A Canadian Early Termination of Lease Agreement is a legally binding document that allows a landlord and tenant to mutually agree to end a residential lease before its originally scheduled expiration date. In Canada, residential tenancy law is governed at the provincial and territorial level, and each jurisdiction has its own rules regarding how leases can be terminated early, what notice is required, and what financial obligations arise from early termination.

In Ontario, the Residential Tenancies Act, 2006 (S.O. 2006, c. 17) provides a formal process for mutual agreement to terminate a tenancy through Form N11 (Agreement to End the Tenancy). Both the landlord and tenant must sign this form and agree on a termination date. The Landlord and Tenant Board (LTB) oversees disputes related to early termination. Ontario law does not allow landlords to charge a penalty for early termination of a residential lease, but tenants may be liable for rent until the unit is re-rented or the original lease term expires. The RTA also provides specific grounds for early termination without mutual agreement, including domestic violence situations (s. 47.1), where a tenant can give 28 days notice with proper documentation.

In British Columbia, the Residential Tenancy Act (R.S.B.C. 2002, c. 78) allows early termination by mutual agreement, and the Residential Tenancy Branch provides forms and mediation services for disputes. BC law permits a fixed-term tenancy agreement to include a liquidated damages clause for early termination, but the amount must be reasonable and proportionate. The tenant remains responsible for rent until the earlier of the lease expiry or when a new tenant begins paying rent. BC also allows early termination for specific situations such as domestic violence or when the landlord is in material breach of the tenancy agreement.

In Alberta, the Residential Tenancies Act (S.A. 2004, c. R-17.1) similarly allows mutual agreement termination, with the Residential Tenancy Dispute Resolution Service (RTDRS) handling disputes. Alberta tenants who break a lease may be liable for reasonable costs associated with finding a new tenant, including advertising costs, but landlords have a duty to mitigate their losses by making reasonable efforts to re-rent the unit. In Quebec, the Civil Code and the Tribunal administratif du logement govern lease terminations, and specific rules apply for assignment of leases, which is the preferred method for tenants who need to leave before the lease ends.

This document is essential for both parties because it creates a clear record of the terms under which the lease is being terminated early, prevents future disputes about financial obligations, and ensures compliance with provincial law. Without a written early termination agreement, either party may face uncertainty about their rights and responsibilities, potentially leading to costly legal proceedings before the applicable tribunal or court.

When a tenant needs to relocate for employment, education, or personal reasons before the fixed-term lease expires. A formal early termination agreement protects both parties by documenting the agreed-upon terms, including the effective termination date, any financial obligations, and the handling of the security deposit or last month's rent deposit.

When a landlord and tenant have agreed that it is in both parties' best interests to end the tenancy early, such as when the landlord wishes to undertake major renovations, convert the unit to a different use, or sell the property. In Ontario, landlords have specific notice requirements and must provide compensation in certain situations (RTA s. 48-54), and a mutual early termination agreement can simplify the process for both parties.

When a tenant is experiencing domestic violence or personal safety concerns. Several provinces, including Ontario (RTA s. 47.1), British Columbia, and Alberta, have enacted provisions allowing tenants to terminate leases early due to domestic violence, sexual violence, or stalking, with documentation such as a peace bond, restraining order, or statement from a designated authority.

When a member of the Canadian Armed Forces receives a posting or deployment order requiring relocation. Canadian federal law and several provincial statutes provide specific protections for military personnel who need to break a lease due to military service requirements.

When a tenant has discovered significant maintenance issues, health hazards, or code violations that the landlord has failed to address, making the unit uninhabitable. Provincial legislation requires landlords to maintain rental premises in a state of good repair and fit for habitation, and persistent failure to do so may justify early termination.

When the parties wish to avoid the formal tribunal or court process and resolve the early termination amicably through a written agreement that clearly sets out each party's obligations.

Identification of Parties and Property -- The agreement must clearly identify the landlord and tenant by full legal name, include the complete address of the rental unit including the unit number, and reference the original lease agreement date. In Ontario, the landlord must provide an address for service (RTA s. 12), and the agreement should reference the original Form N11 if one was used.

Termination Date and Notice Period -- The specific date on which the tenancy will end, and the notice period being provided. The notice period must comply with provincial statutory minimums: 60 days in Ontario for monthly tenancies (RTA s. 44), one full rental period in BC, and one to three months in Alberta depending on the tenancy type. The agreement should specify whether the termination is by mutual agreement or unilateral notice.

Early Termination Fee or Financial Obligations -- Any agreed-upon financial compensation for early termination, including whether the tenant will pay an early termination fee, continue paying rent until a replacement tenant is found, or forfeit a portion of the deposit. In Ontario, any fees must be reasonable and cannot constitute an illegal charge under RTA s. 134. The agreement should also address the landlord's duty to mitigate losses by making reasonable efforts to re-rent the unit.

Security Deposit and Last Month's Rent Deposit -- How the deposit will be handled upon early termination, including the timeline for return and any permitted deductions. Ontario allows only a last month's rent deposit (no damage deposit) under RTA s. 105-106, and it must be returned with annual interest. BC requires return within 15 days (RTA s. 38). Alberta requires return within 10 days. Quebec prohibits deposits entirely.

Property Condition and Move-Out Inspection -- A requirement for a joint move-out inspection to assess the condition of the property, documentation of any pre-existing damage, and a clear statement of the tenant's obligation to return the unit in clean condition, reasonable wear and tear excepted. BC requires landlords to conduct a condition inspection within a specific timeframe.

Governing Province -- The specific province or territory whose residential tenancy legislation applies to the agreement, which determines the applicable notice periods, deposit rules, dispute resolution process, and any mandatory forms that must be used. For interprovincial relocations, this clause clarifies which jurisdiction's law governs the early termination.