Michael if a commercial tenant is tied up with an onerous lease the below may be an option.

When a company enters into liquidation, the appointment of a Liquidator does not automatically bring a contract to an end.

A Liquidator has the power under section 568 of the Corporations Act 2001 to disclaim property that they do not wish to retain because it is too onerous, worth little or is unrealisable.

In disclaiming assets, a Liquidator would give formal notice to a party of his intention to be rid of any interest in the property. If loss is suffered as a consequence, the affected party must endeavour to mitigate their loss and may prove their claim in the liquidation in respect of the amount of that loss.

The common types of property that a Liquidator can disclaim include:

Land burdened with onerous covenants;
Shares;
Unsaleable or not readily saleable property;
Property which may give rise to a liability to pay or some other onerous obligation;
Property where it is reasonable to expect that the costs incurred in selling it would be greater than the sale proceeds; or
Contracts.
Simple practical examples include:

Vehicle or equipment finance contracts where the realisable value of the assets is less than the payout figure of the finance agreement; and
A leasehold interest in real property where the lessee company being wound up has ceased operations and by maintaining the lease, further costs would be incurred.
The above are examples where the company being wound up is the ‘borrower’ or ‘tenant’ – in others words, the user of the property, not the owner.

Most probably a DCF calculation is done to calculate damages as any payments will be early. I am no expert on this but found this interesting for a book I am writing on real estate strategy ( still a WIP !) I think the landlord also has an equivalent option.