Published
November 13, 2026
Renters of Progress Residential single-family homes are in line for refunds from $48.5 million that Progress and its owner, Pretium Partners, will pay the FTC to settle charges over hidden monthly fees and withheld security deposits. No refund process has been announced, and there is no claim form yet.
What Happened?
The Federal Trade Commission and four states — Arizona, Colorado, Indiana and Utah — sued Progress Residential LLC and its owner, Pretium Partners, LLC, in federal court in Atlanta on November 6, 2026, and filed a proposed settlement the same day. Under the stipulated order, the companies will pay $49.75 million: $48.5 million to the FTC to provide redress to renters, and $1.25 million to the State of Arizona for attorneys’ fees and costs. The FTC calls it the largest enforcement action it has ever taken against a landlord.Progress manages more than 90,000 single-family rental homes in 17 states. The companies did not admit wrongdoing; Progress said it disagrees with the FTC’s claims and that its practices have been transparent and fair. The settlement takes effect once the judge signs the order.
Free settlement alerts
Get notified when new class actions open to claims
Join thousands of readers who get the latest class action settlements you may qualify for — delivered straight to your inbox.
Status
Settled — Refunds Not Announced
proposed order filed Nov. 6, 2026 · N.D. Ga.
Renter Refunds
$48.5 Million
paid to the FTC in installments over about a year · plus $1.25M to Arizona
Can I Claim?
Not yet — no refund process announced
the FTC has not said how refunds will be paid
What the FTC and States Allege
The complaint alleges that since at least 2021, Progress advertised a monthly “Per Month” rent that left out mandatory monthly fees, including a smart home fee of $17 to $30 a month, a utility management fee of $7.95 to $9.99 a month, an air filter fee and pool fees. Renters who did not show proof of renters insurance were charged a $14.95 monthly “renter’s insurance exemption fee” that the complaint says was inadequately disclosed. The complaint says renters typically paid between $30 and $330 or more a month above the advertised price.The agencies also allege that Progress advertised homes as “move-in ready” that needed serious cleaning or repairs, kept security deposits for normal wear and tear, preexisting damage and repairs it was responsible for, often failed to send itemized deposit statements, and used form contracts that barred renters from making negative comments. The complaint says most of the conduct happened under prior management. These are allegations; the companies settled without admitting them.
Will Renters Get Refunds?
The $48.5 million is to be used for consumer redress, such as refunds, according to the order. The FTC has not announced who will be eligible, how much renters will receive or whether a claim form will be needed. The order says Progress has already given the FTC the customer information needed to administer refunds, which in other FTC cases has allowed the agency to send payments directly without a claim form. If direct refunds turn out to be impractical, the FTC may use the money for other consumer relief or send it to the U.S. Treasury.Under the order, the companies pay $4.5 million within 10 days after the judge enters it, then $4 million every 30 days until the full $48.5 million is paid. Refunds typically go out only after the money is collected and a payment list is prepared, so payments are unlikely before late 2027. OpenClassActions.com will update this page when the FTC announces a refund process.
What Progress Must Change
The proposed order requires Progress to advertise the true total monthly rent, including all mandatory recurring fees, more prominently than other pricing. It bars the companies from claiming homes were inspected or passed inspection before move-in when they were not, requires a security deposit refund process with uniform standards, and requires an itemized statement of deductions within 30 days after move-out or the time state law sets. It also bans deductions for normal wear and tear and preexisting damage, and bans form nondisparagement clauses.Not the Florida Eviction Fee Settlement
A separate class action settlement covers Florida Progress Residential tenants charged attorneys’ fees in eviction cases and pays them automatically. OCA covers that case on its Progress Residential Florida eviction fee settlement page.Questions
How much is the Progress Residential FTC settlement?
Progress Residential and Pretium Partners will pay $49.75 million: $48.5 million to the FTC for redress to renters and $1.25 million to the State of Arizona for attorneys’ fees and costs.
Is there a Progress Residential refund claim form?
Not yet. As of November 13, 2026, the FTC has not announced who is eligible, how much renters will receive or whether a claim form will be needed. The order says Progress has already given the FTC customer information for administering refunds.
What fees did Progress Residential allegedly hide?
The complaint alleges Progress left mandatory monthly fees out of its advertised rent, including smart home fees of $17 to $30 a month, utility management fees of $7.95 to $9.99 a month, air filter and pool fees, and a $14.95 monthly renter’s insurance exemption fee.
Did Progress Residential admit wrongdoing?
No. The companies settled without admitting the allegations, and Progress said it disagrees with the FTC’s claims.
Sources
- FTC press release: Progress Residential and Pretium Partners to pay $49.75 million (Nov. 6, 2026)
- FTC case page: FTC v. Progress Residential LLC, No. 1:26-cv-06782-VMC (N.D. Ga.), including the complaint and stipulated order
- FTC consumer alert: FTC says Progress Residential charged renters hidden fees
- Colorado Politics: settlement flags false advertising of single-family rentals (Nov. 9, 2026)
For more class actions keep scrolling below.
Status
Proposed Order Filed
takes effect when the judge enters it
Settlement Amount
$49.75 million
$48.5M FTC redress · $1.25M to Arizona
Case Title
FTC v. Progress Residential LLC
Case Number
1:26-cv-06782-VMC
Court
U.S. District Court, Northern District of Georgia
Refund Process
Not announced
Official Source
FTC Press Release
