Connecticut Non-Payment of Rent Notice Overview
Connecticut provides one of the most tenant-protective frameworks in the country for non-payment evictions, despite having only a 3-day notice period. Under C.G.S. §47a-23, landlords must serve a 'Notice to Quit' giving the tenant at least 3 days to vacate before filing a summary process (eviction) action. However, this 3 days comes after Connecticut's generous 9-day statutory grace period for rent, meaning the effective minimum before eviction can be filed is 12 days after rent was due.
Connecticut is unique in having dedicated Housing Courts (Housing Sessions of the Superior Court) in major cities including Hartford, New Haven, Bridgeport, and Waterbury. These courts specialize in landlord-tenant matters and employ housing specialists who mediate disputes. Connecticut's 'right to redemption' allows tenants to stop an eviction by paying all rent owed at any time up to the court hearing, which is one of the strongest tenant protections in the nation.
3 Days
Notice period
$175
Avg. filing fee
Yes, with strong redemption rights
Right to cure
4-8 wks
Court process
Connecticut's 3-Day (Demand for Rent) Notice Requirement
Under C.G.S. §47a-23, when a tenant fails to pay rent when due, the landlord must deliver a written notice giving the tenant 3 days to either pay the full amount of rent owed or vacate the premises. The notice must clearly state the amount of rent due, the deadline for payment, and that the landlord will terminate the rental agreement if the tenant does not comply. The 3-day period is counted in calendar days, starting the day after service of the notice.
Connecticut has a unique 'right to redemption'—tenants can pay ALL rent owed at any time up to the court hearing date and stop the eviction entirely. This right can only be used once per 12-month period.
Connecticut’s 9-Day Grace Period & Right to Redemption
Connecticut provides a mandatory 9-day grace period under C.G.S. §47a-15a before any late fees can be charged or eviction proceedings begun. After the grace period, the landlord serves a 3-day Notice to Quit. But even after filing, the tenant has a 'right to redemption'—they can pay the full amount of rent owed at any time up to the court hearing date and stop the eviction entirely. This redemption right can be exercised once per 12-month period. Connecticut courts strongly encourage mediation before ordering eviction.
Connecticut Legal Requirements (C.G.S. §47a-23)
For the notice to be valid under Connecticut law, it must meet specific requirements established by statute and interpreted by Connecticut courts. A defective notice will result in dismissal of the eviction action, requiring the landlord to start the process over.
Required Notice Elements
- Written Format: The notice must be in writing. Verbal demands are not legally sufficient under Connecticut law
- Exact Rent Amount: State the precise dollar amount of rent owed, broken down by period if applicable
- 3-Day Cure Period: Clearly state the tenant has 3 days to pay the full amount or vacate
- Property Address: Include the full street address and unit number of the rental premises
- Tenant Names: List all tenants named on the lease who must be served with the notice
- Termination Warning: State that the rental agreement will terminate if rent is not paid within the notice period
- Landlord Information: Include the landlord's name, address, and contact information
Connecticut Grace Period & Late Fee Rules
9-day statutory grace period (C.G.S. §47a-15a). Landlord cannot charge late fees or serve notice within first 9 days. Understanding Connecticut's specific rules about when rent becomes late and what fees can be charged is essential for properly timing and drafting the non-payment notice.
Cannot exceed late charges permitted by C.G.S. §47a-15a. Generally limited to reasonable amount after 9-day grace period. Landlords should ensure all fee provisions are clearly documented in the lease agreement and comply with Connecticut law.
Connecticut Late Fee Quick Reference
Grace Period
9-day statutory grace period (C.
Late Fee Rule
Cannot exceed late charges permitted by C.
Partial Payment
Tenant can pay full amount up to and including day of court hearing to stay eviction.
Right to Cure
Yes, with strong redemption rights. Tenant may pay full amount within 3 days.
How to Serve a Non-Payment Notice in Connecticut
Connecticut law specifies acceptable methods for delivering the 3-day notice. Improper service will invalidate the notice and require the landlord to start the process over, losing valuable time. Connecticut courts require proof of proper service before proceeding with eviction.
Personal Delivery (Preferred)
Hand the notice directly to the tenant. This is the most reliable method and preferred by Connecticut courts. Use a witness or process server to establish proof of service.
Substitute Service
If the tenant is not available, leave the notice with a person of suitable age and discretion residing at the premises. Document the name and relationship of the person who accepted it.
Post and Mail
Post the notice conspicuously on the main entrance of the unit and mail a copy via first-class mail. Both steps must be completed for valid service under this method.
Certified Mail
Send via certified mail with return receipt requested. Keep the return receipt as proof of delivery. The 3-day period begins when the tenant receives the mail.
File After Notice Expires
After the full 3 days have passed without payment, file an eviction complaint in Connecticut Housing Court. Include the original notice and proof of service with your filing.
Connecticut Non-Payment Eviction Timeline
The Connecticut eviction process for non-payment follows a structured timeline. Understanding this timeline helps landlords plan and set realistic expectations for regaining possession.
| Step | Timeframe |
|---|---|
| Rent due date + 9-day grace period | Day 10 |
| Serve 3-Day Notice to Quit | Day 10 |
| Notice period expires | Day 13 |
| File summary process action in Housing Court | Day 13-16 |
| Return date (court date set 6+ days after service) | Day 20-30 |
| Mediation / hearing (Housing Court) | Day 20-45 |
| Judgment and execution (5 days after judgment) | Day 30-55 |
Total estimated time: 4-8 weeks for uncontested cases. Connecticut Housing Courts actively encourage mediation, which can extend timelines but often results in settlements. Contested cases can take 2-4 months.
Connecticut Eviction Filing Fees & Costs
Filing fees for eviction actions in Connecticut vary by court. Below are typical costs landlords should expect.
| Fee / Cost | Typical Amount |
|---|---|
| Housing Court Filing Fee | $175 - $275 |
| Service of Process | $40 - $90 |
| Writ of Possession/Restitution | $45 - $100 |
| Attorney Fees (if hired) | $750 - $3,000 |
| Appeal (if needed) | $250 - $350 |
Sample Connecticut 3-Day (Demand for Rent) Non-Payment Notice
Below is a preview of our Connecticut-specific non-payment notice. The final document includes all statutory language required under C.G.S. §47a-23 and is formatted for Connecticut court proceedings.
NOTICE TO QUIT POSSESSION (NON-PAYMENT OF RENT)
STATE OF CONNECTICUT
Pursuant to C.G.S. §47a-23
TO TENANT(S):
Name(s): [All Tenants on Lease]
Property: [Full Connecticut Property Address]
RENT DUE:
Total rent owed: $[Amount]for the period of [Month/Year].
CONNECTICUT STATUTORY NOTICE:
You are hereby given notice to quit possession and vacate the premises described above within THREE (3) DAYS from the date of service of this notice for the following reason: Non-payment of rent in the amount stated above. The 9-day grace period under C.G.S. §47a-15a has expired. IMPORTANT: Under Connecticut law (C.G.S. §47a-14h), you may have the right to stop this eviction by paying all rent owed up to and including the court hearing date (right to redemption). Contact Connecticut Legal Services for assistance.