Bill Summary – FastDemocracy

Housing Committee
                           JOINT FAVORABLE REPORT
    Bill No.:    HB-6528
        Title:   AN ACT CONCERNING THE SEALING OF EVICTION RECORDS.
 Vote Date:      3/11/2021
Vote Action:     Joint Favorable
   PH Date:      3/4/2021
    File No.:
Disclaimer: The following JOINT FAVORABLE Report is prepared for the benefit of the
members of the General Assembly, solely for purposes of information, summarization and
explanation and does not represent the intent of the General Assembly or either chamber
thereof for any purpose.
SPONSORS OF BILL:
Rep. Michel- 146th District
REASONS FOR BILL:
Currently, a landlord can consider a tenant's past eviction history when deciding whether to
rent to that tenant. That eviction record, however, does not provide the context of why the
eviction was filed in the first place, nor does it specify the outcome of the judgement. This bill
would seal certain eviction records so that tenants are not denied housing for having a record
through no fault of their own.
RESPONSE FROM ADMINISTRATION/AGENCY:
Connecticut Judicial Branch- External Affairs Division  OFFERS COMMENTS  stating that
the bill is contrary to the judicial branch's mission to ensure "openness and transparency."
The current e-filing system does not allow automatic sealing and unsealing, significant
changes would be required to allow for that functionality. Until the system is changed, it would
have to be done manually. Furthermore, there is no online access to sealed files.
Implementation would require security upgrades to prevent hacking.
NATURE AND SOURCES OF SUPPORT:
Zoe Ackerman  SUPPORTS  stating Black and Hispanic residents are twice as likely to
have evictions filed against them as a white tenant. Once a tenant is evicted, it becomes
harder for them to secure affordable, stable housing. This bill helps protect such tenants.
Ivan Albert SUPPORTS  stating the bill protects those who had eviction proceedings
brought against them while they lacked counsel. Having an eviction filed against oneself can
follow them for the rest of their lives.
Madison Alexander- Advocacy Intern at the Connecticut Coalition to End Homelessness
SUPPORTS  stating that a landlord having access to all eviction records, even when the
tenant was found not at fault, makes it harder for a tenant find housing. Sealing such eviction
records helps ensure an equal opportunity to housing.
Tasmyn Ambler SUPPORTS  stating that the bill would help alleviate homelessness.
Tenants who lacked representation in an eviction proceeding are often forced to accept
judgment, making it harder for them to find housing in the future.
Liza Andrews- Director of Public Policy and Communications for the CT Coalition Against
Domestic Violence SUPPORTS  stating the bill prevents discrimination against tenants just
because they had a case filed against them. Records would only be unsealed if a landlord
can prove their allegations to a judge through a trial, protecting tenants. It is also an issue of
racial justice as Black women are more likely to have evictions filed against them.
Ashley Blount SUPPORTS  stating that due to a past eviction, she and her partner had
difficulty finding a good apartment despite being a two-income household and having the
means to pay.
Deborah Brody SUPPORTS  stating people without access to stable housing have worse
health outcomes. Evictions can lead to job loss and traumatic experiences for the tenants
involved.
Olicia C. SUPPORTS  stating that access to an attorney helped stabilize her housing
situation. The bill would protect the rights of tenants.
Dione Dwyer SUPPORTS  stating she has experienced an eviction firsthand. The bill
would protect tenants who have undergone similar experiences.
Kathy Flaherty- Executive Director of the CT Legal Rights Project, Inc.  SUPPORTS 
stating the bill would protect tenants who, through no fault of their own, had evictions filed
against them but were never evicted.
Jose Garcia SUPPORTS  stating that CT has some of the worst urban eviction rates in the
country. Even if a tenant were to win their case, their ability to find decent housing in the
future would be limited. This bill would help rectify this unjust situation.
Carolyn Graves SUPPORTS  stating she was a victim of predatory lending in the past, and
this ill would help protect tenants secure housing.
