Lease Exit Calculator
A commercial lease does not end when you lock the door. Enter the remaining term, rent, NNN load, and a termination or sublease option to see which exit leaves you owing the least after mitigation.
This calculator provides estimates for educational use only. It is not tax, legal, or financial advice. Figures are based on current IRS rules — verify against IRS.gov or consult a licensed professional. See our full disclaimer.
Your Lease Exit
Cost by Exit Path
* Most states require the landlord to mitigate after surrender; the "surrender + mitigation" path models that. Lease and state rules vary — not legal advice.
What This Calculator Shows
Three Exit Paths
Ride out the term, terminate with a buyout, or sublease — side by side.
Mitigation Built In
Models the landlord’s duty to re-rent so you owe until a replacement, not the full remainder.
Personal-Guarantee Flag
Flags when a PG means the shortfall follows you personally.
Print-Ready
Hand the comparison to your landlord or attorney during negotiation.
Authoritative References
- NOLO — Breaking a Commercial Lease — assignment, sublease, and mitigation basics.
- State commercial-lease "duty to mitigate" summaries (retrieved 2026-08-13).
Estimates only. Mitigation duties vary by state and lease; this is not legal advice. Confirm your lease and state rule with an attorney.
Lease Exit FAQs
Generally yes — a lease is a term contract. But most states impose a duty to mitigate: after you surrender, the landlord must reasonably try to re-rent, and you owe until a replacement is found, not automatically the full remainder.
Usually. Assignment (new tenant takes over) or sublease ends or reduces your rent without a default on your record. Many leases need landlord consent, so build in negotiation time.
A negotiated lump sum to terminate early. It converts an open-ended liability into a known number — often the cleanest exit when a personal guarantee is at risk.