How to Break a Lease in Seattle

Life happens—job transfers, family emergencies, relationship changes. If you need to break your Seattle lease early, here are your options and what to expect.

First: Understand Your Lease

Before doing anything, read your lease carefully. Look for:

• Early termination clause — Some leases allow breaking with a set penalty
• Subletting clause — Can you find someone to take over?
• Notice requirements — How much notice is required?
• Penalties specified — What does the lease say about early termination?

Legal Reasons to Break a Lease (No Penalty)

Washington law allows you to break a lease without penalty in certain situations:

Your Options for Breaking a Lease

Option 1: Negotiate with Your Landlord

This is often the best first step. Many landlords prefer to work something out rather than deal with an empty unit or legal action.

• Be honest — Explain your situation
• Offer to help — Find a replacement tenant, show the apartment
• Propose terms — Offer to forfeit deposit or pay one month penalty
• Get it in writing — Any agreement should be documented

Option 2: Subletting or Lease Assignment

If your lease allows (or doesn't explicitly prohibit) subletting:

• Sublet — You remain on the lease but someone else lives there and pays rent
• Lease assignment — Transfer the lease entirely to another person

Option 3: Pay the Early Termination Fee

Some leases include an early termination clause. Common terms:

• 1-2 months rent as a penalty
• Forfeit security deposit
• Required notice period (often 30-60 days)

Option 4: Just Move Out (Landlord Must Mitigate)

Under Washington law, landlords have a duty to mitigate damages. This means:

What you owe: You're responsible for rent until a new tenant moves in (or the lease ends), plus any reasonable re-renting costs.

Potential Costs of Breaking a Lease

How to Minimize the Damage

1. Give as much notice as possible — More time = better chance of finding replacement
2. Help find a replacement tenant — Post listings, share on social media
3. Keep the unit in great condition — Makes it easier to show and re-rent
4. Be flexible with showings — The faster it rents, the less you pay
5. Document everything — Keep copies of all communications
6. Get agreements in writing — Any deal with your landlord should be documented

Impact on Your Rental History

Breaking a lease can affect future rentals:

• Reference check — Future landlords may contact your current one
• Collections — Unpaid amounts could go to collections, affecting credit
• Court records — If sued for unpaid rent, it becomes public record

That's why negotiating a clean break with your landlord is usually worth the effort—even if it costs more upfront.

Step-by-Step: Breaking Your Lease

1. Review your lease — Check for early termination clauses
2. Check for legal protections — Military, DV, habitability issues
3. Talk to your landlord — Explain situation, propose solution
4. Get everything in writing — Document any agreement
5. Give proper notice — Follow lease requirements
6. Help re-rent — Make their job easier
7. Do move-out right — Clean, document condition, return keys
8. Follow up on deposit — Request itemized statement