Peter Hepburn- Assistant Professor of Sociology, Rutger University-Newark, Research
Fellow at the Eviction Lab at Princeton University SUPPORTS  stating research shows that
evictions create "durable negative consequences for those facing the threat removal."
Publicly available records often have incorrect or outdated information. Landlords then use
these incorrect records to make uninformed decisions about a tenant's suitability.
                                                                           Page 2 of 8 HB-6528
Grace Holleran SUPPORTS  stating that more than 40,000 residents face eviction when
the moratorium is lifted. An eviction record can harm one's future housing prospects for the
rest of their life.
Nancy Hronek- Attorney at the Greater Hartford Legal Aid- SUPPORTS  stating many
tenants have fallen behind on rent due to the pandemic, which could leave the state awash
with evictions. These people would then be marked for the rest of their life. Furthermore,
landlords often use the threat of eviction to force tenants to move. This bill would protect
tenants from discrimination.
Khadija Hussain SUPPORTS  stating tenants could be denied housing in the future if this
bill is not passed.
Salmun Kazerounian- Staff Attorney at the Connecticut Fair Housing Center- SUPPORTS 
stating that this bill protects tenants who won their eviction proceedings from being denied
housing. Even when tenants win in court, they can still be" blacklisted."
Danya Keene- Associate Professor at the Yale School of Public Health- SUPPORTS 
stating that even the threat of eviction can damage a tenant's mental health and weaken their
immune system. Eviction records create barriers to healthy, affordable, and stable housing
for many.
Naomi Kunstler, LCSW- SUPPORTS  stating she has seen countless examples of veterans
being denied housing due to a previous eviction or eviction proceeding, even if they won their
case. This bill helps protect the most vulnerable.
Nathan Leys- New Haven Legal Assistance Association, Inc. - SUPPORTS  stating that
people with eviction records are often penalized "no matter the merits or outcome" of their
case. Black women and children are more likely to face evictions, leading to them living the
rest of their life with a "scarlet E," hampering their ability to find housing in the future. Finally,
the bill would protect tenants from inaccurate eviction records.
Kelly McConney Moore- Interim Senior Policy Counsel for the ACLU-CT- SUPPORTS 
stating that this bill would prevent information about an unsuccessful or pending eviction from
being used against a tenant.
Margaret Middleton- CEO of Columbus House- SUPPORTS  stating the bill protects tenants
from homelessness.
Shanice Murray- SUPPORTS  stating eviction records can force people from homelessness.
This bill would help protect vulnerable tenants, particularly people of color who are more likely
to face eviction.
Ariel Nelson- Staff Attorney at the National Consumer Protection Law Center- SUPPORTS 
stating that this bill would help protect tenants. Landlord's often automatically reject someone
with an eviction record, regardless of the outcome. Furthermore, 22% of eviction records
contain "ambiguous information on how the case was resolved or falsely represent a tenant's
eviction history."
                                                                              Page 3 of 8 HB-6528
Maria Nunez- SUPPORTS  stating that she has been stuck with an eviction record through
no fault of her own. Twice she has had an eviction filed against her, and twice she has won,
but she still has trouble finding housing because of the record. Not only that, her now adult
daughter has trouble finding housing because of the attempted evictions.
Abdul Osmanu- SUPPORTS  stating the bill is the bare minimum the state can do to support
tenants.
Anne-Marie Peterson- SUPPORTS CONDITIONALLY  stating that she supports records
being sealed where the tenant won the case, but still wants landlord's to be able to see if the
tenant has committed serious crimes or was evicted for non-payment of rent.
Raphael Podolsky- CT Legal Services- SUPPORTS  stating that many, if not all, landlords
will not rent to applicants with an eviction record. These records do not provide the context of
the case, nor its outcome. This bill would prevent landlord's from discriminating against
tenants who were never evicted despite an eviction record.
Sara Alice Prael- Central Connecticut Democratic Socialists of America- SUPPORTS 
stating the bill would improve the lives of tenants.
Will Robbins- SUPPORTS  stating it would protect other tenants who suffer from aggressive
landlords.
