Connecticut 2024 Regular Session Status: In Committee 19 D cosponsors

SB 143 — AN ACT CONCERNING EVICTIONS FOR CAUSE.

Last action — FILE NO. 38

  1. ✓
    Introduced
  2. 2
    In Committee
  3. 3
    Passed Senate
  4. 4
    Passed House
  5. 5
    To Executive
  6. 6
    Enacted

This bill died with 2024 Regular Session. It reached “In Committee” and never advanced before the session ended, so it can no longer move — a new version would have to be reintroduced in the current session.

This bill is no longer active — its legislative session has ended, so there are no live odds of enactment. It would have to be reintroduced in the current session to move again.

Bill Text

What changed in the latest version

190 added · 26 removed

190 line(s) added, 26 removed.

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General Assembly Substitute Bill No.
Senate General Assembly File No.
143 February Session, 2024 AN ACT CONCERNING EVICTIONS FOR CAUSE.
38 February Session, 2024 Substitute Senate Bill No.
143 Senate, March 18, 2024 The Committee on Housing reported through SEN.
MOORE of the 22nd Dist., Chairperson of the Committee on the part of the Senate, that the substitute bill ought to pass.
AN ACT CONCERNING EVICTIONS FOR CAUSE.
(A) Sixty-two years of age or older, or whose spouse, sibling, parent or grandparent is sixty-two years of age or older and permanently resides with that tenant, or (B) a person with a physical or mental disability, as defined in subdivision (12) of section 46a-64b, or whose spouse, sibling, child, parent or grandparent is a person with a physical or mental disability who permanentlyresideswiththattenant,butonly ifsuchdisability can beexpected to result indeathor to last for a continuousperiodofat least twelve months.] (2) With respect to tenants in common interest communities, this section applies only to (A) a conversion tenant, as defined in subsection (3) of section 47-283, who (i) [is] resides in a building or complex described in subdivision (1) of this subsection, or a mobile LCO \\PRDFS1\SCOUSERS\FORZANOF\WS\2024SB-00143-R01 of 8 SB.docx Substitute Bill No.
(A) Sixty-two years of age or older, or whose spouse, sibling, parent or grandparent is sixty-two years of age or older and permanently resides with that tenant, or (B) a person with a physical or mental disability, as defined in subdivision (12) of section 46a-64b, or whose spouse, sibling, child, parent or grandparent is a person with a physical or mental disability who permanentlyresideswiththattenant,butonly ifsuchdisability can beexpected to result indeathor to last for acontinuousperiodofat least twelve months.] (2) With respect to tenants in common interest communities, this sSB143 / File No.
143 manufactured home park, or (ii) [is not] does not reside in a building or complex described in subdivision (1) of this subsection, or a mobile manufactured home park but, during a transition period, as defined in subsection (4) of section 47-283, is residing in a conversion condominium created after May 6, 1980, or in any other conversion common interest community created after December 31, 1982, or (iii) [is not] does not reside in a building or complex described in subdivision (1) of this subsection, or a mobile manufactured home park, but is otherwise protected as a conversion tenant by public act 80-370, and (B) a tenant who is not a conversion tenant but [who is described in subdivision (1) of this subsection if his] whose landlord owns five or more dwelling units in the common interest community in which the dwelling unit is located.
38 1 sSB143 File No.
38 section applies only to (A) a conversion tenant, as defined in subsection (3) of section 47-283, who (i) [is] resides in a building or complex described in subdivision (1) of this subsection, or a mobile manufactured home park, or (ii) [is not] does not reside in a building or complex described in subdivision (1) of this subsection, or a mobile manufactured home park but, during a transition period, as defined in subsection (4) of section 47-283, is residing in a conversion condominium created after May 6, 1980, or in any other conversion common interest community created after December 31, 1982, or (iii) [is not] does not reside in a building or complex described in subdivision (1) of this subsection, or a mobile manufactured home park, but is otherwise protected as a conversion tenant by public act 80-370, and (B) a tenant who is not a conversion tenant but [who is described in subdivision (1) of this subsection if his] whose landlord owns five or more dwelling units in the common interest community in which the dwelling unit is located.
(C) material noncompliance with section 47a-11 or subsection (b) of section 21-82, which materially affects the health and safety of the other tenants or which materially affects the physical condition of the premises;
(C) material noncompliance with section 47a-11 or subsection (b) of section 21-82, which materially affects the health and safety of the other tenants sSB143 / File No.
(D) voiding of the rental agreement pursuant to section 47a-31, or material LCO {\\PRDFS1\SCOUSERS\FORZANOF\WS\2024SB-00142 of 8 R01-SB.docx } Substitute Bill No.
