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How Do I Get Out of a Commercial Lease Early Without Paying a Fortune?

📖 2,339 words🗓️ Published Jun 23, 2026

Direct Answer

The cheapest exit is almost always a sublease or assignment — you keep paying rent on paper but a new occupant covers it, so your out-of-pocket cost can drop to near zero. The fastest clean break is a negotiated buyout (lease termination agreement), where you pay the landlord a lump sum — typically 3 to 9 months' rent — to walk away free and clear. The riskiest (but sometimes cheapest) route is to default and force the landlord's duty to mitigate, which in most states legally requires the landlord to make reasonable efforts to re-rent and credit that new rent against what you owe.

Before you do anything, read your lease for the assignment/sublet clause, the termination/break clause, the early-termination fee, and the default and remedies section. The money move: never just stop paying and disappear — that triggers acceleration of the full remaining rent plus your personal guarantee (see bo0009). Instead, pick the exit route with the lowest net cost = (months of remaining rent) minus (rent the space can be re-rented for) plus (buyout or legal costs). Run that math first; it tells you which door to use.

Route 1: Sublease — Keep the Lease, Lose the Cost

A sublease means you bring in a subtenant who pays rent to you, and you keep paying the landlord. You stay on the hook, but if the subtenant covers 100% of your rent, your cash cost goes to zero while you exit the space.

Check the clause: Most leases require landlord consent, but many add "not to be unreasonably withheld." That phrase is your friend — a landlord who blocks a qualified subtenant for no reason can be challenged.
Profit is possible: If the market rose, you can sublease for more than you pay and pocket the spread — unless the lease has a "recapture" or profit-sharing clause (landlord takes the upside). Look for it.
Downside: You remain fully liable if the subtenant stops paying. Vet them like a landlord would — financials, references, deposit.

Route 2: Assignment — Hand Off the Whole Lease

An assignment transfers the entire lease to a new tenant who steps into your shoes. Cleaner than a sublease because, done right, you're out. The catch: landlords usually require you to remain secondarily liable unless you negotiate a full release/novation.

Demand a novation: A true novation releases you completely and substitutes the new tenant. Without it, you're a backstop if the assignee defaults.
Kill your personal guarantee: Make sure the assignment terminates your PG — otherwise you sold the business but kept the personal risk.
Business sale tie-in: Assignments are common when you sell the business; bake the lease transfer and PG release into the purchase agreement.

Route 3: The Buyout — Pay Once, Walk Away

A lease termination agreement (buyout) is a clean, negotiated exit. You pay the landlord a lump sum and both sides sign a mutual release. This is often the best option when subletting is hard or you need certainty.

What a buyout typically costs: 3 to 9 months of rent, sometimes more on long remaining terms. The landlord's number is driven by:

Remaining liability: Months left × monthly rent.
Re-rent prospects: In a tight market with low vacancy, the landlord can re-lease fast and may take a smaller buyout — they're getting the space back to rent at today's (possibly higher) rate.
Unamortized costs: Landlords want back the tenant improvements, free rent, and broker commission they fronted. Ask for the amortization schedule and only pay the unrecovered portion.

Negotiate down by reminding the landlord that re-renting your space relieves their loss, and that a quick, clean buyout beats months of vacancy and legal fees. Get the mutual release and PG termination in writing before you pay a dime.

Route 4: Default + the Landlord's Duty to Mitigate

If there's no exit clause and no buyout deal, the law may still protect you. In most U.S. states, a landlord has a duty to mitigate damages — they must make reasonable efforts to re-rent the space, and any rent they collect from a new tenant is credited against what you owe. You're liable for the gap, not the full remaining rent.

Know your state: Mitigation is not universal — a handful of states are weaker on commercial mitigation. Confirm before relying on it.
Document everything: If you stop paying, send written notice, leave the space broom-clean, and return the keys. Then watch whether the landlord actually tries to re-rent — list price, marketing, showings.
The real exposure: Your worst case is months vacant × rent, plus fees and acceleration if the lease allows it. This route is cheaper only if the space re-rents quickly — otherwise the buyout was the smarter spend.

