Progress Residential advertised monthly rents that left out mandatory fees, a class action claimed.

The Federal Trade Commission, Utah's Division of Consumer Protection and the attorneys general of Arizona, Colorado and Indiana filed a lawsuit against Progress Residential LLC and its owner, Pretium Partners LLC, in the U.S. District Court for the Northern District of Georgia on Nov. 6, 2026.

In a proposed settlement filed the same day, the companies agreed to pay $49.75 million to settle charges that they hid mandatory fees from renters, unfairly kept security deposits and suppressed negative reviews.

The allegations

The entities claimed Progress, which manages more than 90,000 single-family rental homes in 17 states, advertised monthly rents that left out mandatory fees, such as smart home and utility management fees and a fee for renters without their own insurance.

Those fees have cost renters tens of millions of dollars since at least 2021, the complaint asserts.

The proposed class action alleges Progress kept deposit money at move-out for normal wear and tear, pre-existing damage and its own renovations without sending the itemized statements it owed renters within 30 days. Renters who disputed charges allegedly received slow responses or none at all, leaving billing errors and improper late fees unresolved.

When renters wanted to warn others, the company's standard leases kept them from posting negative reviews, according to the lawsuit. Progress also allegedly marketed homes as inspected and move-in ready when many needed serious repairs or cleaning.

Settlement terms

Of the $49.75 million, $48.5 million goes to the FTC for refunds to renters and $1.25 million covers Arizona's legal costs. Under the proposed order, the companies must also:


  • Show the total monthly rent, including all mandatory fees, more prominently than any other price information

  • Stop claiming homes passed inspection before move-in unless they did

  • Stop deducting normal wear and tear, preexisting conditions and certain renovation costs from deposits

  • Send an itemized statement within 30 days of move-out

  • Drop lease terms that limit honest reviews

  • Tell residents before closing a work order and give them 48 hours to respond

  • Stop charging late fees or threatening eviction when its own payment portal causes a missed payment

The companies must file compliance reports for 10 years. Neither company admits or denies the allegations. The FTC notes that most of the conduct happened under prior management.

What the settlement means for Progress Residential renters

The FTC has not yet said how it will distribute the $48.5 million or whether renters will need to file a claim, and a judge still has to approve the settlement.

Claim Depot will continue to monitor the case and provide updates as new information becomes available.