38 2 sSB143 File No.
143 noncompliance with the rental agreement;
38 or which materially affects the physical condition of the premises;
(D) voiding of the rental agreement pursuant to section 47a-31, or material noncompliance with the rental agreement;
The proof shall include a statement of a physician or an advanced practice registered nurse in the case of alleged blindness or other physical disability.] [(e)] (d) (1) On and after January 1, [2024] 2025, whenever a dwelling LCO {\\PRDFS1\SCOUSERS\FORZANOF\WS\2024SB-00143- 3 of 8 R01-SB.docx } Substitute Bill No.
The proof shall include a statement of a physician or an advanced practice registered nurse in the case of alleged blindness or other physical disability.] sSB143 / File No.
143 unit located in a building or complex consisting of five or more separate dwelling units or in a mobile manufactured home park is rented to, or a rental agreement is entered into or renewed with, a tenant, the landlord of such dwelling unit or such landlord's agent shall provide such tenant with written notice of the provisions of subsections (b) and (c) of this section in a form as described in subdivision (2) of this subsection.
38 3 sSB143 File No.
38 [(e)] (d) (1) On and after January 1, [2024] 2025, whenever a dwelling unit located in a building or complex consisting of five or more separate dwelling units or in a mobile manufactured home park is rented to, or a rental agreement is entered into or renewed with, a tenant, the landlord of such dwelling unit or such landlord's agent shall provide such tenant with written notice of the provisions of subsections (b) and (c) of this section in a form as described in subdivision (2) of this subsection.
(2) Information on the actual expenditures made on all repairs, maintenance, operation or upkeep of the subject building or buildings within the last three years, set forth tabularly with the proposed budget LCO {\\PRDFS1\SCOUSERS\FORZANOF\WS\2024SB-00144 of 8 R01-SB.docx } Substitute Bill No.
(2) Information on the actual expenditures made on all repairs, maintenance, operation or upkeep of the subject building or buildings sSB143 / File No.
143 ofthecondominiumsand cumulatively brokendownona per unit basis in proportion to the percentage of the undivided interest in the common expenses allocated to each unit by the condominium instruments.
38 4 sSB143 File No.
38 within the last three years, set forth tabularly with the proposed budget ofthecondominiumsand cumulatively brokendownona per unit basis in proportion to the percentage of the undivided interest in the common expenses allocated to each unit by the condominium instruments.
Such notice shall be accompanied by a copy of the publicofferingstatementcontainingtheinformationrequiredbysection 47-71b and subsection (a) of this section.
Such notice shall be accompanied by a copy of the publicofferingstatementcontainingtheinformationrequiredbysection sSB143 / File No.
LCO {\\PRDFS1\SCOUSERS\FORZANOF\WS\2024SB-00145 of 8 R01-SB.docx } Substitute Bill No.
38 5 sSB143 File No.
143 (c) For a period of ninety days after the thirty-day period established under subsection [(j)] (i) of this section, each of [the said] such tenants shall have the exclusive right to contract for the purchase of the unit [he] the tenant occupies.
38 47-71b and subsection (a) of this section.
(c) For a period of ninety days after the thirty-day period established under subsection [(j)] (i) of this section, each of [the said] such tenants shall have the exclusive right to contract for the purchase of the unit [he] the tenant occupies.
(f) Any declarant of a conversion condominium shall, in addition to the filing required by section 47-71, file with the Department of Housing within one hundred twenty days of the giving of the notice required by LCO {\\PRDFS1\SCOUSERS\FORZANOF\WS\2024SB-001436 of 8 R01-SB.docx } Substitute Bill No.
(f) Any declarant of a conversion condominium shall, in addition to the filing required by section 47-71, file with the Department of Housing sSB143 / File No.
143 subsection(b)ofthissection:(1)A copy ofthedeclarationandthepublic offering statement submitted to each tenant, and (2) a sworn statement that each tenant who is entitled to receive notice under subsection (b) of this section and has not exercised [his] such tenant's option to buy has received the notice required by subsection (b) of this section and has received relocation assistance which has included information on the availability of alternate housing, financing programs and federal, state and municipal housing assistance and the availability of moving and relocationexpensesunder section47-88d,or that reasonableeffortshave been made to provide such relocation assistance to such tenant.
38 6 sSB143 File No.