Hidden Levers Most Tenants Miss

Co-tenancy / use clauses: If an anchor tenant left or the landlord broke a promise (build-out, parking, exclusivity), you may have a right to terminate or rent abatement. Read those clauses.
Landlord default: If the landlord failed to maintain, repair, or deliver what the lease promised, you may have grounds to break the lease — document the failures.
Casualty / condemnation clauses: Fire, flood, or major damage can trigger a termination right.
Early-termination (break) clause: Some leases already include one — usually a fee plus notice (e.g., 2–4 months' rent with 90 days' notice). Check before you assume you're stuck.
Renewal leverage: If you have a renewal option the landlord wants you to exercise, trade it: give up the renewal in exchange for an early-out.

flowchart TD A[Need to exit early] --> B["Read lease: assignment, termination, default sections"] B --> C{Sublet/assign allowed?} C -->|Yes, consent reasonable| D[Find subtenant or assignee] D --> E{Full release available?} E -->|Yes| F[Assignment + novation — fully out] E -->|No| G[Sublease — cash neutral, still liable] C -->|No / blocked| H{Negotiate buyout?} H -->|Landlord agrees| I["Termination agreement: 3-9 months rent"] H -->|No deal| J[Default + force mitigation duty] J --> K[Landlord must re-rent, credit new rent]

flowchart LR A[Lowest-cost exit?] --> B["Sublease: ~$0 if rent covered"] A --> C["Assignment + novation: fully released"] A --> D["Buyout: 3-9 months rent, certain"] A --> E["Default + mitigation: gap only, risky"] B --> F[Net cost = remaining rent - re-rent income] C --> F D --> F E --> F F --> G[Pick the lowest net number]

Related on PULSE

[What does Fortune's 2023 reporting on Chief's retention tell us heading into 2027?](/knowledge/q10999)
[How Do I Avoid Paying for Vacant-Space Costs in CAM?](/knowledge/q13724)
[How Do I Avoid Paying Double Brokerage Fees?](/knowledge/q13701)
[How Do I Avoid Paying for the Landlord's Capital Improvements?](/knowledge/q13676)
[NCAA compliance gotchas every HS family should know before paying a recruiting service in 2027](/knowledge/q11082)
[How do you coach a rep to qualify out bad-fit deals early?](/knowledge/q13895)

Negotiate a "Cash for Keys" Lease Termination

A "cash for keys" agreement—formally a lease termination agreement—is often the cleanest exit path. You offer the landlord a lump sum to cancel the lease entirely, and in return, you vacate the premises, surrender all rights, and avoid any future liability. The key is to negotiate the buyout amount based on realistic re-leasing projections, not the full remaining rent. Landlords typically accept 3 to 9 months' net effective rent (after factoring in the time and cost to find a new tenant). To strengthen your offer, present evidence of market conditions: comparable vacancy rates, average time to re-lease similar spaces (often 6 to 18 months in soft markets), and the landlord's likely downtime. Also, offer to leave the space in "broom-clean" condition or even make minor repairs, which saves the landlord money. A well-timed offer—say, during a slow leasing season or when the landlord is already dealing with vacancies—can reduce the buyout to 2 to 5 months' rent. Always get the agreement in writing, with a full release of liability, and ensure it explicitly states that the landlord waives any future claims for rent, damages, or legal fees.

Use a Sublease or Assignment to Shift the Burden

A sublease (where you remain primarily liable) or an assignment (where the new tenant takes over your obligations) can effectively zero out your out-of-pocket costs. The trick is to find a qualified replacement tenant quickly. Start by offering the space at a 10% to 20% discount from your current rent to attract interest—this is cheaper than paying a buyout. You can also offer incentives like one month free rent or covering the first month's utilities to sweeten the deal. Landlords often require approval of the new tenant, so pre-screen candidates for creditworthiness and business stability. If you're in a desirable location or have a below-market rent, you may even negotiate a profit-sharing arrangement with the landlord—where they let you sublease at a higher rate and you split the difference. The biggest risk is that if the subtenant defaults, you're back on the hook, so consider requiring a security deposit from the subtenant equal to 1-2 months' rent. In most commercial leases, you have the right to sublease with the landlord's "reasonable consent," so check your lease language and act quickly—every month you delay costs you full rent.

Leverage the Landlord's Duty to Mitigate Damages

In most U.S. states, commercial landlords have a legal duty to mitigate damages when a tenant vacates early. This means they must make reasonable efforts to re-rent the space and credit any new rent against what you owe. If you break the lease, you're not automatically on the hook for the full remaining term—only for the period the space sits vacant. To minimize your liability, document everything: send a formal notice of vacating, provide the landlord with a list of potential replacement tenants, and ask for regular updates on their re-leasing efforts. If the landlord fails to market the space or rejects qualified tenants, you may be able to argue they didn't mitigate, reducing your exposure to 3 to 6 months' rent instead of the full term. Some states (like New York) require landlords to use "commercially reasonable" efforts, while others (like Texas) have no such duty—so check local law. If you're in a state with a strong mitigation requirement, you can often negotiate a lower buyout by pointing out that the landlord's failure to re-rent quickly will limit their recovery. Always get any mitigation agreement in writing to avoid disputes later.

