Holding tenants responsible for finding new tenants if they break the lease

[Christine T]

Edit: in the title, I meant to say "Holding tenants responsible for finding new tenants if they break the lease"

I rent long-distance to good tenants who want some flexibility in the coming year. I want them to sign a 1 yr lease and they wish to retain the option to break it without penalty if they help me find a new tenant (post ads, host open house and showings, etc.) If there’s no vacancy, no penalty for them and they get the deposit back. I am fine with that, but not quite sure what type of language to include in the lease to that effect. Also, I would like to ensure I have the option of raising the rent for new tenants (didn’t increase it at all for the current ones).

I hope some of you who have used this type of clauses in the lease can help me with suggestions. Thank you very much!