Michael Schramm- SUPPORTS  stating the bill would protect vulnerable tenants. This is of
paramount importance due to the crisis COVID has created. Furthermore, tenants should not
be followed by a 'scarlet E" for the rest of their lives.
Erin Sheehan- Legislation and Data Analyst for Connecticut Voices for Children- SUPPORTS
 believing that the state should protect those with past eviction records so that they may get
affordable, stable housing.
Linda Thorpe- SUPPORTS  stating that one of her clients has faced a bad landlord and was
evicted. This eviction lead to a disruption of the client's job and the client's child's education.
The following from the Yale Law School Housing Clinic SUPPORT HB 6528 stating that
current tenant screenings are inadequate, inaccurate, and are damaging to tenants. Ninety
percent of landlords use tenant screening services, but there is little regulation ensuring the
information they give to landlords is accurate. Records would only show if a case was
brought against a tenant, not the outcome of the case. This bill would not seal away records
relating to non-payment of rent, breach of lease, nuisance, or serious nuisance judgments. It
would, however, protect tenants from being blacklisted from renting:
Gregory Briker
Colin Burke
Rubin Danberg Biggs
Areeb Siddiqui
Ann Sarnak
Susannah Howe
Raymond Fang
                                                                           Page 4 of 8 HB-6528
Jacquelyn Oesterblad
Evan Walker-Wells
Nicole Cabanez
Samarth Gupta
Dana Khabbaz
The following SUPPORT HB 6528:
Kellyann Day- CEO of New Reach
Vanessa Liles
Noah
Jason Ruiz
NATURE AND SOURCES OF OPPOSITION:
Toni Akin  OPPOSES  stating the bill would increase the cost of doing business, causing
landlords to leave the state.
Michael Ancona  OPPOSES  stating the bill would endanger future investment in rental
property. It is not in the interests of tenants to live near or next to disruptive or dangerous
tenants.
Diana Ashton OPPOSES  stating the bill would allow a child predator to live next to a
family with children without the knowledge of the landlord.
Erik Scarpati OPPOSES  stating the bill would create financial risks for the landlords. They
Seek to form mutually beneficial relationships with tenants. The state should instead search
for tenant protections that assist landlords.
Michael Batista OPPOSES  stating that it is important landlords be able to screen
prospective tenants, this bill would hamper their ability to do so.
Stephen Briotti- Realtors-Briotti Group OPPOSES  stating landlords need to be aware of
the criminal records of prospective tenants for the safety of existing tenants and financial
security.
Joseph Bruckermann OPPOSES  stating the bill limits a landlord's ability to properly asses
the risk of a prospective tenant.
Stephen Cornell OPPOSES  stating the bill would make it harder for landlords to business,
potentially forcing them to move to more landlord-friendly states.
Janice Curtis OPPOSES  stating the bill makes it harder for landlords to come to informed
decisions regarding a prospective tenant, increasing business costs. The bill would also
encourage "professional squatters."
Joseph Dattilo OPPOSES  stating that landlords should be able to consider a prospective
tenant past behavior in order to make informed decisions.
                                                                           Page 5 of 8 HB-6528
Shannon DiPrato OPPOSES  stating the bill would harm a landlord's ability to assess the
risk of a prospective tenant.
Richard Dubina OPPOSES  stating that a landlord needs to review the records to screen
tenants. Removing a landlord's ability to do so would harm their businesses.
Casey Edwards OPPOSES  stating that evictions and lawyers are expensive, and this bill
would increase costs that landlords must consider. Instead of punishing landlords, the state
should educate tenants on the importance of paying rent.
B. Glow OPPOSES  stating these actions constitute the government stealing from
landlords. The bill would harm the economy, harm landlords, and harm the state in the long-
run.
Neil Griffin- CT Chapter of the National Association of Housing and Redevelopment Officials
OPPOSES  stating the bill would prevent landlords from properly evaluating the risk of a
prospective tenant. The sealing of records subverts due process and harms landlords.
Chad Heindenis OPPOSES  as the bill would take control away from landlords.
