Watch the full interview: Cash for Keys vs Eviction: What’s Cheaper? (YouTube)
Quick Answer
Cash for keys is a written agreement where a property owner pays a tenant to move out voluntarily by a set date. According to Los Angeles cash-for-keys attorney Sasha Struthers, most single-family buyouts she negotiates land between $10,000 and $30,000, multifamily units typically run $25,000–$40,000, and rent-controlled areas like Santa Monica and West Hollywood can reach $60,000–$100,000 per unit. Done right, a deal often closes in one to one-and-a-half months. Done wrong — without the required disclosures — the agreement can be voided even after you’ve paid.
Why is it so hard to get a tenant out in Los Angeles County?
In my interview with Sasha Struthers of Sasha Struthers Legal, she explained how this niche grew out of COVID. When evictions were paused, owners who needed to sell, move back in, or stop losing rent had one realistic option: pay the tenant to leave. After the pandemic, many cities made those protections permanent through “just cause” ordinances.
The key point for owners: in many of these cities, wanting to sell is not a legal reason to end a tenancy. Even owner move-in comes with conditions, and a tenant can challenge it.
Sasha also pointed out that LA County has dozens of separate jurisdictions, and the rules, relocation amounts, and deadlines change from one city to the next. Pasadena (Measure H), the City of Los Angeles, Santa Monica, West Hollywood, and unincorporated county areas each work differently.
Can a new owner always move in and remove the tenant?
No — and this surprises a lot of buyers. Sasha said several jurisdictions protect tenants who reach a certain age (she cited roughly 60 to 62) after a qualifying length of tenancy, regardless of whether the unit is a house or an apartment. She has seen buyers purchase a property planning to move in, apply with the city, and get denied because the tenant qualified for protection. Some of those clients ended up selling the property they bought to live in.
How much does cash for keys cost?
These are the ranges Sasha shared from her own practice. They are amounts per unit, not per person, and every situation is different.
| Situation | Typical range Sasha sees |
|---|---|
| Single-family home | $10,000 – $30,000 |
| Multifamily unit (most LA jurisdictions) | $25,000 – $40,000 ($15,000 is rare) |
| Average buyout, City of Los Angeles | About $25,000 |
| Santa Monica / West Hollywood | $60,000 – $100,000 |
| Cities further east without special rent control | $10,000 – $20,000 |
| Highest buyout she has negotiated | About $130,000 (rent-controlled unit) |
She explained that last number: in the City of Los Angeles, relocation fees for redeveloping a rent-controlled property follow a separate, much higher schedule — she said roughly $80,000 to $110,000 per unit. For a 10-unit building, that can mean around $1 million in relocation costs a developer never budgeted for.
How long does a cash-for-keys deal take?
Sasha said she usually aims to complete a deal within one to one-and-a-half months. When a tenant is in good standing and motivated, the negotiation is mostly about the dollar amount and the move-out date.
Timelines stretch when the tenant is older, on a fixed income, or simply has a great deal they don’t want to give up. She described a Santa Monica building where nearly every tenant was in their eighties; she closed one buyout, and the rest told her no amount of money would make them leave.
When should you NOT use cash for keys?
This was one of the most practical parts of the interview. If the tenant has stopped paying rent, Sasha refers those cases out to eviction counsel — every time. Her reasoning:
- A tenant who isn’t honoring the lease is unlikely to honor a cash-for-keys agreement.
- Cash for keys is essentially an honor-based contract. There is no sheriff lockout if the tenant changes their mind.
- With a proper eviction, the sheriff can eventually remove the tenant. You can still settle — but do it inside eviction court.
Her advice: serve a proper 3-day notice through an attorney (many cities require additional attachments and disclosures for the notice to be valid), then file. Waiting only lets unpaid rent pile up.
What mistakes void a cash-for-keys agreement?
Sasha has seen owners try to do this themselves — sometimes using AI tools to draft the agreement. Common problems she sees:
- Missing the city’s required disclosure. In jurisdictions with a buyout program, skipping the required disclosures can make the whole agreement voidable — even if you already paid and the tenant moved.
- No enforcement terms. Agreements with no holdover penalty and no plan if the tenant doesn’t leave.
- Paying everything up front. “It’s very easy to give money and very hard to get it back,” as she put it.
- Making threats. Telling a tenant “take the money or I’ll Ellis Act you” can be treated as a violation. Laying out the owner’s legal options is different from threatening.
Many tenant-protection laws also include attorney’s fee provisions. Sasha noted that a violation might carry a $10,000 penalty but the other side’s attorney’s fees can be far larger.
I shared a story on camera about an owner who tried to handle a non-paying tenant on their own with a note taped to the door. It turned into about a year and a half of litigation and roughly $180,000 in legal fees on top of about $20,000 in back rent — and they still had to pay the tenant to leave, then spent around $30,000 on repairs afterward.
