At Idoni Management, the Connecticut eviction process is not something that happens often.
That’s because 99% of all our tenants pay on time and fulfill the terms of their lease. However, eviction is a valid fear and concern that most homeowners have when they’re renting out their property.
So, we are talking about the process today and letting you know how long it can take.
According to a representative of the housing court:
The minimum time for a summary process to proceed to judgment is 30 to 45 days from the service on the tenant of the notice to quit possession.
How quickly a landlord can have a tenant removed after judgment depends on whether the tenant appeals and whether the judge stays the execution of the judgment.
What is the Eviction Process in CT?
The Eviction Process in CT has 5 major steps:
- Notice to Quit
- Summons & Complaint
- Trial Date set after tenant appearance
- Judge Order
- Execution
Rental Due Dates
All tenants must pay rent by the first of the month. There is a grace period that extends to the tenth of the month. This covers any holidays or weekends. Also, if the rent check goes in the mail on the first, it may take a few days to get to us. So by the tenth, we know that anyone who attempted to pay their rent on time will manage to get it in. On the eleventh of the month, the rent is late. Between the eleventh and the fifteenth, tenants are subject to late fees. Anyone with a legitimate reason for their late payment, like an emergency or the need to go out of town, can still pay by the fifteenth with a late fee.
Filing an Eviction Notice to Quit
On the fifteenth of the month, we file the notice to quit. First, we go to the local courthouse in Bridgeport. We file the first round of paperwork, which usually costs $40-60. Then we deliver the paperwork to a constable who delivers it to the tenant. Typically, the constable will try twice to get that paperwork to the tenant. If we cannot serve the tenant with the eviction paperwork, we will mail it certified.
The purpose of the notice to quit CT is to serve the resident via
It gives them 3 days to move or cure the breach of the lease. If not, a court case will be started.
The notice to quit is the first document to serve during the Connecticut eviction process.
The landlord must serve the notice to quit at least 3 days before the lease ends or 3 days before the date specified in the notice to quit. You must give the tenant at least three full days to move out.
Then, the Marshall can serve the notice on any day of the week.
What happens if the tenant refuses to move out of the property? You may continue proceedings in Superior Court by filing a summons and complaint.
How to use the Notice to Quit CT:
- Fill out the notice to quit CT form. Make sure that the person signing this notice is the owner or lessor, or the owner’s legal representative, or the owner’s attorney or in-fact.
- Give the completed notice to a state marshal or any proper officer with enough copies for each adult occupant and tenant you want to evict.
- After service/delivery to the tenants, the original Notice to Quit will be returned to you. If you don’t want your address on the form, give it to the marshal on a separate sheet. Then the officer can return the original notice to you after service.
For further questions on the Connecticut eviction process, feel free to browse the landlord tenant responsibilities guide on the CT Housing Court website.
In conclusion, serve this form first when your tenant is 10 days late with the rent. In most cases, they will pay right away after being served.
Connecticut Eviction Process Flow Chart
Eviction Timing
Mailed paperwork takes 21 days to process. If the tenant answers the door and receives the paperwork, it only takes 10 days. We file our Eviction Execution if no arrangement is made with the tenant to receive payment once the paperwork is served.
Eviction Execution
The Eviction Execution is a 24-hour notice for the tenants to vacate the property. It usually takes five days to serve the paperwork. The constable will receive it, put the notice on the door, and then 24 hours later we can complete our eviction. So the real difference in the timing is when and how you deliver the original paperwork. We are within a 30-day window unless we have to wait the 21 days for that paperwork to be mailed. Then, it might take 35 days.
This is why it’s so important not to wait. Whatever the reason that your tenant can’t pay, make sure you file the eviction to start the process. If the tenant comes through and pays, you can stop the eviction and you’ve only paid a little bit. But if the tenant cannot ultimately pay, you want to get that time clock started. The goal is to get your tenant out within 30 days so you can use the security deposit to cover the unpaid rent.
Tenant Defenses to Connecticut Eviction Process
There are a variety of defenses available to a tenant in a Connecticut eviction, including the following:
- Improper service of the Notice to Quit or summons and complaint. Always use a Marshall or Sheriff to serve the notice to quit.
- Insufficient Notice to Quit. At least 3 days must be given on the CT notice to quit.
- Compliance was made within the notice time.
- Eviction was in retaliation for filing a complaint against the landlord.