FAQ

What’s the cheapest way to break a commercial lease? The least expensive option is usually a sublease or assignment, where another tenant takes over your space and pays the rent. Your out-of-pocket cost can drop to near zero, though you may still owe a small fee or any difference in rent.

Can I just walk away from my lease without paying anything? No—walking away typically triggers a default, and the landlord can sue for the remaining rent, which could be tens of thousands of dollars. You’ll almost always owe something, but negotiating a buyout or finding a replacement tenant can keep your cost manageable.

How much does a lease buyout usually cost? A buyout often ranges from a few months’ rent to half the remaining lease term, depending on the landlord’s willingness and market conditions. Expect to pay somewhere between 3 and 12 months of rent, but you can negotiate this down by offering a lump sum.

Will my landlord let me out of the lease if I’m struggling financially? Some landlords may agree to a reduced settlement if you show hardship, especially if finding a new tenant is easy. However, they have no legal obligation to do so, so your success depends on your relationship and the local vacancy rate.

What’s the role of a lease assignment in getting out early? An assignment transfers your lease to a new tenant, who takes over all obligations. This can cost you little or nothing if the new tenant qualifies, but you’ll need landlord approval, which may involve a small processing fee.

How long does the early exit process typically take? It can take anywhere from a few weeks to several months, depending on whether you sublet, assign, or negotiate a buyout. Finding a replacement tenant is the biggest variable, so start early and be prepared for delays.

Sources

CBRE — vacancy, sublease availability, and lease-economics reports by submarket.
JLL — tenant advisory on sublease, assignment, and lease restructuring.
Cushman & Wakefield — MarketBeat data and lease-termination negotiation guidance.
NAIOP (Commercial Real Estate Development Association) — research on lease remedies and tenant exit structures.
BOMA International — standard lease assignment, sublet, and default provisions.
Tenant-rep brokerage advisories — buyout benchmarks (months-of-rent) and recapture-clause practice.
State commercial landlord-tenant statutes and case law — duty-to-mitigate rules by jurisdiction.
Commercial real estate counsel — drafting of novations, mutual releases, and guarantee terminations.

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<svg xmlns="https://www.w3.org/2000/svg" viewBox="0 0 1200 340" role="img" aria-label="How Do I Get Out of a Commercial Lease Early Without Paying a Fo — PULSE Buildouts"><rect width="1200" height="340" fill="#EBE9DE"/><rect width="14" height="340" fill="#C0531F"/><text x="58" y="116" font-family="Arial,Helvetica,sans-serif" font-size="32" font-weight="800" letter-spacing="3" fill="#C0531F">PULSE BUILDOUTS · COMMERCIAL REAL ESTATE</text><text x="56" y="198" font-family="Arial,Helvetica,sans-serif" font-size="60" font-weight="800" fill="#2b2b2b">Save money. Don’t get screwed.</text><text x="58" y="258" font-family="Arial,Helvetica,sans-serif" font-size="30" font-weight="600" fill="#6b5b4d">Leases, TI, NNN &amp; buildouts — negotiated in your favor</text><g transform="translate(1010,86)" fill="none" stroke="#C0531F" stroke-width="9" stroke-linejoin="round"><rect x="20" y="40" width="150" height="130"/><line x1="20" y1="40" x2="95" y2="6"/><line x1="170" y1="40" x2="95" y2="6"/><rect x="50" y="80" width="36" height="36"/><rect x="104" y="80" width="36" height="36"/><rect x="74" y="128" width="42" height="42"/></g></svg>

# How Do I Get Out of a Commercial Lease Early Without Paying a Fortune?

## Direct Answer

The cheapest exit is almost always a **sublease or assignment** — you keep paying rent on paper but a new occupant covers it, so your **out-of-pocket cost can drop to near zero.** The fastest clean break is a **negotiated buyout (lease termination agreement)**, where you pay the landlord a lump sum — typically **3 to 9 months' rent** — to walk away free and clear. The riskiest (but sometimes cheapest) route is to **default and force the landlord's duty to mitigate**, which in most states legally requires the landlord to **make reasonable efforts to re-rent** and credit that new rent against what you owe.

