Updated November 8, 2026
Progress Residential FTC settlement
| Case | Federal Trade Commission and the states of Arizona, Colorado, Indiana and Utah v. Progress Residential, LLC and Pretium Partners, LLC |
|---|---|
| Court and number | U.S. District Court for the Northern District of Georgia, Atlanta Division, Civil Action No. 1:26-cv-06782-VMC. FTC matter number 2423073. |
| Judge | Not identified in the FTC documents we reviewed |
| Filed and announced | November 6, 2026 |
| Total payment | $49.75 million: $48.5 million to the FTC for consumer redress and $1.25 million to Arizona |
| Status | Proposed stipulated order. It takes effect when the court enters it. The FTC case page lists the matter as pending. |
| Defendants’ position | The order says the defendants “neither admit nor deny” the allegations. We found no public statement from Progress or Pretium. |
| FTC vote | 2 to 0 |
| Consumer claim process | None announced as of November 8, 2026 |
Progress Residential and its owner Pretium Partners would pay $49.75 million to settle charges by the Federal Trade Commission and four states that they used deceptive rental pricing and improperly kept tenants’ security deposits, according to the FTC’s November 6, 2026 press release. The FTC calls it “the largest enforcement matter taken against a landlord in the Commission’s history.”
Progress manages more than 90,000 single family homes in 17 states, which Pretium owns through its investment funds, according to the FTC. The complaint alleges the companies advertised monthly rent that left out mandatory fees and withheld deposits for normal wear and tear. The FTC says the majority of the conduct happened under prior management and that new management has moved to fix the issues. The companies neither admit nor deny the allegations under the proposed order.
Key takeaways
- The proposed order requires $49.75 million in payments: $48.5 million to the FTC for consumer redress and $1.25 million to Arizona for attorneys’ fees and costs.
- Progress must advertise the true total monthly rent, including mandatory fees, and stop improperly withholding security deposits.
- The order has not yet been entered by the court, and no refund process for renters has been announced.
- Arizona, Colorado, Indiana and Utah joined the FTC as plaintiffs.
What Progress Residential is accused of
According to the FTC, Progress advertised “a false monthly rental price that failed to disclose mandatory monthly fees.” The allegations in the FTC’s release and complaint include:
- Hidden or surprise fees, including “smart home” or “utility management” fees and a “renter’s insurance exemption fee.”
- Advertising homes as “move-in ready” when, the complaint alleges, they were not.
- Routinely withholding some or all of security deposits for normal wear and tear, preexisting conditions and repairs that were the companies’ responsibility, and often not sending an itemized statement within 30 days of move-out.
- Poor customer service, including failing to respond to renters in a timely way.
- Form contracts with nondisparagement clauses that limited what renters could say about the company.
What the proposed order requires
According to the stipulated order, the companies would have to:
- Show the “Total Monthly Rental Price,” meaning the full recurring monthly amount including all mandatory fees, more prominently than any other pricing information.
- Withhold a security deposit only for damage beyond normal wear and tear that they actually repair before the next tenancy.
- Send an itemized deposit statement within 30 days after move-out, or sooner if state law or the lease requires.
- Set up a security deposit refund process, train staff every year and keep inspection and repair records.
- Stop using contract terms that limit renters’ reviews, and stop penalizing renters for covered communications.
- Refund improperly charged fees, and not charge late fees or start evictions based on improper charges.
- File a sworn compliance report after one year, and report changes and keep records for 10 years.
Payment schedule
The order requires $4.5 million within 10 days after the order is entered. Eleven further payments of $4 million each follow at 30 day intervals, from 30 days through 330 days after the first payment date. Together that is $48.5 million to the FTC. The defendants are jointly and severally liable, and if a payment is missed the full unpaid balance comes due with interest. Arizona’s $1.25 million is due within 30 days of entry.
Key dates
- November 6, 2026: The FTC and four states file the complaint and proposed order and announce the settlement.
- When the court enters the order: Payments begin, and the order’s compliance requirements take effect.
How do I get money from the Progress Residential settlement?
There is nothing to file yet. Neither the FTC’s release nor the order describes a claim form, a deadline or a refund website. The order says the FTC may use the $48.5 million for “consumer relief, such as redress and any attendant expenses.” If direct refunds turn out to be impracticable, the order lets the FTC use the remainder for related relief or send it to the U.S. Treasury.
Renters who think they were affected should watch the FTC’s case page for matter 2423073 and the refunds section of the FTC website. Scam warning: The FTC does not charge fees to give refunds, and you should be wary of anyone who asks for money or bank details to get a Progress Residential payment. We will update this story when a refund process is announced. For other settlements you can claim now, see our list of the biggest class action settlements of 2026 and our guide on how to join a class action lawsuit.
Primary sources: the FTC’s press release, its case page, the stipulated order and the complaint.
Frequently asked questions
How much is the Progress Residential settlement?
$49.75 million in total, with $48.5 million going to the FTC for consumer redress and $1.25 million to Arizona.
Has a judge approved it?
Not yet, as of November 8, 2026. The FTC calls it a proposed order that takes effect when the court enters it.
Which states are involved?
Arizona, Colorado, Indiana and Utah joined the FTC as plaintiffs. The sources we reviewed state a payment amount only for Arizona.
Do Progress and Pretium admit wrongdoing?
No. The order says they neither admit nor deny the allegations. The FTC also says most of the conduct occurred under prior management.
Can I file a claim?
Not yet. No claim process has been announced.
This article is for general information and is not legal advice. The order is proposed and terms can change before the court enters it. We will update this story as more details are released.