What about inherited homes with a tenant or a family member living there?
Two scenarios came up that I see often in trust and probate sales:
- A sibling living in the inherited home. A co-owner isn’t a tenant — they have a right to occupy what they partly own. Sasha has negotiated sibling move-outs, sometimes by giving the departing sibling an extra share paid through escrow at closing.
- A long-time tenant in Mom’s house. In probate, the house is often the estate’s only asset, so there’s no cash for a buyout. Sasha has structured deals where the tenant is paid out of escrow as an obligation of the estate. Judges, she said, have become more accepting of these agreements than they used to be.
This is also why the sale price matters. A home delivered vacant and show-ready usually sells for more than one occupied by an uncooperative tenant.
When is the best time to call a cash-for-keys attorney?
Sasha’s recommended order for sellers:
- First, talk to your real estate agent. Get an opinion of value occupied versus vacant. If the gap is large, a buyout may pay for itself.
- Then set a budget in your head — but never tell the tenant (or your attorney’s opponent) your ceiling.
- Then book a consultation. Sasha offers a $250 half-hour consult booked through her website, Struthers.legal.
For buyers trying to purchase a tenant-occupied property and get it vacated, she said it’s possible but the timeline is tight — you need the seller’s permission to talk to the tenants, and the tenant has to agree within your contingency period.
If you’re weighing a sale of a tenant-occupied home, see my guides to selling a tenant-occupied house in Burbank and selling a tenant-occupied house in Pasadena.
Frequently Asked Questions
What is cash for keys?
A written, voluntary move-out agreement in which an owner pays a tenant an agreed amount to leave by a specific date. It avoids the time and uncertainty of an eviction when the tenant is cooperative.
How much is cash for keys in Los Angeles?
In Sasha Struthers’ experience, the City of Los Angeles average is about $25,000. Single-family homes often fall between $10,000 and $30,000, while Santa Monica and West Hollywood can reach $60,000–$100,000 per unit.
Is cash for keys legal in California?
Yes, but many cities require specific disclosures and procedures. Missing them can make the agreement voidable, even after the tenant has been paid and moved out.
Can I evict a tenant because I want to sell my house?
In many LA-area cities with just-cause rules, wanting to sell is not a valid reason by itself. That’s why owners often negotiate a voluntary buyout instead.
Should I offer cash for keys to a tenant who stopped paying rent?
Sasha’s advice is no. Serve a proper notice through an attorney and file an eviction; you can still settle in court, and only an eviction judgment allows a sheriff lockout.
How long does a cash-for-keys deal take?
Sasha typically aims for one to one-and-a-half months with a cooperative tenant.
Can I pay the tenant from escrow when I sell?
Often, yes. Sasha has structured deals — including probate sales — where the tenant is paid from escrow at closing as an obligation of the seller or estate.
What is the Ellis Act?
A state law that lets an owner remove a property from the rental market. Tenants receive relocation payments set by the city, and Sasha noted that tenants with a qualifying disability can get up to a year to move. It’s highly technical, and once filed it can’t simply be undone.
Does a tenant lower my home’s sale price?
It can. A vacant, prepared home usually draws more buyers than one with an uncooperative occupant. Ask your agent for an occupied-vs.-vacant value comparison before deciding on a buyout.
Who should I call first — an attorney or an agent?
Sasha recommends starting with your agent to understand the value difference, then calling her with a budget in mind. I’m happy to run those numbers for you: 310-920-1108.
Guest
Sasha Struthers, Sasha Struthers Legal — cash-for-keys and voluntary move-out agreements, working throughout California with a focus on LA County. Book a consult at Struthers.legal.
Disclaimer: This article summarizes an interview for general educational purposes. Will Flannigan is a licensed California real estate agent, not a tax advisor, financial planner, or practicing attorney, and nothing here is legal, tax, or financial advice. Figures are examples and opinions shared by the guest and may not apply to your situation or reflect current law. Consult a qualified attorney, CPA, or financial professional before acting.
About Will Flannigan
Will Flannigan is a Certified Trust & Probate Specialist (CTPS) with The Nell Team at Equity Union Real Estate, representing buyers and sellers across Burbank, Glendale, Pasadena, and greater Los Angeles since 2014. A former attorney who later led a nine-agent sales team as Sales Manager at Keller Williams Burbank, Will specializes in trust and probate sales, equestrian properties in the Burbank Rancho, and helping homeowners downsize — and serves Mandarin-speaking clients in fluent Mandarin. He hosts “The Fine Print,” an interview series connecting homeowners with attorneys and financial professionals.
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Will Flannigan · DRE #01951292 · The Nell Team at Equity Union Real Estate