38 within one hundred twenty days of the giving of the notice required by subsection(b)ofthissection:(1)A copy ofthedeclarationandthepublic offering statement submitted to each tenant, and (2) a sworn statement that each tenant who is entitled to receive notice under subsection (b) of this section and has not exercised [his] such tenant's option to buy has received the notice required by subsection (b) of this section and has received relocation assistance which has included information on the availability of alternate housing, financing programs and federal, state and municipal housing assistance and the availability of moving and relocationexpensesunder section47-88d,or that reasonableeffortshave been made to provide such relocation assistance to such tenant.
Any such lessee may abandon [his] the lessee's unit and terminate [his] such lessee's tenancy without incurring LCO {\\PRDFS1\SCOUSERS\FORZANOF\WS\2024SB-00147 of 8 R01-SB.docx } Substitute Bill No.
Any such lessee may abandon [his] the lessee's unit and terminate [his] such lessee's tenancy without incurring sSB143 / File No.
143 any liability for an early termination of [his] the rental agreement provided [he] the lessee gives thirty [days] days' notice to the declarant or unit owner.
38 7 sSB143 File No.
38 any liability for an early termination of [his] the rental agreement provided [he] the lessee gives thirty [days] days' notice to the declarant or unit owner.
-LCO LCO {\\PRDFS1\SCOUSERS\FORZANOF\WS\2024SB-00143- 8 of 8 R01-SB.docx }
-LCO sSB143 / File No.
38 8 sSB143 File No.
38 The following Fiscal Impact Statement and Bill Analysis are prepared for the benefit of the members of the General Assembly, solely for purposes of information, summarization and explanation and do not represent the intent of the General Assembly or either chamber thereof for any purpose.
In general, fiscal impacts are based upon a variety of informational sources, including the analyst’s professional knowledge.
Whenever applicable, agency data is consulted as part of the analysis, however final products do not necessarily reflect an assessment from any specific department.
OFA Fiscal Note State Impact:
None Municipal Impact:
Municipalities Effect FY 25 $ FY 26 $ Various Municipalities Potential See Below See Below Savings Explanation The bill, which eliminates lapse of time evictions for certain tenants, is not anticipated to have a fiscal impact to the state.
To the extent the bill results in fewer evictions, there may be a potential savings to municipalities associated with storing less possessions of evicted tenants, beginning in FY 25.
The court system disposes of over 20,000 housing summary process cases annually.
The possible reduction in summary process filings is not anticipated to have a material change on the Judicial Department's operations.
The bill additionally requires the Department of Housing to modify an existing online notice, which can be done without cost.
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The Out Years The annualized ongoing fiscal impact identified above would continue into the future subject to the number of evictions and property municipalities must store as a result.
sSB143 / File No.
38 9 sSB143 File No.
38 OLR Bill Analysis sSB 143 AN ACT CONCERNING EVICTIONS FOR CAUSE.
SUMMARY This bill extends certain eviction and rent increase protections to all tenants living in specified protected housing types, which include buildings and complexes with at least five separate dwelling units and certain mobile home parks and dwelling units in common interest communities.
Under current law, these protections are generally available only to specific “protected tenants” living in these housing types (those at least age 62 or with disabilities and their family members in the household).
Existing law, unchanged by the bill, allows landlords to evict tenants covered by these protections based only on certain grounds.
Landlords cannot do so only because the lease is expiring (i.e., a lapse of time eviction).
The bill makes conforming changes by eliminating provisions in current law (1) allowing landlords (and certain condominium unit owners) to request proof of protected tenant status and (2) requiring tenants (or condominium lessees) to provide it within 30 days.
Current law requires the Department of Housing (DOH) to create a notice summarizing protected tenants’ rights related to evictions and rent increases and post it on the department’s website.
The bill requires this notice to reflect its extension of these protections and requires DOH to create and post the new notice by December 1, 2024.
It correspondingly suspends until January 1, 2025, the current requirement that landlords or their agents provide certain tenants with the DOH notice.
As under current law, this applies whenever a tenant entersintoorrenewsarentalagreementforadwellingunitinabuilding or complex with five or more separate dwelling units or a mobile park home with at least five homes.
sSB143 / File No.
38 10 sSB143 File No.
38 The bill also makes technical and conforming changes.
EFFECTIVE DATE:
October 1, 2024 PROTECTION AGAINST CERTAIN EVICTIONS Protected Housing Types The bill limits the grounds by which landlords (including a licensee orownerofa mobile home park) may evict any tenantliving inspecified protected housing types, which include:
(1) buildings and complexes withatleastfiveseparatedwellingunits;(2)mobilemanufacturedhome parks with at least five homes;
