Under Connecticut law, the only situation in which an eviction can be commenced without first serving the statutory Notice to Quit on the tenant is when the tenant’s lease has lapsed — specifically termed “lapse of time.” In all other scenarios, a landlord must first serve the tenant with a Notice to Quit as a condition precedent to the commencement of an eviction proceeding. However, in order for the landlord to bypass this penultimate step, the lease must have contained a waiver by the tenant indicating that it has expressly waived the service of the Notice to Quit in the event that the lease terminates by lapse of time. If the lease does not contain this express waiver, the landlord cannot seek refuge under the statutory protection of Conn. Gen. Stat §47a-25 (“Waiver of Notice to Quit”) and must therefore serve a Notice to Quit against the tenant before commencing the eviction action.
The service of a Notice to Quit based on lapse of time is a tricky proposition, particularly because it must be served on the tenant during the term of the lease, that is, while the tenant is still in possession of the premises — even though at that point the tenant may technically not be in default of the lease. Any Notice to Quit served on the tenant based on lapse of time after the lease has expired would be technically defective and could be legitimately challenged by a tenant who does not wish to vacate after its lease term has expired.
A recent Connecticut appellate court decision illustrates the importance of serving (or not serving) a Notice to Quit based on lapse of time. In Firstlight Hydro Generating Co. v. First Black Ink, LLC, 2013 Conn. App. LEXIS 327 (June 25, 2013), the landlord decided to bypass the service of the statutory Notice to Quit on a tenant based on lapse of time, almost to the landlord’s peril.
The lease contained the following language as part of the Default Provision:
” …. Lessee hereby EXPRESSLY WAIVES all right to any such demand or notice of reentry. The Lessee FURTHER WAIVES all right to any notice to quit possession as may be prescribed by the statutes relating to Summary Process.”