If a tenant is in a fixed term and landlord wants to end the tenancy before the fixed term ends (let's say there are still 10 months to go), what can landlord do to achieve that? Many friend told me the following 1. tell the tenant that he will renovate 2. tell the tenant that the house will be sold 3. talk to tenant and see if he agrees to end the tenancy mutually 4. talk to tenant and see if he agrees to convert to periodic and then end it by giving 90 days notice 5. deliberately breach the contract (eg by not fixing things) I personally don't think there is a way besides something like "undue hardship of landlord". 1 & 2 will not do according to Department of Fair Trading NSW. 5 sounds stupid. 3 & 4 seem to be the ways to go?