Eviction vs. Buyout Calculator
Add up lost rent, legal costs and the cash payment for each route, using your own estimates.
Enter your estimates, then press Compare.
Have a question about your situation, want tips, or need a referral? Email the CLRC team at [email protected]. We share general information, not legal advice, and we’re not a law firm.
What is a cash-for-keys agreement?
It is a written agreement in which a tenant chooses to move out by a set date in exchange for a payment, often with a waiver of claims. It is voluntary. A landlord may not use force, willful threats or menacing conduct to influence a tenant to leave (Civil Code § 1940.2, with a civil penalty of up to $2,000 per violation), and may not cut off utilities, change the locks or remove the tenant’s belongings to end a tenancy (Civil Code § 789.3). Only the court eviction process can lawfully remove a tenant.
Why does this tool ask for your own numbers?
The time a court case takes depends on the county, the court’s calendar, whether the tenant responds, and whether the notice was correct. We do not publish a typical timeline or fee, because we have no official source for one. Enter your own estimates and see where the two routes break even. The eviction guide explains the steps.
What rules apply to a buyout?
- Where the law requires relocation assistance for a no-fault termination of a covered tenancy (Civ. Code § 1946.2(d)), a waiver of the tenant’s rights under that law is void (Civ. Code § 1946.2(j)). Do not offer a buyout in place of assistance the law requires, and ask an attorney how to structure the offer.
- Offer the same terms to similarly situated tenants and keep the discussion neutral. Fair-housing law applies to buyout offers as it does to any other housing practice.
- Check your local rent rules before you make an offer; this tool does not cover city requirements.
- Put the agreement in writing with the move-out date, the payment amount and timing, the condition of the unit, and what happens to the deposit under Civ. Code § 1950.5.
Frequently asked questions
Is a cash-for-keys offer legal in California?
Yes, as a voluntary agreement. It cannot be coerced, and local rules may add requirements, so check your local rent rules.
Does a buyout replace relocation assistance?
It should not. Where a no-fault just-cause termination of a covered tenancy requires relocation assistance under Civil Code § 1946.2(d), a waiver of the tenant’s rights under that law is void under § 1946.2(j). Ask an attorney how to structure an offer.
Does the tenant have to accept?
No. If the tenant declines, the landlord’s only lawful route to possession is a valid notice followed by a court case.
Sources
- Civ. Code § 1940.2 (unlawful influence to vacate)
- Civ. Code § 789.3 (utility shutoffs, lockouts, removal of belongings)
- Civ. Code § 1946.2 (just cause and relocation)
- Civ. Code § 1950.5 (security deposits)
- California Courts self-help: landlord eviction information
This tool applies general California rules to the dates you enter. It cannot see your lease, your city’s ordinance or the facts of your situation. Check your local rent rules and consult a qualified attorney before you serve a notice or withhold a deposit. Read the disclaimer.