- Eviction is for a discriminatory purpose based on the tenant’s constitutionally protected status such as race, gender, creed, sexual orientation, national origin, religion, family status or disability.
- The landlord breached the promise of quiet enjoyment or failed to provide a fit and habitable premises despite written notice to fix the issue.
- The tenant did not commit any of the acts constituting a nuisance as alleged.
Eviction Service for Connecticut Landlords
Idoni provides a “done for you” flat fee eviction service for $1500 using our bulletproof legal team. Get your deadbeat tenant out quickly!
With years of experience in the Connecticut housing courts, we know the tricks and techniques to end your nightmare tenant experience.
My Uncle is trying to close on his house. We started an eviction. The 2 occupants say they will leave on the 18th but I doubt it
I’m power of attorney. The daughter of the tenant says she will leave when she wants. Their both nuts. No lease. Used my Uncle to many years. The tenant has been verbally abusive to my Uncle. His so called friend of many years demanding rides for his business. He has no license because he’s an alcoholic. Doesn’t even pay the agreed verbal rent.
He is the only issue that’s stopping this sale. We started eviction. We just want them gone and fast. They have no rights to live there. I told the daughter, you will leave when the court says.
This eviction seems to be useless if my Uncle has to wait for his money. He’s disabled and in a nursing home from a severe back injury. He really has a financial crisis.
How can we get them out faster? Our lawyer is useless.
Thank you for your time
Just follow through with your eviction and file your paperwork on time and correctly. Is the reason for eviction non-payment of rent or lease expiration?
I rented my spare bedroom to someone. He was added to the lease with the stipulation that if, at any time I want him out, I only have to give him 30 days notice. I have caught him smoking crack in my home and bringing prostitutes in my home. He has abused and terrified my dog and been verbally abusive to me. I told him he had 30 days but he refuses to go. The weird thing is he is married and spends most nights at his wife’s house. He comes here to shower and change clothes. I just want him out and don’t Know what to do
Hi Melinda. Please fill out the form at the end of this article and we will reach out to you. Thanks.
Is a $100 late fee on $750 rent legal and in the state of Connecticut?
Yes that is legal.
me and my roommate where evicted but i moved ou within the deadline and she didnt but she is still asking me to pay rent when its her and her boyfriend that are stayong past the eviction due date what do i do?
Is this process the same if I am the tenant living with an ex girlfriend who doesn’t pay went and is not on the lease who refuses to move out of the apartment?
Is this process the same if I am the tenant living with an ex girlfriend who doesn’t pay rent and is not on the lease who refuses to move out of the apartment?
Yes Patrick the process is the same for roommate situations. Contact us if you need help with this situation.
I receive a summary process eviction what does that means?
That means your landlord may be starting an eviction against you.
You should find out what the grounds of eviction is and try to cure it.
Question I live in an apt. With 4 rentals, mine is one bedroom. So out on the porch I saw rats informed landlord over month and nothing was done. Then the rats were in my apt. My apt. Clean. So this was bad the rats were in the wall literally! So that’s bad, add roaches broken handrails no out door lighting for stairs etc. Do I have to pay rent?
Hi Jeffrey, contact your landlord again with the list of these issues. If after several attempts they do not get resolved, then you should find another place to live.
Hi Jeffrey, contact your landlord again with the list of these issues. If after several attempts they do not get resolved, then you should find another place to live.
If you move out before the date on your notice to quit will you still have an eviction on your records?
Most likely not. You would have to surrender the key and ensure he or the attorney filing the case knows you have moved out.
That way they can hold off from proceeding with filing the case in court.
What are the steps needing to be taken after the stay of execution expires? Can the tenant file for more time – the tenant had already submitted another motion to quash 2 days before the stay of execution expired and was denied the extension for more time after the stay of execution expiration. What happens now?
I havent paid rent this month, as I plan on moving out and I’m also filing for bankruptcy. Can my land lord start showing my apartment,even before they have given me a notice to quit? I’m still living here and dont want random people coming into my hhome. I told them to show it after I move.
Read the lease to see if there is a clause in there that allows showings after you have given intent to move.
I paid rent late but I still served with eviction notice
You can be served with an eviction notice as long as it’s past the grace period and you owe rent.
As long as you pay the full rent plus late fee before the court date you cannot be evicted.