Before you do anything, **read your lease for the assignment/sublet clause, the termination/break clause, the early-termination fee, and the default and remedies section.** The money move: never just stop paying and disappear — that triggers **acceleration of the full remaining rent** plus your **personal guarantee** (see bo0009). Instead, pick the exit route with the lowest **net cost = (months of remaining rent) minus (rent the space can be re-rented for) plus (buyout or legal costs).** Run that math first; it tells you which door to use.

## Route 1: Sublease — Keep the Lease, Lose the Cost

![How Do I Get Out of a Commercial Lease Early Without Paying a Fort — Route 1: Sublease — Keep the Lease, Lose the Cost](https://image.pollinations.ai/prompt/high%20quality%20editorial%20business%20professional%20office%20photograph%20illustrating%20Route%201%3A%20Sublease%20%E2%80%94%20Keep%20the%20Lease%2C%20Lose%20the%20Cost%20How%20Do%20I%20Get%20Out%20of%20a%20Commerci%2C%20realistic%20magazine%20style%2C%20warm%20light%2C%20no%20text%2C%20no%20watermark?width=1200&height=675&nologo=true&model=flux&seed=66604)


A **sublease** means you bring in a **subtenant** who pays rent to **you**, and you keep paying the landlord. You stay on the hook, but if the subtenant covers **100% of your rent**, your cash cost goes to **zero** while you exit the space.

- **Check the clause:** Most leases require **landlord consent**, but many add **"not to be unreasonably withheld."** That phrase is your friend — a landlord who blocks a qualified subtenant for no reason can be challenged.
- **Profit is possible:** If the market rose, you can sublease for **more** than you pay and pocket the spread — unless the lease has a **"recapture" or profit-sharing clause** (landlord takes the upside). Look for it.
- **Downside:** You remain **fully liable** if the subtenant stops paying. Vet them like a landlord would — **financials, references, deposit.**

## Route 2: Assignment — Hand Off the Whole Lease

![How Do I Get Out of a Commercial Lease Early Without Paying a Fort — Route 2: Assignment — Hand Off the Whole Lease](https://image.pollinations.ai/prompt/high%20quality%20editorial%20business%20professional%20office%20photograph%20illustrating%20Route%202%3A%20Assignment%20%E2%80%94%20Hand%20Off%20the%20Whole%20Lease%20How%20Do%20I%20Get%20Out%20of%20a%20Commercial%20%2C%20realistic%20magazine%20style%2C%20warm%20light%2C%20no%20text%2C%20no%20watermark?width=1200&height=675&nologo=true&model=flux&seed=48867)


An **assignment** transfers the **entire lease** to a new tenant who steps into your shoes. Cleaner than a sublease because, done right, **you're out.** The catch: landlords usually require you to **remain secondarily liable** unless you negotiate a **full release/novation.**

- **Demand a novation:** A true **novation** releases you completely and substitutes the new tenant. Without it, you're a **backstop** if the assignee defaults.
- **Kill your personal guarantee:** Make sure the assignment **terminates your PG** — otherwise you sold the business but kept the personal risk.
- **Business sale tie-in:** Assignments are common when you **sell the business**; bake the lease transfer and PG release into the **purchase agreement.**

```mermaid
flowchart TD
    A[Need to exit early] --> B[Read lease: assignment, termination, default sections]
    B --> C{Sublet/assign allowed?}
    C -->|Yes, consent reasonable| D[Find subtenant or assignee]
    D --> E{Full release available?}
    E -->|Yes| F[Assignment + novation — fully out]
    E -->|No| G[Sublease — cash neutral, still liable]
    C -->|No / blocked| H{Negotiate buyout?}
    H -->|Landlord agrees| I[Termination agreement: 3-9 months rent]
    H -->|No deal| J[Default + force mitigation duty]
    J --> K[Landlord must re-rent, credit new rent]
```

## Route 3: The Buyout — Pay Once, Walk Away

![How Do I Get Out of a Commercial Lease Early Without Paying a Fort — Route 3: The Buyout — Pay Once, Walk Away](https://image.pollinations.ai/prompt/high%20quality%20editorial%20business%20professional%20office%20photograph%20illustrating%20Route%203%3A%20The%20Buyout%20%E2%80%94%20Pay%20Once%2C%20Walk%20Away%20How%20Do%20I%20Get%20Out%20of%20a%20Commercial%20Lease%2C%20realistic%20magazine%20style%2C%20warm%20light%2C%20no%20text%2C%20no%20watermark?width=1200&height=675&nologo=true&model=flux&seed=25760)


A **lease termination agreement** (buyout) is a clean, negotiated exit. You pay the landlord a lump sum and **both sides sign a mutual release.** This is often the best option when subletting is hard or you need certainty.

