Breaking a Lease in Mississippi: 6 Ways to End a Contract Early

Last Updated: October 7, 2025 by Cu Fleshman

Breaking a lease in Mississippi can feel complicated, but state law provides tenants with defined rights to terminate a rental agreement early without incurring additional costs. This guide explains those protections, outlines potential financial impacts, and shows how tenants and landlords can handle early lease termination responsibly.

Legal Reasons to Break a Lease Early in Mississippi

In Mississippi, both landlords and tenants can sometimes end a lease before it expires when specific legal or agreed-upon conditions exist, such as:

1. Active Duty Military

Federal law allows tenants to end a lease early when they’re called to active military service. This protection applies to members of the Armed Forces, National Guard, or Reserve who serve more than 30 days, as well as officers in the Public Health Service or NOAA who receive qualifying deployment or relocation orders. Coverage begins the day active duty starts and extends up to 90 days after discharge.

To use this protection, tenants must deliver written notice and include a copy of their official orders. The lease doesn’t end immediately, however, as it terminates no sooner than 30 days after the next rent payment is due following notice. This window gives both the landlord and tenant time to prepare for the change.

The Servicemembers Civil Relief Act ensures that military personnel aren’t financially penalized for fulfilling their service obligations. By following proper procedures, tenants can leave housing arrangements responsibly while maintaining compliance with federal law.

Supporting law: Servicemembers Civil Relief Act, 50 U.S.C. §§ 3901–4043

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Neither tenants nor landlords can waive this right. Any lease clause that attempts to do so is unenforceable.

2. Uninhabitable Living Conditions

Tenants in Mississippi can terminate a lease early if serious health or safety issues make a rental unit unsafe and the landlord fails to address repair requests. This protection applies only when the tenant sends written notice and the landlord fails to fix the issue within a reasonable time.

The Mississippi Residential Landlord and Tenant Act requires landlords to maintain safe, livable conditions. These issues must not result from tenant misuse or neglect. Common examples include:

Poor weatherproofing or structural damage
Plumbing or sewage problems
No hot or cold running water
Broken heating or electrical systems
Unsafe stairs, flooring, or railings

If the landlord fails to make repairs after receiving written notice, the tenant may treat the lease as terminated. Leaving under these circumstances is lawful and prevents further financial responsibility for an uninhabitable property.

Supporting law: Miss. Code Ann. § 89-8-23

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Neither tenants nor landlords can waive this right. Any lease clause that attempts to do so is unenforceable.

3. Landlord Harassment or Privacy Violations

Tenants in Mississippi can terminate a lease early if a landlord’s harassment renders the property unlivable or denies them reasonable access. This right falls under the category of constructive eviction, which occurs when ongoing harassment or privacy violations compel a tenant to leave.

Landlord misconduct that may qualify includes:

Entering the rental without notice or permission
Cutting utilities or changing locks to pressure a tenant
Ignoring or delaying necessary repairs
Discriminating in violation of the federal Fair Housing Act

Tenants should document every incident and send written notice demanding that the behavior stop. If the landlord continues, the tenant may move out and claim constructive eviction in court if the landlord later demands unpaid rent.

Supporting law: Miss. Code Ann. § 89-8-23

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Neither tenants nor landlords can waive this right. Any lease clause that attempts to do so is unenforceable.

4. Unenforceable or Void Lease Agreement

Tenants in Mississippi can sometimes end a lease early if the agreement is void or legally unenforceable. Certain conditions make a lease invalid and release tenants from future obligations.

A lease may be voidable or unenforceable in Mississippi if:

Signed under duress: Coercion, threats, or fraud prevented genuine consent
Signed by a minor: Anyone under 18 generally cannot enter a binding rental contract
Illegal unit: Properties that violate housing codes or occupancy laws may invalidate the agreement

If a lease is ruled void, it has no legal effect. The tenant may vacate without owing future rent, though the landlord can challenge the claim in court. Security deposits must be refunded unless legitimate deductions for damages or unpaid rent apply.

