Tenant wants out and has someone that wants in (hopefully simple)

[Kevin Richard]

I have a commercial space and the current tenant has a year left on her lease.  I've noticed business slowing down and suspected they might shut down (they have multiple locations).  She is talking about shutting down this location and asked what will happen.  I told her she would be responsible for the rent until a new tenant moves in (that's correct, right?).

There is someone (her manager) that wants to open up a similar type of business and has approached me about taking over the space.

The new tenant is concerned that if she does, the old tenant may get mad and try to come back and start trouble (being her lease isn't up or something).

How should I go about "terminating" her lease but ONLY after a new tenant moves in?  What is the proper protocol for doing something like that?

Thanks in advance,
Kevin

[Kevin Richard]

Awesome!

Thanks for all the advice.

Great news though, apparently, the new tenant has talked with the old tenant and is even going to buy out inventory.  So we SHOULDN'T have any problems.

Should be able to do an open lease take over or something to that effect.

Now, to find the paperwork on setting that up!