How to add early termination fee's that stick in NYC?

[Cory Melious]

I have a tenant leaving early because she needs to go deal with family in CA. It's stinks but I totally understand. However, it's annoying because that tenant just moved in on the previous tenants broken lease due to a job change.

This is particularly annoying because the HOA has a large fee and requirements for new tenants, and they notoriously take weeks to complete these requirements.

I know many people talk about adding early termination fee's into the lease. How does one go about doing that, where it actually sticks? This is NY state after all, the state where tenants have all the rights, and landlords have none of the rights. And for some effed up reason the HOA's have more rights than the landlords. smh.