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Progress Residential FTC Settlement: No Claim Form Yet

By CalculateBenefits Editorial Team · Mark Phaneuf, Publisher
AI-assisted source check: November 10, 2026. What these dates mean.

Did you rent a house from Progress Residential? On November 6, 2026, the FTC said Progress and its owner, Pretium Partners, will pay $48.5 million to the FTC to be used for refunds to renters who were harmed. There is no claim form yet. You do not need to do anything today, and you should never pay anyone to help you get this.

No one has said yet who will get money, how much, or when. This guide explains what is known, how the FTC reaches people, and how to stay safe from scams.

What is the Progress Residential settlement about?

It is about rent prices, fees and security deposits. Progress calls itself the nation's largest property manager of single-family rental homes. It "manages over 90,000 homes across 17 states," the FTC says. A private equity firm, Pretium Partners, owns it.

The FTC and four states sued. Those states are Arizona, Colorado, Indiana and Utah. They say Progress and Pretium:

• Advertised a monthly rent that left out fees renters had to pay
• Charged hidden fees, such as monthly "smart home" or "utility management" fees and a "renter's insurance exemption fee"
• Did not inspect homes before people moved in, even though ads said homes were "move-in ready"
• Kept some or all of renters' security deposits for normal wear and tear, damage that was already there, and repairs that were the company's job
• Barred renters from saying bad things about the company and gave poor customer service

Per the FTC, the complaint claims these hidden fees "have cost consumers tens of millions of dollars" since at least 2021. It also claims most of this happened under past managers, and that new managers have moved to fix it.

In the proposed order, the companies "neither admit nor deny" the charges. Even so, the FTC calls this "the largest enforcement matter taken against a landlord in the Commission's history."

Is there a claim form?

No, not yet. On November 10, 2026, we checked the FTC's list of refund programs. It had no Progress Residential refund program.

You may not need to file at all. The FTC says, "Most FTC cases do not require you to file a claim." Usually, a court order makes the company hand over a list of its customers, with contact details and how much each person paid. In this case, the companies say in the proposed order that they have already given the FTC this refund information.

Sometimes the FTC does not have enough data and asks people to file. If that happens here, the FTC says, details "will be available at www.ftc.gov/refunds."

Who may be able to get money back?

That has not been announced. Per the FTC, the money will be used "to provide redress to consumers harmed by the companies' unlawful actions." Redress means paying people back.

The proposed order does not list who gets paid or how much. It says the money may go into a fund the FTC runs, "to be used for consumer relief, such as redress." When an order does not set the rules, FTC staff decide who is eligible and how to split the money.

How much will I get?

No one knows yet. Per the FTC, "Refund amounts will depend on how much the FTC is able to collect from the defendants and how many people lost money."

• Money for renters: $48.5 million is set aside for redress.
• Money for Arizona: Another $1.25 million goes to Arizona. The order says it is for the state's lawyer fees and costs.
• How it may be split: "In most FTC cases, the money is distributed on a pro rata basis," the FTC says. That means each person gets back the same percent of what they lost, not the same dollar amount.

Be careful with any site that names a dollar amount per renter. The FTC has not given one.

When will payments go out?

No payment date has been announced. First, a federal judge in Georgia must approve and sign the order. Such orders "have the force of law when approved and signed by the District Court judge," the FTC says. On November 10, 2026, the FTC's case page listed the case status as "Pending."

After that, the companies can pay over time. Under the proposed order, they pay $4.5 million within 10 days after the court enters it. Then they pay $4 million every 30 days. The last payment is due within 330 days of the first one.

Refunds come after that. The FTC says, "We cannot send payments until all legal action is complete, and we have collected the money from the defendants." It also says, "It is our goal to send payments within 6 months of receiving the data and money necessary for distribution."

For a sense of timing, look at a similar case. The FTC sued another big landlord, Invitation Homes, in September 2024. It mailed checks in March 2026. This case may move faster or slower.

How will the FTC contact renters?

The FTC has not said how it will pay in this case. Today, it sends payments "by check, prepaid debit card, PayPal, and Zelle." Here is what to look for:

• A real payment or claim form "will include an explanation and details about the case."
• The case will be listed at ftc.gov/refunds. That page will name the company sending payments and give a phone number.
• For a PayPal payment, the FTC emails you first. That email comes "from an address that ends with .gov."
• Private companies help the FTC send money. Right now there are five: Analytics Consulting, Epiq Systems, JND Legal Administration, Rust Consulting and Simpluris.

Moved since you rented? Before it mails checks, the FTC checks the Post Office's change-of-address list. Keep your mailing address up to date with the Post Office.

Is this real or a scam?

The settlement is real. The FTC announced it on its own website. But scammers often pretend to be the FTC.

• Never pay anyone to help you get this. The FTC "never requires you to pay upfront fees or asks you for sensitive information, like your Social Security number or bank account information."
• "If someone claims to be from the FTC and asks for money, it's a scam," the FTC says.
• Don't click links in emails that seem to be from the FTC or PayPal. Type ftc.gov/refunds into your browser yourself.
• Check any phone number against ftc.gov/refunds before you call it.

Report a scam, or a landlord's hidden fees, at ReportFraud.ftc.gov. A report is not a claim form. Still, the FTC says it sometimes uses reports in its database to find people for refunds.

CalculateBenefits is an independent site. We are not the FTC, a state, the court, Progress Residential or a law firm. We cannot file for you or check on a payment. This is not legal advice.

What can I do now?

Keep your papers. If the FTC ever needs a claims process, it says "we may ask for supporting documents." So save your lease, rent bills, fee notices and any move-out or security deposit letters.

Looking for a new rental? The FTC gives these tips:

• Ask the leasing agent to confirm in writing the monthly rent you will pay, with all required fees.
• Take photos when you move in and send them to your landlord right away.
• Take photos again when you move out, and ask for an inspection before you leave.
• Ask for an itemized list of anything taken out of your security deposit.

Under the proposed order, Progress would have to list every security deposit charge for renters who move out. It would have to do so within 30 days or the time state law sets. Struggling to pay rent right now? See who to call first when you are behind on rent.

Is this the same as the Invitation Homes refund?

No. Invitation Homes is a different landlord with its own FTC case. In March 2026, the FTC sent "444,131 checks totaling more than $47.2 million" to people who paid that company for hidden fees or unfair charges.

Got an Invitation Homes check? The FTC says, "please cash it within 90 days." For questions, call its refund company, Rust Consulting, at 1-800-804-6915.

Are there other ways I may be able to get paid?

Maybe. Our settlements page lists claims open now. One is for some apartment renters. The RealPage settlement covers some people who paid rent in apartment buildings licensed to use RealPage pricing software from October 18, 2018, through November 21, 2025. Its claims are due January 29, 2027.

Got a check or email about any FTC refund? Learn how to tell if it is real. It is also worth a few minutes to search for unclaimed money in your name.

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