How do I handle a tenant breaking a lease early?

Before you react, pull the lease and read the early termination terms. Many leases spell out a buyout, a notice period, or the costs a tenant owes for leaving early. If the lease is silent, default landlord-tenant rules apply.

Ask the tenant for written notice with a move-out date and a forwarding address. Then acknowledge it in writing. A clear paper trail protects you if the money later becomes a dispute.

Most states require landlords to mitigate damages. That means making a genuine effort to re-rent the unit rather than letting it sit and billing the old tenant for every empty month. You cannot simply collect rent through the end of the term while doing nothing.

• Market the unit promptly and at a reasonable rent.
• Keep records of your listings, showings, and applicants.
• Apply the deposit and any owed rent according to your state's rules.

How aggressively you must re-rent, and how the deposit is handled, vary by state. Check /laws/ and confirm with local counsel.

Some early exits are protected, and you cannot charge for them. Common examples include active-duty military orders, documented domestic violence situations, and units that are genuinely uninhabitable. The exact protections and paperwork vary by state.

Do not treat every early move-out as a breach. If a tenant qualifies for a protected exit, insisting on penalties can expose you to liability. When you are unsure, verify the rule before you withhold a deposit or send a bill.

• Do a move-out inspection and document the unit's condition.
• Return or itemize the deposit within your state's timeline.
• Re-list immediately so vacancy stays short and debt stays small.
• Offer a written buyout when it is cleaner than chasing months of rent.

A negotiated exit is often faster and cheaper than a drawn-out claim. A cooperative tenant who leaves the unit clean and helps you re-rent may be worth more than a penalty on paper.