What a buyout typically costs: **3 to 9 months of rent**, sometimes more on long remaining terms. The landlord's number is driven by:

- **Remaining liability:** Months left × monthly rent.
- **Re-rent prospects:** In a **tight market with low vacancy**, the landlord can re-lease fast and may take a **smaller buyout** — they're getting the space back to rent at today's (possibly higher) rate.
- **Unamortized costs:** Landlords want back the **tenant improvements, free rent, and broker commission** they fronted. Ask for the **amortization schedule** and only pay the **unrecovered** portion.

Negotiate down by reminding the landlord that **re-renting your space relieves their loss**, and that a quick, clean buyout beats months of vacancy and legal fees. **Get the mutual release and PG termination in writing** before you pay a dime.

## Route 4: Default + the Landlord's Duty to Mitigate

If there's no exit clause and no buyout deal, the law may still protect you. In **most U.S. states**, a landlord has a **duty to mitigate damages** — they **must make reasonable efforts to re-rent** the space, and any rent they collect from a new tenant is **credited against what you owe.** You're liable for the **gap**, not the full remaining rent.

- **Know your state:** Mitigation is **not universal** — a handful of states are weaker on commercial mitigation. Confirm before relying on it.
- **Document everything:** If you stop paying, **send written notice**, leave the space **broom-clean**, and **return the keys.** Then watch whether the landlord actually tries to re-rent — list price, marketing, showings.
- **The real exposure:** Your worst case is **months vacant × rent**, plus **fees and acceleration** if the lease allows it. This route is cheaper **only if the space re-rents quickly** — otherwise the buyout was the smarter spend.

## Hidden Levers Most Tenants Miss

- **Co-tenancy / use clauses:** If an **anchor tenant left** or the landlord broke a promise (build-out, parking, exclusivity), you may have a **right to terminate** or rent abatement. Read those clauses.
- **Landlord default:** If the landlord **failed to maintain, repair, or deliver** what the lease promised, you may have grounds to break the lease — **document the failures.**
- **Casualty / condemnation clauses:** Fire, flood, or major damage can trigger a **termination right.**
- **Early-termination (break) clause:** Some leases already include one — usually a **fee plus notice** (e.g., **2–4 months' rent** with **90 days' notice**). Check before you assume you're stuck.
- **Renewal leverage:** If you have a **renewal option the landlord wants you to exercise**, trade it: give up the renewal in exchange for an **early-out.**

```mermaid
graph LR
    A[Lowest-cost exit?] --> B[Sublease: ~$0 if rent covered]
    A --> C[Assignment + novation: fully released]
    A --> D[Buyout: 3-9 months rent, certain]
    A --> E[Default + mitigation: gap only, risky]
    B --> F[Net cost = remaining rent - re-rent income]
    C --> F
    D --> F
    E --> F
    F --> G[Pick the lowest net number]
```

<!--pillar-weave-->
## Related on PULSE

- [What does Fortune's 2023 reporting on Chief's retention tell us heading into 2027?](/knowledge/q10999)
- [How Do I Avoid Paying for Vacant-Space Costs in CAM?](/knowledge/q13724)
- [How Do I Avoid Paying Double Brokerage Fees?](/knowledge/q13701)
- [How Do I Avoid Paying for the Landlord's Capital Improvements?](/knowledge/q13676)
- [NCAA compliance gotchas every HS family should know before paying a recruiting service in 2027](/knowledge/q11082)
- [How do you coach a rep to qualify out bad-fit deals early?](/knowledge/q13895)

## Negotiate a "Cash for Keys" Lease Termination

A "cash for keys" agreement—formally a **lease termination agreement**—is often the cleanest exit path. You offer the landlord a lump sum to cancel the lease entirely, and in return, you vacate the premises, surrender all rights, and avoid any future liability. The key is to **negotiate the buyout amount** based on realistic re-leasing projections, not the full remaining rent. Landlords typically accept **3 to 9 months' net effective rent** (after factoring in the time and cost to find a new tenant). To strengthen your offer, present evidence of market conditions: comparable vacancy rates, average time to re-lease similar spaces (often **6 to 18 months** in soft markets), and the landlord's likely downtime. Also, offer to leave the space in "broom-clean" condition or even make minor repairs, which saves the landlord money. A well-timed offer—say, during a slow leasing season or when the landlord is already dealing with vacancies—can reduce the buyout to **2 to 5 months' rent**. Always get the agreement in writing, with a full release of liability, and ensure it explicitly states that the landlord waives any future claims for rent, damages, or legal fees.

