Early Tenancy Exit Calculator
Compare surrendering a tenancy early against paying rent on two homes, and find the surrender fee at which the two break even.
💼 Are you a real estate agent or broker? Send this calculator to your buyers on your own branded listing page — every enquiry comes straight to your WhatsApp. Create free agent page →Leaving a fixed-term tenancy early does not usually end the liability. Unless the agreement has a break clause, the rent normally remains payable to the end of the term, so a tenant who moves is paying twice.
Most landlords will agree a surrender for a fee, or accept a replacement tenant. Both are cheaper than paying two rents, and knowing the break-even fee is what makes that negotiation straightforward.
The comparison
Paying both rents means the full remaining term on the old tenancy plus the new rent for the same period. Surrendering means the agreed fee plus any re-letting charge plus the new rent. The break-even fee is the remaining rent less the re-letting charge, expressed in months.
Worked example
With six months left at 1,500 and a new place at 1,300: paying both costs 16,800. Surrendering for two months rent — 3,000 — plus a 600 re-letting fee and the new rent gives 11,400, saving 5,400. The landlord could ask for up to 5.6 months of rent before surrendering stopped being worthwhile.
Offer a replacement tenant
A landlord who is going to re-let anyway loses little from a surrender if a suitable tenant is ready to move in. Finding one yourself frequently reduces the fee to the re-letting cost alone, and it is the strongest position from which to ask.
Turn a calculation into an enquiry
Buyers who run these numbers are ready to talk. Give every listing its own page with your photo, phone and WhatsApp on it — leads land straight on your phone.
Create your free property pageFrequently asked questions
Can I just leave and stop paying?
Not without consequences. Unless a break clause applies, the rent normally remains due to the end of the term, and unpaid amounts can be pursued and reported. Negotiating a surrender is almost always cheaper.
What is a reasonable surrender fee?
Enough to cover the landlord actual loss — the void until a new tenant starts plus re-letting costs. Where you supply a replacement tenant who starts immediately, that loss is small and the fee should reflect it.
Does a break clause change this?
Entirely. Where one exists and its conditions are met, you can end the tenancy by giving notice with no surrender fee at all. Check the agreement for one before opening any negotiation.