Cash for keys clause
Cash for keys is a landlord's buyout offer to get you out early — usually 1–3 months' rent. Never a legal requirement and never a threat: it's a negotiation. Get everything in writing and don't move until the check clears.
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What it actually means
Cash for keys is what landlords offer to skip an eviction, a lease renegotiation, or a renovation delay. The landlord pays you a lump sum in exchange for you moving out by a specific date, returning the keys, and releasing them from any deposit-return obligation.
It's legitimate and common — but the terms matter. A one-sentence text offer is not a deal. You need a written agreement that covers (1) the payment amount and timing, (2) your move-out date, (3) return of your full deposit separately (not rolled into the buyout), (4) a mutual release, and (5) confirmation the landlord won't report the departure to tenant screening services.
What it looks like in a lease
"In consideration of Tenant vacating the Premises by [Date] and returning all keys, Landlord shall pay Tenant $[Amount] by certified check upon delivery of keys. This agreement releases both parties from all further obligations under the Lease."
What to watch for
- Whether the buyout is in addition to your deposit return (it should be)
- Timing: payment on key handover, not 'within 30 days'
- Mutual release language
- No 'confession of judgment' or admission of default
- Confirmation no eviction filing will be made
How to negotiate it
Start at 3 months' rent + full deposit + moving costs. Landlords usually settle at 1–2 months + full deposit. Never accept payment 'after you move' — insist on certified funds at key handover.
When it crosses into a red flag
- 'Buyout' that eats your deposit
- Payment 'within 30 days of vacancy' (they can stall you)
- Requires you to sign a general release with no payment
- Combined with a threat to file an eviction if you don't accept
Frequently asked questions
How much is a cash-for-keys offer usually worth?
Typical offers range from one month's rent (small landlord, short remaining term) to 3+ months (large landlord facing a renovation deadline or an eviction they'd lose). Your leverage is the landlord's cost of eviction — often $3,000–8,000 plus months of lost rent.
Does taking cash for keys show up on my tenant record?
It shouldn't, and you should require that in writing. Cash for keys is not an eviction and shouldn't be reported to tenant screening services. Get a clause that says the landlord won't report the departure adversely.
Want to know how this works in your specific state? Read the Breaking a lease early guide, or pick your state from the guide index.
Related clauses
General information, not legal advice. Clauses are interpreted differently across states and courts. For a binding interpretation of your specific lease, consult a licensed attorney in your state.