My son paid most of his rent on the 7th and told his landlord he’d have the rest on the 9th. His landlord typed out a Notice to Quit on the 7th and mailed it to my son (landlord lives below my son) with no reason written on it but told him it was because he pays his rent late, although very rarely past the grace period. It is a month to month lease since his year lease is up. Is all this legal? My son wasn’t served by a marshal or anything and it’s just something the landlord typed up. Not what I’ve seen for searching the internet
It needs to be served by a marshal to hold up in court. If he tries to evict using this it won’t be valid.
Hi, i have a tenant who moved in July 1st, 2020, they only paid me half deposit before moving in. They said they will pay rest of deposit and rent after moving in. When i asked them about the rent and deposit, they said they will give me tomorrow. Then tomorrow when to weeks and lots of excuses. Its august 9th now, they still have not paid me any rent for july and august nor the rest of deposit.. ever time i ask for the rent, they lie to me and give me excuses. Its been really hard and frustrating, the tenant is rude and tells me not to talk to her and gives me attitude.. i did give them notice vacate with more than 30 days of notice. They are living for free, i pay all utilities. I dont know if they will move out by end of the month. What can i do if they move out without paying me? I kept all paper work i gave them for evidence. Also for my safety can i video record the conversations i have with the tenants for rent. Without recording their face from common areas of the house like hallways or staircase? Thank you in advance
When a tenant is evicted, what happens to the evicted tenant’s belongings? Is the landlord responsible for moving these things and paying for storage?
Yes, the landlord pays for a truck and movers to city storage for the evicted tenants belongings.
Our tenant’s lease expires on Apr 30th. We told them on Mar 1st that we want to sell the house and will no longer extend the lease. They explored the option of going on month to month but we told them we need the house on May 1st. Checked with them on Apr 15th and they told us they are looking to buy and will move out in Jun. they said they thought it was long term rental and if they had enough notice they would have moved out by end of lease. There is federal mandate on evictions through Jun 30th however based on leased application in 2020, their collective income is more than $200k. Are they still covered by CDC mandate? They have paid rent in bits and pieces since Nov and we have worked with them without charging any fee. If we let them continue and they tell us in Jun they didn’t find a place to go, what will be our options? They didn’t share any specific closing dates with us, which makes me think they are stalling. We don’t want to be in a place where we have house in winter when no one is looking to buy.
You need to file an eviction against them. CDC will not apply.
my daughters father, who i have not been together with for over 23 yrs was homeless and i let him stay at my house because he had been living in a garage and it was winter,( Feb 2021) He sleeps on the couch and was not given a room of his own. i told him it was temporary while he looked for an apt,, now he won’t leave..He has mental health issues and is disruptive in my home and disturbs my neighbors..i verbally told him he had 30 days to find a place at the beginning of april and again in may.. The neighbors called the police on him for his yelling and foul language and i told the police i didn’t want him here but they said they couldn’t make him leave. i need to know how to get him out..
You need to file an eviction against him.
I’m not late on rent but landlord says they believe I’ve not complied with lease. They gave me until 10am next day to remedy and at 10:01 texted a canned follow up stating they were executing lease termination and gave 15 days. I’m happy to move but have trouble meeting the 15 days- this is moving season and I am military with duties that have made it difficult.
I plan on being out vey soon, but based on mover availability fear I will not make the 15 days. Thoughts?
I have tenants currently and the lease is ending soon. They told us they are moving out at the end of the lease and they dont want to renew, so we found new tenants to move in as soon as the lease is over. What happens if the current tenants dont move out on time and i have a contract with new tenants? Am I legally breaking the contract with new tenants and I could be financially liable somehow?
If old tenants don’t move out in time you may need to compensate the new tenants somehow. Best approach would be to keep in contact with both old and new tenants as the date approaches so there are no surprises.
If someone leaves/exits/moves out the rental unit by the designated date in the “notice to quit”, will an eviction still be clarified on their record? Is it still an eviction?
If the landlord doesn’t move forward with summons and complaint. The eviction case isn’t recorded in the court records.
I have a tenant that has been served a notice to quit, and we have gone to trial. At his point they owe me 11K in rent and utilities. I have won a small claims suit for 5K for back rent. The judgement is they have to pay $40 dollars a week. I am waiting for a decision on the eviction trial (held in the end of June). Can I remove my furniture from inside the house? What other steps should I be taking