What is the landlord's duty to mitigate in the US?
In most US states, landlords have a legal duty to make reasonable efforts to re-rent a unit after a tenant breaks a lease. Once the unit is re-rented, the departing tenant's liability ends. States with a clear duty to mitigate include California, New York, Texas, Florida, Illinois, and Colorado. If a landlord fails to mitigate and simply lets the unit sit vacant, courts will often reduce or eliminate the tenant's liability for the vacant period.
Are there states where landlords can charge a fixed lease break fee?
Yes. Some states allow landlords to include a pre-agreed lease termination fee in the lease contract. Virginia allows up to 2 months rent. Washington state allows a fixed 2-month termination fee as an alternative to open-ended liability under RCW 59.18.310. Many leases include early termination clauses — if your lease has one, the fee stated there governs, subject to your state's limits.
What are valid reasons to break a lease without penalty in the US?
Most states provide legal protection (penalty-free lease termination) for: active military deployment (Servicemembers Civil Relief Act — all 50 states); domestic violence situations (most states); landlord's breach of the habitability warranty; uninhabitable conditions (mold, no heat, pest infestation); job loss in some states; senior citizens moving to care facilities in some states; death of a sole tenant. Always document the reason and give written notice.