Can My Tenant Break the Lease?

Written on December 20, 2016 by , updated on February 15, 2018

Break a LeaseAfter a tenant signs the lease, you’re likely to expect they’ll stay for the entire term. But a tenant might decide to leave early and break the lease. What should you do?

Your tenant probably had every intention of renting from you for the entire lease period, which is typically a year, or maybe even longer. But lots of things can happen—job loss, job transfer, the opportunity to buy a house, etc. If your tenant wants to break the lease, they probably have a good reason.

Can you hold them financially responsible?

Of course, you can’t make a tenant stay. But can you can hold them financially responsible for the remainder of the lease?

The answer is…it depends.

Now what?

Even if your tenant has a good reason for breaking the lease, you still have some decisions to make.

Here’s a breakdown of what happens when a tenant decides to break the lease, with some options you should consider at each step.

A Lease Is a Binding Agreement

Just as a lease protects tenants from landlords kicking them out early for no cause, a lease also protects landlords from tenants who decide they want to leave early. When a tenant signs a lease, they’re agreeing to pay rent for the entire lease term, only they usually pay this amount in monthly (or bimonthly or weekly) increments.

For example, if rent is $1,000 a month, and the lease term is for 12 months, the tenant agrees to pay you $12,000 in 12 equal installments. If they want to leave early, say after six months, they should still owe you $6,000 – right?

There are, however, some exceptions:

1. Mitigating Damages

In most states, landlords are not allowed to hold the tenant to the terms of the lease while the unit sits vacant. In these states, even though the tenant has breached the lease by leaving early, the landlord must try to re-rent the place—even if during inconvenient times, like the middle of winter.

Your tenant is still responsible for paying rent, however, until you find someone to take their place. And you can still go though the same screening process you normally do when looking for a replacement tenant. In other words, you don’t have to rent to the first person who comes along if they don’t meet your requirements.

You don’t have to rent to the first person who comes along.

But in a few states, landlords are not required to try to find a new tenant. They can hold the original tenant responsible for the entire lease term. You can find out if your state has this law here.

2. Being Called for Military or Active Duty

Federal law allows people in the military to break their lease to start active military duty, or if their orders take them far away (approx 50 miles). This rule is called the Servicemembers Civil Relief Act, and the law applies to people in the armed forces, the activated National Guard, the National Oceanic and Atmospheric Administration (NOAA), and the U.S. Public Health Service.

Your tenant would need to give you a 30-day notice if they’re leaving for military reasons, even if they have time left on the lease.

Related: The Ultimate Guide to Renter’s Rights Under the Servicemembers Civil Relief Act

3. The Rental Is Uninhabitable

When you have tenants, you must provide a habitable and safe place for them to live. You must provide a (non-leaky) roof over their heads. You must provide heat, hot water, doors and windows that lock, safe stairs, working electrical systems, and a pest-free place.

If you don’t provide a safe and livable place, and if you aren’t responsive if something comes up that makes the place unsafe or unlivable, your tenant could break the lease.

4. You’re Intrusive

It’s true that you own the place, but as soon as you take money from a tenant, you give up your right to come in anytime you like. There are times when you can come in, such as during an emergency like a flood, or when you’ve given notice to do a routine inspection or to make a repair. But tenants have a right to privacy, and if you violate that right, your tenant can probably break the lease.

Even if you act intrusively and don’t respect a tenant’s privacy, they still have to give you a “warning.” It’s call a “notice to remedy or quit,” and it’s a very simple letter that might say, “Stop coming over unannounced,” or, “I’m terminating the lease in 10 days.” Very rarely may a tenant terminate a lease immediately. If you received a notice to remedy or quit, you might want to talk to a lawyer to see if you’re violating any local or state laws.


Early Termination Fees

Continuing to charge your tenant rent, even after they’ve moved out, is acceptable as long as you are actively looking for a replacement tenant.

If the tenant who left would rather not pay the ongoing rent charges, they could pay an “early termination fee,” an amount that allows them to break the lease and walk away without any recourse. Unlike security deposits, these fees are not refundable. So even if the tenant opts to pay the “two-month termination fee,” equal to two times the monthly rent, you aren’t obligated to refund a prorated amount if you find a replacement tenant sooner than 60 days. However, if it takes you 90 days to find a replacement, you  can’t force the previous tenant to pay for the third month of vacancy.

Make sure you outline the early termination fee amounts in your lease so the tenant has plenty of warning.

Here’s why:

Receiving double rent is a no-no, but receiving an early termination fee and then rent from a new tenant is a generally accepted practice. After all, it’s the tenant’s choice and a way they can bet against paying three-plus months of rent.

