How to Make a Tenant Want to Leave (Without Breaking the Law)

Tenants have plenty of tools to protect their rights, but landlords often feel stuck when dealing with someone who’s making their life difficult. Evicting them might be a legal and emotional nightmare. Believe it or not, there are completely lawful ways to help a tenant pack their bags, and these will be discovered in the article below!

Why Would a Landlord Want a Tenant To Leave? 7 Common Scenarios

While it may seem harsh to want a tenant to leave, it’s a practical situation. Landlords face many situations where keeping a tenant just doesn’t make sense anymore.

1. Consistent Late Rent Payments: A late payment here and there might be forgivable, but when it becomes a pattern, it disrupts your financial planning. As a landlord, you rely on timely payments to cover mortgages, maintenance, and more. It is financially risky.
2. Property Damage: Normal wear and tear is expected. But a tenant who breaks appliances, puts holes in walls, or leaves serious messes behind can quickly eat into your investment. Sometimes, the cost of keeping that tenant around outweighs the effort to get them to leave.
3. Violations of Lease Terms: Maybe they brought in an unauthorized pet, started subletting without permission, or are throwing frequent parties. Whatever the case, breaking the lease agreement shows a lack of respect for the rules.
4. You Want to Renovate or Sell: In some cases, you might be planning major upgrades or preparing to sell the property. Having tenants in place can complicate things, especially if they’re not cooperative or the lease is month-to-month.
5. Bad Neighbor Relationships: Tenants who regularly cause problems with neighbors, noise complaints, arguments, and parking issues can make things tense in the building or neighborhood. And in tight-knit communities, this can reflect poorly on you as a landlord.
6. You Plan to Move In: Many landlords rent out properties they one day plan to occupy themselves. If your timeline has changed, you may need the tenant to leave sooner than expected. In most areas, that’s a valid reason as long as it’s handled legally.

Can You Make a Tenant Leave Without Eviction?

Yes! You can make a tenant leave without going through a formal eviction. That’s often the preferred route. Eviction is time-consuming, stressful, and can be expensive.

Many tenants will leave voluntarily under the right conditions. Here are a few approaches that encourage a tenant to leave on their own:

• Offer cash for keys: This might sound counterintuitive, but offering money in exchange for the tenant vacating the property is often quicker and cheaper than an eviction. It gives the tenant an incentive to leave peacefully.
• Have an Honest Conversation: Sometimes, a respectful conversation can go a long way. Let them know the reasons you’d prefer they move out.
• Raise the Rent (Within Legal Limits): In some markets, raising the rent (reasonably and legally) might make a tenant decide the property is no longer worth it. Just make sure you understand your area’s rent control laws before using this method.
• Change the Dynamics: Small, legal changes like adjusting maintenance routines, being less flexible on lease policies, or eliminating perks (like covering utilities or services) can gently nudge a tenant toward moving out

It’s possible to avoid court, keep your reputation intact, and still achieve the outcome you need.

What Landlords Can and Can’t Do When Asking Tenants to Leave

Now, break down what’s allowed and what can get you into serious trouble.

Things Landlords Can’t Do 

• Harass or Intimidate: Repeatedly calling, showing up unannounced, or making threats is illegal. Harassment can land you in legal trouble and even give the tenant grounds to sue.
• Shut Off Utilities: No matter how frustrated you get, you can’t turn off the water, electricity, gas, or internet. Doing this to force someone out is a violation of tenant rights in almost every state.
• Change the Locks: You can't lock a tenant out without a legal eviction. Even if they’re behind on rent or violating the lease, you must go through the proper tenant move-out procedure.
• Remove the Tenant’s Belongings: Taking or throwing out their stuff is off-limits, even after a lease ends, unless you’ve followed all post-tenancy storage laws in your state. Otherwise, it’s considered unlawful eviction or even theft.