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Neither tenants nor landlords can waive this right. Any lease clause that attempts to do so is unenforceable.

5. Landlord Retaliation

Tenants in Mississippi can end a lease early if a landlord retaliates after they assert their legal rights. State law protects tenants who make good-faith complaints about health or safety concerns, report code violations, or exercise rights under the Residential Landlord and Tenant Act.

Protected tenant actions include:

Reporting housing, health, or safety issues to authorities
Requesting major repairs or maintenance
Filing complaints with the government or regulatory agencies
Joining or organizing a tenants’ association

Retaliatory behavior from a landlord may include:

Issuing an eviction notice or lease termination
Raising rent or cutting off essential services
Changing lease terms unfairly
Harassing or threatening lawful occupancy

Tenants can prove retaliation through documentation, such as written complaints, inspection results, or notice records. Landlords may avoid liability by demonstrating that their actions were legitimate and planned prior to the tenant asserting their rights.

Supporting law: Miss. Code Ann. § 89-8-17

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Neither tenants nor landlords can waive this right. Any lease clause that attempts to do so is unenforceable.

6. Mutual Agreement Between Landlord & Tenant

In Mississippi, a landlord and tenant can terminate a lease early at any time, provided they agree in writing. Mutual agreement typically plays out through direct discussion or an early termination clause already built into the lease. The written agreement should clearly state its terms and include signatures from both parties.

Common reasons for mutual lease termination include:

Job relocation or transfer
Financial hardship or reduced income
Family or medical needs
Property sale or major renovations
Tenant buying a home

Tenants should explain their reasons and propose fair terms for ending the lease. Both parties can then decide on notice length, rent due, and how to handle the security deposit. Once signed, the written agreement legally ends the lease on mutually accepted terms.

Other Legal Reasons for Breaking a Lease in Mississippi

Tenants in Mississippi may be able to terminate a lease early under certain special circumstances, which may extend beyond standard landlord-tenant rules. These exceptions cover rare situations outside of habitability disputes or harassment claims, providing tenants with lawful grounds to leave without incurring further rent obligations.

Other valid reasons include:

Condemnation of the rental property: When government officials condemn a unit for safety or code violations, it becomes legally uninhabitable. The lease ends immediately, and tenants owe no future rent.

Supporting law: Miss. Code Ann. § 89-8-23

Natural disasters or casualty loss: Fires, floods, or similar disasters that render a rental unsafe or unlivable allow tenants to terminate the lease under constructive eviction principles.

Supporting law: Miss. Code Ann. § 89-8-23

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These less common situations are still recognized under Mississippi law. Tenants must usually give proper notice and supporting documentation to the landlord.

Consequences for Illegally Breaking a Lease

In Mississippi, tenants who terminate a lease without a valid legal reason may lose their security deposit and could still owe rent for the remainder of the lease term. Landlords can also file a civil lawsuit to recover unpaid rent, report the debt to credit agencies, or provide unfavorable rental references that may make future housing more difficult to secure.

Landlord’s Duty to Mitigate Damages in Mississippi

Mississippi law does not require landlords to find a replacement tenant when someone breaks a lease early. Landlords may hold tenants responsible for rent through the end of the lease term unless they choose to re-rent the property on their own. If the unit is re-rented, the tenant only owes rent for the time it sat vacant.

Tenant’s Right to Sublet in Mississippi

Tenants in Mississippi cannot sublet a rental property without the landlord’s written consent. Unless the lease agreement explicitly allows subletting, the landlord must approve it in advance. Even with permission, the original tenant remains responsible for rent and lease obligations unless the landlord signs a formal agreement formally releasing them.

Navigate Broken Leases With Landlord Software

Breaking a lease in Mississippi can often be a stressful experience, but the right property management tools can make the process easier. Modern software keeps communication clear, organizes records, and helps landlords stay compliant while reducing conflict.

Key features include: