How to Exit a Commercial Lease Early

Exiting a commercial lease early can be complex and potentially costly, but there are strategies and legal considerations that can help you navigate the process more effectively. Whether your business is downsizing, relocating, or closing, understanding your options and the potential consequences is crucial. Here’s a comprehensive guide on how to exit a commercial lease early:

1. Review Your Lease Agreement

A. Early Termination Clause:

  • Existence of Clause: Check if your lease includes an early termination clause (also known as a “break clause”). This clause typically outlines the conditions under which you can terminate the lease early, such as providing a certain amount of notice and paying a penalty fee.
  • Conditions: Understand the specific conditions and requirements of the clause, including notice periods and any financial penalties.

B. Subletting and Assignment Provisions:

  • Subletting: Many commercial leases allow for subletting. This means you can lease the space to another tenant for the remainder of the lease term.
  • Assignment: Alternatively, you may be able to assign the lease to a new tenant. This involves transferring your lease obligations to the new tenant, subject to the landlord’s approval.

2. Negotiate with Your Landlord

A. Open Communication:

  • Discussion: Initiate a conversation with your landlord about your desire to exit the lease early. Landlords may be willing to negotiate an early termination if they can find a new tenant quickly or if the property market is strong.
  • Mutual Agreement: Aim for a mutual agreement that benefits both parties, potentially reducing penalties or finding a suitable replacement tenant.

B. Offer Incentives:

  • Incentives: Offer incentives such as covering the cost of marketing the space, paying for minor renovations, or providing a few months’ rent to sweeten the deal.

3. Find a Replacement Tenant

A. Advertising the Space:

  • Marketing: Advertise the space to potential tenants. Utilize commercial real estate agents, online listings, and professional networks to reach a wider audience.
  • Suitability: Ensure the replacement tenant meets the landlord’s criteria to improve the chances of landlord approval.

B. Lease Terms:

  • Lease Match: Ensure the new tenant is willing to accept the same or better lease terms. This includes the rental rate, duration, and any other significant conditions of the original lease.

4. Legal and Financial Considerations

A. Legal Review:

  • Legal Advice: Consult a commercial real estate lawyer to review the lease agreement and advise on the best course of action. They can help identify potential legal risks and negotiate favorable terms.
  • Contractual Obligations: Understand your contractual obligations and any potential penalties for early termination.

B. Financial Impact:

  • Costs: Be prepared for potential costs, including penalties for early termination, rent payments until a new tenant is found, and legal fees.
  • Security Deposit: Consider whether you will forfeit your security deposit or if it can be applied towards penalties or future rent.

5. Mitigation of Damages

A. Landlord’s Duty:

  • Mitigation: In many jurisdictions, landlords have a duty to mitigate damages by making reasonable efforts to re-rent the space. If your landlord fails to do so, you may have grounds to challenge any claims for rent beyond a reasonable vacancy period.
  • Documentation: Keep detailed records of your efforts to find a replacement tenant and any communications with the landlord regarding these efforts.

6. Alternative Solutions

A. Lease Buyout:

  • Negotiated Buyout: Propose a lease buyout, where you pay a lump sum to the landlord to terminate the lease early. This sum is often less than the total rent due for the remaining term.
  • Cost-Benefit Analysis: Perform a cost-benefit analysis to determine if a buyout is financially advantageous compared to continuing to pay rent or finding a subtenant.

B. Bankruptcy or Insolvency:

  • Last Resort: In extreme cases where your business cannot continue, bankruptcy or insolvency might be an option. However, this has significant legal and financial implications and should be considered a last resort.
  • Legal Implications: Consult with a bankruptcy lawyer to understand the implications and processes involved.

Contact Falcon Law PC

For expert legal assistance in exiting a commercial lease early, contact Falcon Law PC. Our experienced commercial real estate lawyers can guide you through the process, ensuring your interests are protected and helping you find the best possible solution. Reach us at 1-877-892-7778 or

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