We have a signed lease agreement on a rental property. In April tenant informed our Realtor that they wanted out of the lease which was valid from 12/12 to 12/13. There reason was family member was ill and they wanted to move to assist. We agreed verbally that we would be open to terminating early if they could find us a tenant or if we could market unit again with realtor to find replacement. They decided to move out on 5/15/13 and now want to sue us to retain their deposit of $3650 or a release of contract with no legal recourse for us to seek unpaid rents thru 12/13. They claim that we agreed to early termination verbally and that a verbal agreement is enforceable in Ca. Civil Code. What is the law in this case. What is our legal recourse?