The Federal Trade Commission and four states filed a proposed $49.75 million settlement with Progress Residential and Pretium Partners, which would fund consumer relief and tighten rental-price and deposit rules.
The FTC and Arizona, Colorado, Indiana and Utah filed the complaint and proposed order Nov. 6 in the U.S. District Court for the Northern District of Georgia. The proposal allocates $48.5 million to the FTC for consumer relief and $1.25 million to Arizona for attorney fees and costs. If a judge enters the order, the first FTC payment of $4.5 million would be due within 10 days. Eleven further payments of $4 million would follow at 30-day intervals; Arizona’s payment would be due within 30 days.
The complaint says mandatory monthly charges were left out of advertised rent, leaving some tenants with bills $30 to $330 or more above the advertised figure. It also alleges applicants could pay a nonrefundable fee of up to $55 per adult and, in many cases, a holding charge of up to $500 before seeing the full monthly cost. The filing describes renters arriving at homes advertised as ready for move-in that still needed substantial repairs or cleaning. It also accuses Progress of making security-deposit deductions for normal wear, existing damage or renovation work.
If approved, the order would require the defendants to feature the full monthly rent, including mandatory charges, as the most prominent price in rental advertising. It would also restrict deposit deductions and require an itemized account within 30 days after move-out, or sooner when state law or a lease sets a shorter deadline.
The FTC says Progress manages more than 90,000 homes in 17 states and calls the matter its largest enforcement action against a landlord. The agency could use its share for direct consumer payments or other related relief; any funds not used for relief would go to the U.S. Treasury. In a separate case against Invitation Homes, the FTC said in March 2026 it was sending more than $47.2 million to 444,131 eligible people.
Pretium said the agreement contains no admission of wrongdoing and that the companies dispute the FTC’s claims. The proposed order says the defendants neither admit nor deny the allegations. The proposal takes effect only if a judge approves and enters it; the FTC has not announced a decision date.