Things Landlords Can Do 

• Give Proper Notice to Vacate: Check your local laws for the required timeline, then deliver written notice to vacate. For month-to-month leases, this is typically 30 or 60 days.
• Use a Lease Termination Clause: Some leases include an early termination clause. If both parties agree or if the tenant violates a major term, you might be able to legally end the lease early.
• Stick to the Lease: Enforce the lease consistently. If the tenant isn’t meeting terms, you can send notices of violation. Document everything clearly to protect yourself if the issue escalates.
• Use Tools like LeaseRunner: Services like LeaseRunner make it easy to handle background checks, lease creation, and digital signatures. Having everything in writing reduces confusion and gives both parties clear expectations.

How to Make a Tenant Want to Leave Voluntarily? 7 Smart (and Lawful) Strategies

Getting a tenant to leave on their own can be far less stressful and far more cost-effective than going through eviction. Here are 7 smart, legal ways to make that happen:

• 1. Offer a Cash-for-Keys Deal
• 2. Raise the Rent (Where Permitted)
• 3. Provide Notice of Non-Renewal
• 4. Remove Optional Perks (If Legal)
• 5. Have a Direct, Honest Conversation
• 6. Help Them Relocate
• 7. Draft a Voluntary Move-Out Agreement

1. Offer a Cash-for-Keys Deal

Evictions can cost thousands of dollars in court fees, lost rent, and property damage. A cash-for-keys agreement gives your tenant a financial incentive to vacate the unit willingly. You offer a set amount of money (often $500–$2,000, depending on the situation) in exchange for them handing over the keys and leaving the place clean and on time.

You avoid legal hassle, preserve the condition of your property, and get your unit back faster. Just make sure to put everything in writing - a simple agreement outlining the move-out date, condition of the unit, and payment terms will do.

2. Raise the Rent (Where Permitted)

No one likes a rent hike, particularly tenants who are already considering moving. In markets without strict rent control, increasing the rent within the limits of local law can encourage a tenant to start looking elsewhere. 

If the tenants can’t (or won’t) pay the new amount, they may choose to leave on their own when the lease is up.

Just be sure to:

• Follow all legal notice requirements (usually 30–60 days in advance).
• Avoid discriminatory or retaliatory increases.
• Check if your area has rent control or limits on how much and how often you can raise rent.

Done correctly, this can be a completely legal way to gently push a tenant toward the exit.

3. Provide Notice of Non-Renewal

If your tenant is on a month-to-month lease or nearing the end of a fixed lease, you’re typically allowed to simply let them know you won’t be renewing the agreement. This is one of the easiest and most lawful ways to part ways with a tenant—no eviction required.

You’ll need to give proper notice based on your local laws (usually 30 or 60 days), and you should document everything in writing. This guide from LeaseRunner is a great resource on how to handle lease non-renewals.

4. Remove Optional Perks (If Legal)

Does your lease include extras like free parking, utilities, cable, or lawn care? Scaling back those extras sends a clear signal that changes are coming.

When allowed by the lease and local laws, adjusting these perks helps shift the value equation for the tenant. Things start to feel less appealing, and moving becomes more attractive. It’s important to communicate changes clearly and professionally, with proper notice.

5. Have a Direct, Honest Conversation

A calm, honest talk can open doors faster than any paperwork. Speak to the tenant directly about your plans and your hopes for a peaceful transition. 

Many tenants appreciate transparency. A respectful tone, clear explanation, and willingness to listen can go a long way. Sometimes, just having the conversation is enough to start the tenant move-out procedure naturally.

6. Help Them Relocate

Support can make moving feel less overwhelming. Offering help, such as a list of available rentals, assistance with finding movers, or flexibility with move-out timing, creates goodwill and often leads to cooperation.

Even small gestures, like waiving the last month’s rent or offering to cover moving costs, can smooth the path forward. The tenant feels less stress, and you avoid unnecessary friction.

7. Draft a Voluntary Move-Out Agreement

Once both sides agree to part ways, a written voluntary vacate agreement brings everything together. This document outlines the move-out date, any payments or incentives involved, and the condition in which the unit should be left.