## Use a Sublease or Assignment to Shift the Burden

A **sublease** (where you remain primarily liable) or an **assignment** (where the new tenant takes over your obligations) can effectively zero out your out-of-pocket costs. The trick is to **find a qualified replacement tenant** quickly. Start by offering the space at a **10% to 20% discount** from your current rent to attract interest—this is cheaper than paying a buyout. You can also offer incentives like **one month free rent** or **covering the first month's utilities** to sweeten the deal. Landlords often require approval of the new tenant, so pre-screen candidates for creditworthiness and business stability. If you're in a desirable location or have a below-market rent, you may even negotiate a **profit-sharing arrangement** with the landlord—where they let you sublease at a higher rate and you split the difference. The biggest risk is that if the subtenant defaults, you're back on the hook, so consider requiring a **security deposit** from the subtenant equal to 1-2 months' rent. In most commercial leases, you have the right to sublease with the landlord's "reasonable consent," so check your lease language and act quickly—every month you delay costs you full rent.

## Leverage the Landlord's Duty to Mitigate Damages

In **most U.S. states**, commercial landlords have a legal **duty to mitigate damages** when a tenant vacates early. This means they must make **reasonable efforts to re-rent the space** and credit any new rent against what you owe. If you break the lease, you're not automatically on the hook for the full remaining term—only for the period the space sits vacant. To minimize your liability, **document everything**: send a formal notice of vacating, provide the landlord with a list of potential replacement tenants, and ask for regular updates on their re-leasing efforts. If the landlord fails to market the space or rejects qualified tenants, you may be able to argue they didn't mitigate, reducing your exposure to **3 to 6 months' rent** instead of the full term. Some states (like New York) require landlords to use "commercially reasonable" efforts, while others (like Texas) have no such duty—so check local law. If you're in a state with a strong mitigation requirement, you can often negotiate a lower buyout by pointing out that the landlord's failure to re-rent quickly will limit their recovery. Always get any mitigation agreement in writing to avoid disputes later.

## FAQ

**What’s the cheapest way to break a commercial lease?**  
The least expensive option is usually a sublease or assignment, where another tenant takes over your space and pays the rent. Your out-of-pocket cost can drop to near zero, though you may still owe a small fee or any difference in rent.

**Can I just walk away from my lease without paying anything?**  
No—walking away typically triggers a default, and the landlord can sue for the remaining rent, which could be tens of thousands of dollars. You’ll almost always owe something, but negotiating a buyout or finding a replacement tenant can keep your cost manageable.

**How much does a lease buyout usually cost?**  
A buyout often ranges from a few months’ rent to half the remaining lease term, depending on the landlord’s willingness and market conditions. Expect to pay somewhere between 3 and 12 months of rent, but you can negotiate this down by offering a lump sum.

**Will my landlord let me out of the lease if I’m struggling financially?**  
Some landlords may agree to a reduced settlement if you show hardship, especially if finding a new tenant is easy. However, they have no legal obligation to do so, so your success depends on your relationship and the local vacancy rate.

**What’s the role of a lease assignment in getting out early?**  
An assignment transfers your lease to a new tenant, who takes over all obligations. This can cost you little or nothing if the new tenant qualifies, but you’ll need landlord approval, which may involve a small processing fee.

**How long does the early exit process typically take?**  
It can take anywhere from a few weeks to several months, depending on whether you sublet, assign, or negotiate a buyout. Finding a replacement tenant is the biggest variable, so start early and be prepared for delays.

## Sources

- CBRE — vacancy, sublease availability, and lease-economics reports by submarket.
- JLL — tenant advisory on sublease, assignment, and lease restructuring.
- Cushman & Wakefield — MarketBeat data and lease-termination negotiation guidance.
- NAIOP (Commercial Real Estate Development Association) — research on lease remedies and tenant exit structures.
- BOMA International — standard lease assignment, sublet, and default provisions.
- Tenant-rep brokerage advisories — buyout benchmarks (months-of-rent) and recapture-clause practice.
- State commercial landlord-tenant statutes and case law — duty-to-mitigate rules by jurisdiction.
- Commercial real estate counsel — drafting of novations, mutual releases, and guarantee terminations.

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