They might choose to pay two months of rent now to avoid paying four months later. Sometimes it works in the renter’s favor, and sometimes it doesn’t.

How Tenants Can Help

If your tenant tells you they want to break the lease, ask them to help you out. They might be able to help find someone who can take over the lease. Of course, you should still screen whomever they find. Consider asking them if they can help show the place to prospective tenants who answer your ad.

About Suing Your Tenant

If your tenant breaks the lease and won’t pay for the months the unit is vacant, you might need to take them to court to get your money. Theoretically, you’d just need to present a copy of the signed lease, and state which months your tenant still needs to pay. You should be awarded a judgment, but please talk to a local attorney before taking any legal action.

Be Prepared for Your Tenant to Present False Charges

Some tenants, in an effort to get out of paying you, might come up with false charges.

They might claim the place was infested with rats and that you did nothing about it. Or they might claim the heat never worked, the place was unsafe, or you acted inappropriately by coming over all the time. Be prepared to defend yourself against false charges. Keep maintenance records, and have photographs to show how you maintained the unit.

Bottom Line

If you inform your tenant they’re still financially responsible for rent until you re-rent the place (or until their lease period ends), they might choose to stay to avoid paying for two places at once.

Consider all these factors when deciding how to handle a tenant breaking the lease. Of course you can’t make them stay, but in many cases, you can be compensated for your extra efforts and added risk.

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144 CommentsLeave a Comment

  • Pree

    Hi Laura, My former partner and I renewed our lease in January 2019. We separated a few weeks later but are still living under the same roof. In this time my ex-partner has lost his job. It is increasingly becoming challenging to live with him and be subjected to verbal and emotional abuse. My 13yo daughter gets caught in the bickering and listens to the profane language that no kid should hear. I am feeling stuck in the current lease and know that my ex-partner can’t afford the entire rent himself. What options do I have? The lease doesn’t expire until January 2020.

    • JL

      Hey pree , i’m just wondering what happened because I’m in a similar situation and have a year sill left on my lease period!

  • Tiffany

    Hi Laura! My tenant called me yesterday and stated she was breaking the lease and bought a house because she was unhappy with her roommates and the dog was messy. She still has 3 months rent and utilities owed to me. I replied that she hasn’t once called, texted, or messaged me about a single problem to give me a chance to rectify any problems and the dog was already there when she toured the place and signed the year lease. I can remove the dog for her remaining months and I asked another tenant to send me pictures and it is not in a bad or dirty state. I told her the lease is binding and she said she was done. I do have $600, her deposit, but that leaves her with $1429 still do me. She is liable for that, correct?

  • Brandon

    We recently broke our lease early due to financial issues. We helped show the place and find new tenants. We moved out June first after final walk through with our landlord. There is new tenants moving in June 8th. Can our old landlord still keep our security deposit for breaking lease early even though new tenants are moving in almost immediately after we moved out?

  • Breauna

    I understand this article very well. My situation is a little bit different. It’s a safety risk. The reason why I’m breaking my lease is because my son and myself are being stalked and harassed. That person is the handyman that the landlord is allowing to live on the property. Now I want to move which makes me break the lease due to safety issues. Safety risk. Can my landlord still charge me for the rest of the months on my lease agreement ?

    This is a safety risk. Safety issue. Please help us its just my two year old and myself . I need some wise guidance , 3 monthes are left & we cannot be here any more. What should I do ?

  • Jw

    I am on section 8 and just renewed lease with landlord in July 2019 and it is a fixed term lease where he got a rent increase by section 8. He decided he was going to upgrade building with roofing and parking lot. Less than two weeks ago he decided he was going to be converting complex to solar power and then informed us he had canceled our energy accounts and put bill in his name and start billing us for electric usage and add it on to rent or bill us, until solar unit is installed and then start charging us for the solar usage.My understanding is if it is a fixed term lease They can’t make changes without mutual agreement. is this legal and how do I handle it. Thanks for any help.

  • Jesse Jones


    I have a current tenant who’s been a long friend and now I’m renting the room out. A few miscommunications have happened and now fully regret not making a lease agreement.

    Is it legal/moral to create a leasing agreement for the remainder of the time we agreed to rent?

    Thank you.

  • William Klein

    My lease expires at the end of July. I am moving to a new apartment at the end of June because of the following: I have called the police several times and the management team has called the police regarding marijuana being used in the building. Nothing has been done. I also received a threat from someone in the building saying “You called the police…watch out for your dog”. I notified the management team and the owners I would be moving June 30 due to these reasons. Am I still responsible for July’s rent?

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