[Toymeister]

The building blocks of a contract are an offer and acceptance to that offer.

You can get all sorts of opinions here however that is your archiles heel. You have a contract to which you agreed to. If you wish to modify that contract you need to contact the other party to modify your contract (lease).

On to your second point which is speculation at this point, that is impossibility of performance. That is you cannot rent the property because you where forbidden to do so by a Government authority. In this case you have a case with or without a clause in the contract to do so. The issue will be enforcement on getting a refund.

Source 32 years as Contracting officer, Inspector General, Contracts and Landlord

Edit: Question for the OP, if what you really want it the ability to not fulfill your lease for COVID, or similar, why should your landlord be insuring your decision when you can easily buy vacation insurance? My leases recommend travel insurance for this very reason.