(d) |
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| Sprinkler notice type size | Fire sprinkler notices must be printed in at least 12-point boldface type of uniform font. Applies to: Units in buildings required to have a fire sprinkler system Source: Conn. Gen. Stat. § 47a-3f(b)-(c) |
| Receipts and ledger | A landlord must give a receipt for any cash payment (date, amount, purpose). Since July 1, 2025, on request the landlord must give an occupant a copy of the ledger showing charges, payments and the balance. Applies to: All residential tenancies Source: Conn. Gen. Stat. § 47a-3a(c)-(d) |
Fill in the lease
Nothing you type leaves your browser. Bracketed items are yours to complete; clauses marked as required by Connecticut law must be written to meet the rule shown above.
1. Parties. This lease is between [landlord name] ("Landlord") and [tenant name(s)] ("Tenant"). Landlord's address for notices: [landlord notice address].
2. Property. Landlord rents to Tenant the home at [rental address], including [parking, storage, appliances included].
3. Term. The lease begins on [start date] and ends on [end date]. [If month-to-month instead: the tenancy continues month to month until either side gives the written notice Connecticut law requires.]
4. Rent. Rent is $[monthly rent] per month, due on the [due day] day of each month, paid by [payment method] to [where to pay].
5. Late fee. If rent is not received by [late day], a late fee of $[late fee] is due. This fee must comply with Connecticut law (Conn. Gen. Stat. §§ 47a-15a(b), 47a-4(a)(8)-(9)).
6. Security deposit. Tenant pays a security deposit of $[deposit amount], within the Connecticut limit (Conn. Gen. Stat. § 47a-21(b)). Landlord will return it, minus lawful deductions with any required itemized list, within the time Connecticut law sets (Conn. Gen. Stat. § 47a-21(d)(2)).
7. Utilities. Tenant pays: [utilities tenant pays]. Landlord pays: [utilities landlord pays].
8. Occupants and guests. Only these people may live in the home: [names of all occupants]. Guests may stay up to [guest limit] unless Landlord agrees in writing.
9. Pets. [No pets allowed / Pets allowed: describe, plus any pet deposit or fee]. Assistance animals for people with disabilities are not pets and are handled under fair housing law.
10. Repairs and maintenance. Landlord keeps the home safe and fit to live in and makes repairs required by law. Tenant keeps the home clean, reports problems promptly in writing, and pays for damage beyond normal wear and tear.
11. Landlord entry. Landlord may enter for repairs, inspections or showings after giving the notice Connecticut law requires (Conn. Gen. Stat. §§ 47a-16, 47a-18a), except in an emergency.
12. Subletting. Tenant may not sublet or assign this lease without Landlord's written consent, which [will / will not] be unreasonably withheld.
13. Ending the lease. At the end of the term, [the lease ends / the lease renews month to month] unless either side gives written notice at least [notice days] days before the end date, and never less than Connecticut law requires.
14. Late charges must be agreed in writing. (Write this clause to meet Connecticut law: see "Late charges must be agreed in writing" above (Conn. Gen. Stat. §§ 47a-15a, 47a-4(a)(8)-(9)).)
15. Payments applied to rent first. (Write this clause to meet Connecticut law: see "Payments applied to rent first" above (Conn. Gen. Stat. § 47a-7d(e)).)
16. Payment by a method other than electronic transfer. (Write this clause to meet Connecticut law: see "Payment by a method other than electronic transfer" above (Conn. Gen. Stat. § 47a-4c).)
17. Limited move-in charges. (Write this clause to meet Connecticut law: see "Limited move-in charges" above (Conn. Gen. Stat. § 47a-4d(b)-(c)).)
18. Disclosures attached. Landlord has given Tenant these disclosures required by Connecticut law: Manager and agent for notices; Standardized rental terms summary form; Fire sprinkler notice; Bed bug disclosure; Protected-tenant rights notice; Common interest community; Pre-occupancy walk-through offer. [Attach each one.]
19. Lead paint (homes built before 1978). If the home was built before 1978, Landlord has given Tenant the federal lead-based paint disclosure and the EPA pamphlet "Protect Your Family From Lead in Your Home."
20. Whole agreement. This lease and its attachments are the whole agreement. If any part is not allowed by law, the rest still applies. Changes must be in writing and signed by both sides.
Landlord: [landlord name] Signature: ____________ Date: [date signed]
Tenant: [tenant name(s)] Signature: ____________ Date: [date signed]
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General legal information, not legal advice. Laws change and local rules can differ; check the linked official source or talk to a lawyer about your situation.