or (3) dwelling units in common interest communities (a) where the landlord owns at least five units or (b) that are converted units meeting certain requirements (see below).
Under current law, the eviction limitation applies only to certain protected tenants living in these housing types, including a tenant who is:
1.
at least age 62, or who permanently lives with a spouse, sibling, parent, or grandparent (i.e., family member) meeting this age requirement;
or 2.
a person with a physical or mental disability, or who permanently lives with a family member, including a child, with a disability that can be expected to last for at least 12 months or result in death.
Conversion Tenants.
Under both current law (just for protected tenants) and the bill, this protection applies to certain common interest community conversion tenants—that is, those who live in a dwelling unit or on a mobile home park space or lot both before and after it becomes part of a common interest community or is offered for sale as part of one (i.e., a converted unit).
Under thebill,thisincludestenantswho live ina building or complex with at least five separate dwelling units or mobile manufactured home park withat least five homes(rather thanthose who qualify asprotected tenants, as under current law).
However, the bill also protects conversion tenants who do not live in these housing types but meet the sSB143 / File No.
38 11 sSB143 File No.
38 following requirements (as current law does for those who do not qualify as protected tenants):
1.
live in a conversion condominium or conversion common interest community, created after specified dates, during a “transition period” (i.e., the period beginning when a unit is converted and ending (a) nine months after the tenant receives a required conversion notice or (b) the lease ends, whichever is later);
or 2.
are expressly protected as conversion tenants under specified prior legislation.
Grounds for Eviction Under the bill, landlords can evict tenants living in protected housing types based only on certain grounds, as is the case for protected tenants under current law.
These are commonly known as “for cause” or “just cause” evictions and include the following reasons:
1.
nonpayment of rent, 2.
a breach of tenants’ or mobile home parks residents’ statutory duties that affects the health and safety of other tenants or the physical condition of the premises (which generally includes nuisance and serious nuisance), 3.
noncompliance with the rental agreement or a landlord’s lawfully adopted rules and regulations, and 4.
voiding of a rental agreement based on certain illegal activity.
Additionally, landlords can evict these tenants for other reasons after a rental agreement expires, including if (1) the tenant will not agree to a fair and equitable rent increase (see below) or (2) the landlord permanently removes the unit from the housing market or (except for conversion tenants) intends to use it as a principal residence.
The bill does not allow landlords to evict tenants living in protected sSB143 / File No.
38 12 sSB143 File No.
38 housing types just because the lease is expiring (i.e., a lapse of time eviction).
PROTECTION AGAINST EXCESSIVE RENT INCREASES As under current law for protected tenants, the bill requires rent increases for all tenants living in protected housing types to be fair and equitable based on the same factors a fair rent commission must consider in determining excessive rent increases (see BACKGROUND).
It allows these tenants, if aggrieved by arent increase, to file acomplaint with the fair rent commission, or if living in a municipality without one, to go to court to fight the increase.
Existing law, unchanged by the bill, requires the court to determine whether the rent increase is fair and equitable based on the fair rent commission factors described below.
BACKGROUND Fair and Equitable Rent Increases Any tenant may file a complaint with a fair rent commission if one exists in the municipality where he or she lives.
Fair rent commissions must consider certain factors when determining whether arental charge or proposed rent increase is excessive to the point of being “harsh and unconscionable.” The factors include the following:
1.
rents for comparable units;
2.
amount and frequency of rent increases;
3.
sanitary conditions;
4.
number of bathtubs or showers, toilets, and sinks;
5.
services, furniture, and furnishings;
6.
bedroom size and number;
7.
repairs necessary to make the accommodations livable;
8.
amount of taxes and overhead expenses, including debt service;
9.
compliance with state and local health and safety laws and sSB143 / File No.
38 13 sSB143 File No.
38 regulations;
10.
renter’s income and housing availability;
11.
utility availability;
12.
tenant damage to the premises, other than ordinary wear;
and 13.
the degree to which income from the rent increase will be reinvested in property improvements (CGS § 7-148c).
COMMITTEE ACTION Housing Committee Joint Favorable Yea 9 Nay 5 (02/29/2024) sSB143 / File No.
38 14
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Action History

