Tenant breaking lease. Looking for advice on creating new lease

[Carol Kotchek]

Hi All, I rent a room in my home. The new tenant is breaking an 11 month lease 3 weeks into it. I'm pretty sure I know my rights as far as how to deal with that. 

My questions is for the next tenant I want to add some things to my lease.

1) 2 month rent penalty if they break the lease

2) When they sign the lease they pay me damage deposit and 1st month's rent which is non refundable if they break the lease. The last month's rent can be paid over time. 

3) I include utilities in my lease and I think I need to define what that includes. What it doesn't include in an unemployed person sitting around all day running a space heater. 

Ah, the joys of being a landlord. But if I get the right person it's easy money.

Thanks for your help in advance.

Carol Kotchek