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Refer - http://www.taswa.org/downloads/all/4.02_ending-a-fixed-term-tenancy.pdf Specifically "You do not have the legal right to end your fixed term tenancy early without the owner's/agent's permission or an order from the court. Your tenancy agreement is a contract which is legally...

I'm pretty sure in WA you can't walk away from a lease without LL approval. Ouchie the decision is yours but they will probably go in August anyway. Maybe this is a good time to switch to new tenants at zero cost to you and increase the rent.