Clarity keeps the process clean. Everyone knows what to expect, and there’s a written record to refer back to if needed. Services like LeaseRunner make it easy to prepare these documents digitally and securely.

How to Ask a Tenant to Leave Politely (With Sample Script)

Asking a tenant to move out doesn't need to be tense or awkward. In fact, the way you bring it up can make a huge difference in how things play out. When it’s done with respect and calm honesty, tenants are much more likely to cooperate.

It all begins with tone. You’re simply having a direct conversation about your plans for the property and the timing you’re hoping for. Be clear, calm, and neutral.

You can refer to the sample script below. 

What If the Tenant Refuses to Leave? Next Steps for Landlords

Sometimes, even with the best communication and all the right steps, the tenant just digs in and won’t budge. It’s frustrating, but this is where you switch from persuasion to process.

• Stay Calm and Don’t Escalate: It’s tempting to push harder when someone says “no,” especially after you’ve been respectful and fair. But this is the moment to stay cool and stick to the legal path. Anything aggressive (like changing the locks, shutting off utilities, or showing up unannounced) can get you in serious legal trouble.
• Review the Lease and Your Documentation: Go back to the lease. Look at the terms, the end date, and any clauses about notice or termination. Gather your paper trail, such as letters, emails, rent history verification, and any violations. This information will help if you need to take legal action.
• Send a Formal Notice to Vacate: This is a more official version of your original request. It’s a written notice that tells the tenant, clearly and legally, they must move out by a specific date. Each state has its own rules about how much notice is required and how it must be delivered. Follow your local laws to the letter.
• Begin the Eviction Process: If the tenant still refuses to leave, it’s time to file for eviction with your local court. This is the last resort, but sometimes it’s necessary. Eviction laws vary widely depending on where you live, so it’s a good idea to speak with a landlord-tenant attorney or your local housing authority to avoid mistakes.
• Learn From the Experience: Once everything is resolved, take a step back and reflect. Consider tweaking your screening process, lease terms, or communication style for the future. Each tough situation teaches you something that makes the next one easier to manage.

Bottom Line

How to make a tenant want to leave legally and willingly starts with being smart. When you combine kindness with clear expectations, tenants are far more likely to cooperate, and you stay fully within your rights. Read more on the LeaseRunner Blog to learn effective, landlord-friendly strategies for smooth transitions.

FAQs

Q1. How to remove a tenant immediately?

In most cases, you cannot remove a tenant immediately unless there’s an emergency, like a serious lease violation or illegal activity. Even then, you must follow the formal eviction process required by your state. Attempting to force a tenant out by changing locks, turning off utilities, or showing up unannounced is illegal and could result in serious legal consequences.

Q2. How to vacate the tenant?

To vacate a tenant legally, you’ll need to provide written notice to end the lease (such as a notice to vacate or notice of non-renewal). The amount of notice depends on your local laws and the type of lease (month-to-month or fixed-term). If the tenant refuses to leave after the notice period, you’ll need to file for eviction through your local court. Documentation clarity goes a long way, and tools like LeaseRunner can help with this!

Q3. How do you tell a tenant to move out nicely?

To tell a tenant to move out nicely, start with a respectful, direct conversation. Be clear about your reasons, offer a fair amount of time, and consider incentives like moving assistance or a cash-for-keys deal. Written communication should also be polite and professional. 

Q4. How to get a tenant out of your house?

To legally get a tenant out of your house, you need to follow your local landlord-tenant laws step by step. Start by reviewing the lease terms and checking the required notice period in your state. In most cases, you'll need to serve a written notice (either a notice to vacate, a notice of non-renewal, or a notice to cure). If the tenant doesn’t leave after the notice period, you’ll have to begin the formal eviction process through the court. It’s important to avoid illegal actions like locking them out or cutting off utilities, as those can backfire legally.