  1. FILE NO. 38

  2. SENATE CALENDAR NUMBER 58

  3. FAV. RPT., TAB. FOR CAL., SEN.

  4. RPTD. OUT OF LCO

  5. REFERRED TO Office of Legislative Research AND Office of Fiscal Analysis 03/18/24

  6. FILED WITH LCO

  7. Joint Favorable

  8. PUBLIC HEARING 0220

  9. REF. TO JOINT COMM. ON Housing

Sponsors

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22 sponsors · 0 co-sponsors · 165 not signed on

Sponsors (22)

Co-sponsors (0)

None.

Not signed on (165)

165 members have not signed on to this bill.

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Frequently asked questions

Who sponsors SB 143?
SB 143 is sponsored by David Michel, Gary A. Winfield (Democratic), Kai J. Belton (Democratic), Aundre Bumgardner (Democratic), Maryam Khan (Democratic), Kadeem Roberts (Democratic), Josh Elliott (Democratic), Robyn A. Porter, Antonio Felipe (Democratic), Herron Gaston (Democratic), Anne M. Hughes (Democratic), Roland J. Lemar (Democratic), Fred Gee (Democratic), Julie Kushner (Democratic), Geraldo C. Reyes, Mary M. Mushinsky (Democratic), Jorge Cabrera (Democratic), Christopher Rosario (Democratic), MD Rahman (Democratic), Jane M. Garibay (Democratic), Travis Simms (Democratic), and Robin E. Comey (Democratic).
What is the current status of SB 143?
This bill died with 2024 Regular Session. It reached “In Committee” and never advanced before the session ended, so it can no longer move — a new version would have to be reintroduced in the current session.
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