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TXR 2012 — Early Termination of Residential Lease

This form provides a structured agreement for the landlord and tenant to mutually terminate a residential lease before its natural expiration date. It documents the parties, property, original lease, termination date, tenant obligations (prorated rent, property condition, key return), security depos

Source: TXR
Form Number: 2012
Category: Other
Revised: July 8, 2022

Used For

Residential Sales, Residential Leases

Form Outline

The TXR 2012 form is organized into the following sections:

  1. Parties and Property Identification
    Identifies the parties (landlord and tenant(s)) and the property address for the residential lease being terminated.
  2. Prior Agreement
    References the original residential lease by its approximate execution date, establishing that a prior lease agreement exists between the parties for the identified property.
  3. Definitions
    Defines 'normal wear and tear' as deterioration without negligence, carelessness, accident, or abuse. Defines 'surrender' as when all occupants have vacated (per landlord's reasonable judgment) and the termination date has passed.
  4. Termination Date
    Sets the specific date and time (11:59 p.m.) when the lease terminates. All occupants must vacate by this date.
  5. Tenant Obligations
    Three tenant obligations: (1) Pay prorated rent through the termination date and comply with all lease terms until then. (2) Surrender the property in the same condition as received, normal wear and tear excepted, clean and free of trash/debris/personal property. (3) Return all keys and access devices by the termination date.
  6. Security Deposit
    Security deposit handling: Landlord may deduct reasonable charges per the lease. The balance, with itemized deductions, must be refunded within 30 days of surrender. The landlord's refund obligation is triggered only after the tenant provides a written forwarding address.
  7. Termination Fee
    Specifies the early termination fee amount and due date. The fee may cover reletting costs (leasing fees, advertising, utility charges, and other costs) and liquidated damages for any portion of possible future lost rent.
  8. Special Provisions
    Blank section for any additional terms or conditions the parties wish to include that are not covered by the standard provisions.
  9. Default
    Default provisions: Tenant's non-compliance (including failure to timely pay the termination fee) makes the agreement voidable at the landlord's discretion. Landlord's non-compliance entitles the tenant to seek any relief provided by law.
  10. Agreement of Parties
    Standard legal provisions: (1) Entire agreement, changes only by written agreement. (2) Termination fee obligation binds tenant and their heirs/successors. (3) All tenants jointly and severally liable. (4) Severability clause. (5) Texas law governs.
  11. Release
    A mutual release where both parties release each other from ALL obligations under or related to the original lease, except for the obligations created by this early termination agreement itself.
  12. Execution and Signatures
    Signature blocks for: landlord(s) or landlord's representative (under written property management agreement or power of attorney), up to four tenants, broker's associate's printed name, broker's printed name with license number, and firm name.

How RaiderX Agents Use This Form

When you upload a signed TXR 2012 to a deal in RaiderX's Deal Manager, it reads the form's key dates and terms and automatically builds out your deadlines, contingencies, and tasks — so nothing slips through the cracks between contract and closing. Forms with a fill map also support e-signature directly inside RaiderX, so you can send this document for signature without leaving the platform.

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