On November 9, 2026, Attorney General Phil Weiser announced a $48 million multistate settlement with Progress Residential, LLC, following an investigation into false advertising and hidden fees. The settlement involves claims that the company misled consumers regarding their rental services and failed to deliver on promises of transparency and timely communication.

Progress Residential, which manages 90,000 rental homes across 17 states, will adhere to state and federal laws regarding advertisements and fee disclosures as part of the settlement. The full details of the settlement can be found in the settlement document.

Press Release: Colorado Attorney General

Published November 9, 2026. Reproduced in full from the Colorado Attorney General.

Attorney General Weiser announces $48 million multistate settlement with Progress Residential for false advertising, charging hidden fees

Nov. 9, 2026 (DENVER), Attorney General Phil Weiser joined the Federal Trade Commission and a bipartisan coalition of states in announcing a settlement with Progress Residential, LLC, one of the largest single-family rental home landlords in the United States. This settlement comes after an investigation found the company misled consumers with false advertisements and claims around their rental services.

“Renting can be a stressful process, no matter the location or situation,” said Attorney General Weiser. “When property managers try to take advantage of their customers by misleading them or charging hidden fees, this adds unfair and unnecessary stress to Coloradans. Our office will continue to hold these wrongdoers accountable.”

Progress Residential manages 90,000 rental homes across 17 states, including Colorado. As part of their pitch to consumers, they offer the “dream rental home.” This promise comes with claims that they deliver lease and fee transparency, move-in ready homes, and timely communication. The investigation revealed many points to the contrary. For years, Progress Residential charged consumers with hidden monthly fees, advertised false rental prices, delivered homes to consumers without proper inspections or repairs prior to move-in, and dodged customer requests for serious maintenance issues and billing concerns.

The company knew these claims and advertisements were false. Progress Residential’s own employees noted the issues in their internal communications, stating, “we are not delivering on our promise.” After learning that the company had failed to refund fees that customers were entitled to, Progress Residential’s then-CEO directed his employees to make no changes, stating that “…I am not taking $1M impact to do the right thing.”

As part of the settlement (PDF), Progress Residential will:

  • Adhere to state and federal laws with their advertisements going forward.
  • Will clearly disclose all fees related with the rental property.
  • Will no longer charge improper one-time fees or hidden fees.
  • Will only withhold portions of security deposits for legal reasons, not normal wear and tear.
  • Will pay $48,500,000 to the FTC and the states.

Read a copy of the filed complaint (PDF).

If you think you’ve been charged unnecessary fees, or misled with false advertising, file a complaint today (opens new tab).