Free tool — Cash for keys in Quebec
How much should you offer a tenant to leave voluntarily? In Quebec, no amount is set by law : a cash for keys compensation is freely negotiated. In practice, an offer often falls between 12 and 24 times the monthly rent gap, adjusted for the region, the size of the unit and the tenant's situation. Enter your numbers below to get an indicative, negotiable range.
The calculator
The calculation starts from the gap between the current rent and the market rent, then quantifies the value the departure unlocks. All amounts are indicative and negotiable.
Indicative offer of 12 to 24 × the monthly rent gap, adjusted for the region, the size of the unit and the tenant's situation — indicative and negotiable. This is not legal or financial advice ; any agreement must be voluntary and in writing, compliant with the TAL.
* Method : monthly gap = market rent − current rent; base range = 12 to 24 × that monthly gap, then adjusted by multiplicative factors for the region, the size of the unit and the tenant's financial situation. The recommended point is weighted by the months left on the lease. Value unlocked = annual gap capitalized at your cap rate. Actual results depend on your building, your market and the agreement reached with the tenant.
The method
A cash for keys amount starts from a single number : the monthly rent gap, the difference between the current rent and the market rent. The base range runs from 12 to 24 times that gap. A large gap, or a lease with many months left, pushes the offer higher ; a small gap pulls it back down.
That range is then adjusted by three factors that reflect the reality on the ground :
In Montreal, scarcity and value per square foot push the offer up ; in a remote region it drops. The local market sets the price to buy back a lease.
A family-sized 5½ costs more to free up than a studio : the larger the unit, the heavier the move for the tenant, and the higher the compensation.
A tenant who needs cash will agree faster ; a financially settled tenant will ask for more. Their situation shifts where the deal lands.
The real test of profitability is the payback time : divide the offer by the monthly rent gap you recover. An offer that pays for itself in 18 months of extra rent, then throws off profit every month after, is an excellent return — often better than a renovation. It is the same logic as refinancing value : the recovered rent capitalizes into the building's value.
The return
Take a concrete case. A unit rented at $800/month while the market is at $1,400 : the gap is $600/month, or $7,200 a year of rent left on the table.
In other words, a one-time spend of $11,000 unlocks $144,000 of value and pays for itself in about a year and a half. To fine-tune the amount for your market, read the guide How much to offer for cash for keys or start a free analysis.
Opti Loyer builds the offer, approaches the tenant with tact, and drafts the voluntary agreement — paid on results. The initial audit is free.
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FAQ
No amount is set by law in Quebec : the compensation is freely negotiated. In practice, an offer often falls between 12 and 24 times the monthly rent gap — the difference between the current rent and the market rent —, adjusted for the region, the size of the unit and the tenant's financial situation.
The best benchmark is the value the departure unlocks. If taking back the unit recovers $600/month, that is roughly $144,000 of building value at a 5% cap rate : a compensation of several thousand dollars is then well worth it. The calculator above provides an indicative range from your numbers.
Yes, it is legal in Quebec. Paying a tenant for a voluntary move-out is a mutual lease termination allowed by the Civil Code : both parties freely agree to end the lease, and no law sets the amount.
What would be illegal is forcing, harassing or threatening a tenant to push them out. A written, clear and voluntary agreement, compliant with the Tribunal administratif du logement (TAL), is lawful. This information is provided for information purposes only and does not constitute legal advice.
There is no "X months of rent" rule in Quebec. The useful benchmark is not the current rent but the gap with the market rent : count 12 to 24 times that monthly gap.
A gap of $600 per month therefore leads to an indicative offer of roughly $7,000 to $14,000, to be adjusted for the region, the size of the unit, the tenant's situation and the number of months left on the lease.
Put everything in writing : the identity of the parties, the address of the unit, the agreed move-out date, the amount of the compensation, when it is paid (often on handover of the keys) and a clear statement that the departure is voluntary and free of pressure.
Both parties sign and keep a copy. If in doubt, have the agreement reviewed by a professional. This is not legal advice.
It starts from the monthly rent gap (market rent minus current rent) and proposes a base range of 12 to 24 times that gap, then adjusts it by multiplicative factors for the region, the size of the unit and the tenant's financial situation. The recommended point moves toward the top of the range when many months remain on the lease.
It also shows the value unlocked for the building (annual gap capitalized at the cap rate), the payback time of the offer through the extra rent, and the net gain over five years. All amounts are indicative and negotiable.
Often, yes. A gap of $600 per month between the current rent and the market rent unlocks roughly $144,000 of building value at a 5% cap rate.
An indicative offer of about $11,000 then pays for itself in close to 18 months from the recovered rent, and generates net profit every month after that. The calculator shows the payback time and the net gain over five years from your numbers.