Connecticut General Statutes

Conn. Gen. Stat. § 49-31m (2026)

Ezequiel Santiago Foreclosure Mediation Program

✓ current as of May 2026

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The Chief Court Administrator shall establish in each judicial district a foreclosure mediation program in actions to foreclose mortgages on residential real property or real property owned by a religious organization. On and after July 1, 2019, such program shall be known as the “Ezequiel Santiago Foreclosure Mediation Program”. Such foreclosure mediation shall (1) address all issues of foreclosure, including, but not limited to, reinstatement of the mortgage, disposition of the property through means other than the foreclosure process, including short sales and deeds in lieu of foreclosure, assignment of law days, assignment of sale date, restructuring of the mortgage debt and foreclosure by decree of sale, and (2) be conducted by foreclosure mediators who (A) have a duty to be unbiased and are employed by the Judicial Branch, (B) are trained in mediation and all relevant aspects of the law, as determined by the Chief Court Administrator, (C) have knowledge of the community-based resources that are available in the judicial district in which they serve, and (D) have knowledge of the mortgage assistance programs. Such mediators may refer mortgagors who participate in the Ezequiel Santiago Foreclosure Mediation Program to community-based resources when appropriate and to the mortgage assistance programs. Such mediators shall not give legal advice to any party in mediation.

(P.A. 08-176, S. 17; P.A. 11-201, S. 3; P.A. 13-136, S. 3; P.A. 19-145, S. 5.)

History: P.A. 08-176 effective June 12, 2008; P.A. 11-201 deleted program establishment date of July 1, 2008, and added reference to real property owned by a religious organization; P.A. 13-136 required mediation to address the disposition of property through means other than the foreclosure process, required mediators to have a duty to be unbiased and prohibited mediators from giving legal advice to any party in mediation, effective July 15, 2013; P.A. 19-145 added “On and after July 1, 2019, such program shall be known as the “Ezequiel Santiago Foreclosure Mediation Program”.”, and replaced “foreclosure mediation program” with “Ezequiel Santiago Foreclosure Mediation Program”, effective July 1, 2019.

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Notes of Decisions

Cited in 5 cases (2 in the last 5 years), 2014–2024 · leading case: Cenatiempo v. Bank of Am., N.A., 333 Conn. 769 (Conn. 2019).

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Cenatiempo v. Bank of Am., N.A., 333 Conn. 769 (Conn. 2019). · cites it 3× “Kane (‘‘[t]he mediation process, although not perfect, is very good because it will get people to maybe stay in their homes a bit longer’’).”

U.S. Bank Nat'l Assn. v. Blowers, 212 A.3d 226 (Conn. 2019). · cites it 2× “General Statutes § 49-31m. When a mortgagor elects to participate in the program, the mortgagee is obligated to engage in some form of loss mitigation review with the mortgagor before foreclosure proceedings can proceed.”

JPMorgan Chase Bank, Nat'l Assn. v. Lakner, 347 Conn. 476 (Conn. 2023). · cites it 2× “See General Statutes § 49-31m. The final report issued by the mediator provided, among other things, that, ‘‘[a]t the initial mediation session on [April 18, 2013], [JPMorgan] provided a payment history from June, 1995, through the mediation date.”

Green Tree Servicing, LLC v. Clark, 224 Conn. App. 740 (Conn. App. Ct. 2024). · cites it 2× “The parties par- ticipated in the foreclosure mediation program; see General Statutes § 49-31m; until mediation was termi- nated due to the defendant’s failure to attend a sched- uled mediation and to provide required financial infor- mation.”

Citimortgage, Inc. v. Rey (Conn. App. Ct. 2014). · cites it 3× “1 The court’s foreclosure mediation program was created pursuant to General Statutes § 49-31m, which requires the creation of such a program in each judicial district in actions to foreclose mortgages on residential real property.”

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