Robert Hinners OPPOSES  stating that given the high costs of evicting a tenant, a landlord
should be able to see if a tenant has been habitually evicted.
Robert Jackson OPPOSES  stating the bill would allow criminals steal from landlords, as
well as harm a landlord's risk assessment ability.
James OPPOSES  stating that the state should be looking to protect landlords and their
tenants. A past eviction is an indicator that an individual is a bad tenant. Furthermore, the bill
would raise the cost of doing business, leading businesses to leave the state. It could also
encourage bad renters to abuse the new system, to the detriment landlords.
Judy A. Januszewski OPPOSES  stating a landlord should be able to know if a tenant is a
criminal. This allows the landlord to adequality protect other tenants.
Paul J. Januszewski- President of the Greater Enfield Landlord Association OPPOSES 
stating that knowing a tenant's criminal history helps landlords make informed decisions. Bills
like this support bad tenants and would lead to higher rental prices.
Michael and Nancy Jevits OPPOSES  stating that the bill would limit their ability to decide
who is a good tenant.
Karl Koch OPPOSES  stating the bill would harm their ability to make informed decision
about a prospective tenant.
Anastasia Konakowitz OPPOSES  stating that the bill makes it harder for landlords to
protect their other tenants from criminals. Criminals should not be a protected class.
Carol Langeland OPPOSES  stating a landlord must know of a prospective tenant's
previous evictions in order to make informed business decisions.
                                                                           Page 6 of 8 HB-6528
Jie Lu OPPOSES  stating that it is dangerous for landlords if their tenants have a criminal
record.
Art Mannion OPPOSES  stating the bill would limit a landlord's ability to screen tenants.
Evon Muschinsky OPPOSES  stating the bill harms a landlord's ability to safely choose
among prospective tenants.
Helen Nejfelt OPPOSES  stating a landlord should have all information about a prospective
tenant in order to make the most informed decisions possible.
Mahesh Nimmagadda OPPOSES  describing how a previous tenant had destroyed one of
their units. They believe that landlords should be able to screen tenants in order to protect
their property and other tenants.
Felipe Pereira OPPOSES  stating that people who have been evicted previously pose a
financial risk, and a landlord should have that information before renting to such individuals.
Charles Peterson OPPOSES  stating eviction records are a helpful tool that landlords can
use to assess a prospective tenant.
Steve Portera OPPOSES  stating the bill would harm a landlord's ability to make a living
and could promote negative tenant behavior.
Lorraine Potvin OPPOSES  stating the bill would put families and communities at risk by
allowing bad tenants to go unnoticed.
Kim Regan OPPOSES  stating that records of bad tenants need to be kept.
Carrie Rowley- The Connecticut Apartment Association OPPOSES  stating the bill harms
the development of affordable housing by making it more costly for landlords to do business.
Pam Savejs OPPOSES  stating that tenants should be able to conceal criminal or eviction
records from a landlord.
Julie Scolastico OPPOSES  stating landlords need the ability to screen tenants for bad
actors.
Helen Tu- OPPOSES  stating the bill is not in the interests of landlords as it stop them from
being able to protect themselves and their other tenants.
Jennifer Zakrewski OPPOSES  stating prospective tenants often lie about their work and
rental history. This bill would limit a landlord's knowledge of a tenant's background, making it
harder for them to make good financial decisions.
Hanlin Zhang OPPOSES  stating concealing eviction records could lead to landlords giving
housing to people with criminal records, putting themselves and their other tenants at risk.
                                                                          Page 7 of 8 HB-6528
The following OPPOSE HB 6528:
Ken Burkamp
Haiwen Ma
Marie Matta-Isona
Ram Patel
Jim Perras- CEO of the Home Builders and Remodelers Association of Connecticut
Yinghui Qin
Tara Ramlal
Kali Sukumar
Tom
Jim Treanor
Ana Ughetti
Anonymous
Reported by: Gabriel Turco                         Date: 3/26/21
                                                                   Page 8 of 8 HB-6528
Statutes affected: 
Raised Bill: 
HSG Joint Favorable: 
File No. 170: 