Short answer

Yes. In Connecticut a person who holds a life estate (a life tenant) must preserve the property and refrain from “waste.” That means the life tenant must keep the property in ordinary repair, pay routine charges that arise during the life tenancy (for example ordinary property taxes and routine maintenance), and must not take actions that permanently damage or deplete the property. Major changes, removal of significant fixtures, or destructive acts can expose the life tenant to a lawsuit by the remainderman or reversioner.

Detailed answer — what a life tenant must (and must not) do under Connecticut law

1. Basic concept: life tenancy and the rule against waste

A life estate gives someone possession of property for the duration of a life (the life tenant’s life or another person’s life). The person or entity who gets the property when the life estate ends is called the remainderman (or the holder of a reversion). Connecticut follows the common-law principles that govern life estates. The core duty of the life tenant is to avoid “waste.” Waste comes in three main forms:

• Voluntary waste: Active destruction or removal of valuable parts of the property (for example, tearing down a building, removing the roof, or stripping valuable fixtures).
• Permissive waste: Failure to perform ordinary repairs or to prevent deterioration (for example, allowing the roof to leak for years and causing rot).
• Ameliorative waste: Making significant alterations that change the character of the property (even if value increases), which may harm the remainderman’s interest).

2. Ordinary repairs and maintenance

The life tenant must pay for ordinary repairs and reasonable upkeep that arise during the life tenancy. This includes routine maintenance like repairing a leaking roof, fixing plumbing problems, mowing and basic landscaping, and addressing issues that would cause the property to decline over time. Ordinary repairs prevent permissive waste, and failure to make them can expose the life tenant to an injunction or damages.

3. Taxes, assessments, insurance, and mortgage obligations

Generally, a life tenant should pay property taxes and municipal assessments that accrue during the life tenancy. If the property has a mortgage, the life tenant commonly must pay interest on that mortgage while possessing the property; however, the life tenant usually does not have to pay down the original principal amount (unless the life estate agreement or a court order requires it). The life tenant should also keep the property insured against loss. If the life tenant fails to pay taxes or insurance and the property is forfeited or damaged, the remainderman can seek relief.

4. Major repairs, improvements, and structural changes

Major repairs and structural alterations raise issues. A life tenant may perform improvements, but substantial changes or removal of fixtures that permanently alter or reduce the value of the remainderman’s future interest can be considered waste. Before making major alterations, a prudent life tenant should obtain the remainderman’s consent or a court order allowing the change. If a life tenant makes an improvement that benefits the land, courts sometimes allow recovery to the life tenant or credit against the remainderman’s interest, but outcomes vary by case.

5. Leasing, renting, and collecting income

A life tenant who rents the property can collect rents and profits during the life tenancy, but must account to the remainderman for income that equals more than ordinary use of the property, and must not use rents to commit waste. If leasing generates profits beyond normal uses, the remainderman may have rights to part of the income, depending on the circumstances and any agreement between parties.

6. Remedies available to the remainderman or reversioner

If a life tenant commits waste or neglects necessary repairs, the remainderman can seek legal remedies including:

• An injunction to stop the waste;
• Damages to repair harm or to compensate for loss in value;
• A court order requiring repairs or preservation; and
• Accounting for rents or profits improperly kept by the life tenant.

7. Agreements and written instruments control

The deed, will, trust, or other document that created the life estate often contains specific duties and limitations. Those written terms control. If the document allocates responsibilities differently (for example, requiring the remainderman to pay certain major repairs), the parties must follow the document unless a court orders otherwise.

8. Connecticut statutes and where to look

Connecticut does not generally replace these common-law duties with a single statute for life tenants. To review Connecticut statutes and related provisions that may affect property taxes, liens, or foreclosure issues, consult the Connecticut General Assembly site: https://www.cga.ct.gov/. For procedure and remedies in Connecticut courts, see the Connecticut Judicial Branch: https://www.jud.ct.gov/. Because life-estate issues often turn on the language of the creating document and case law, contacting a Connecticut attorney for specific matters is advisable.

9. Example hypotheticals (to illustrate how rules apply)

Hypothetical A — Ordinary repairs: A life tenant notices a leaking roof. The tenant hires a contractor to fix the leak. This is ordinary repair; the life tenant bears the cost and acted properly to prevent permissive waste.

Hypothetical B — Voluntary waste: A life tenant strips historic woodwork and sells it for profit. This active removal of fixtures likely constitutes voluntary waste; the remainderman could sue for damages or seek an injunction.

Hypothetical C — Major alteration with benefit: A life tenant converts an old barn into a rental unit without consent. Even if the conversion increases market value, this could be ameliorative waste; a court may award remedies or require accounting.

Helpful hints for life tenants and remaindermen in Connecticut

• Read the deed, will, or trust carefully. The creating document often defines who is responsible for what.
• Keep records. Save invoices, receipts, and photos of the property condition before and after repairs.
• Communicate early. Discuss major repairs or alterations with the remainderman and get written consent when possible.
• Buy and maintain insurance. Keep the property insured and name the remainderman as interested party when appropriate.
• Pay routine taxes and assessments on time. Failure may create liens or threaten the remainderman’s future interest.
• Get estimates before major work. If in doubt about whether a project is permissible, seek a court declaratory judgment or agreement with the remainderman.
• Document leases and income. If you rent the property, keep careful records and be prepared to account for profits if required.
• When conflicts arise, consider mediation. Courts can be costly; mediation or negotiation often resolves disputes efficiently.
• Consult a Connecticut attorney if unsure. State-specific rules and case law can affect outcomes.