DocketNumber: No. SPN 950422046
Citation Numbers: 1995 Conn. Super. Ct. 9920, 15 Conn. L. Rptr. 159
Judges: DiPENTIMA, J.
Filed Date: 8/4/1995
Status: Non-Precedential
Modified Date: 4/18/2021
At the time of the hearing on the motion the defendant raised a question of subject matter jurisdiction. Such a question can be raised at any stage of the proceeding and must be addressed by the court before any other issue. P.B. § 143.Concerned Citizens of Sterling v. Sterling,
The defendant argues that the notice to quit is fatally defective because of this language following the reason of termination (nonpayment of rent):
The landlord will discuss this termination with you. CT Page 9921
Any payment received after receipt of this notice shall be accepted as use and occupancy payments only and not as rent.
On March 20, 1995, the defendant was served with the above mentioned Notice to Quit for nonpayment of rent with a quit date of March 31, 1995. On March 15, 1995, the plaintiff sent the defendant a letter advising her that her tenancy was to terminate effective March 31, 1995.
Discussion
A defective notice to quit deprives the court of subject matter jurisdiction, because as a condition precedent to summary process action, a proper notice to quit is required.Lampasona v. Jacobs,
(c) Termination notice. (1) The owner must give the family a written notice of any proposed termination of tenancy, stating the grounds and that the tenancy is terminated on a specified date and advising the family that it has an opportunity to respond to the owner.
[Emphasis added]
C.G.S. §
A termination notice required pursuant to federal law and regulations may be included in or combined with the notice required pursuant to this section and such inclusion or combination does not thereby render the notice required pursuant to this section equivocal, provided the rental agreement or lease shall not terminate until after theCT Page 9922 date specified in the notice for the lessee or occupant to quit possession or occupancy or the date of completion of the pretermination process, whichever is later.
[Emphasis added]
As allowed by this statute, in this notice to quit the landlord chose to include the language "the landlord will discuss this termination with you," to comply with the above federal regulation. However, the Notice to Quit also included the language: "I hereby terminate your lease and give you notice that you are to quit possession or occupancy of the premises . . . on or before 3/31/95 . . .". This does not comply with C.G.S. §
Accordingly, the court finds that the inclusion of "the landlord will discuss this termination with you," makes the notice to quit equivocal.2 "In order to effect a termination, the lessor must perform some unequivocal act which clearly demonstrates his intent to terminate the lease." Sandrewv. Pequot Drug, Inc.,
The case is dismissed.