There are many reasons why a tenant may have to break their lease and in a perfect world no one will be out of pocket.
The tenant will be responsible for paying rent until another tenant has been secured.
As the owner, from time to time, you may need to conduct upgrades or repairs to the property to continue to attract a quality tenant for the maximum rent.
If there has been a dispute, you will potentially end up in VCAT negotiating an exit value with the tenant.
Our advice is, even though the exiting tenant is paying for rent until a new tenant has been found, not to stay passive in your search for a tenant.