One price in the listing, another on your first bill. How to spot mandatory extra charges in advance and keep evidence in case of a security deposit dispute.
You worked out your budget, paid the application fee, and got approved. Only when you are about to sign the lease do you find out that the rent comes with charges for a “smart home” package, utility billing, and several other services. Walking away is especially frustrating now: you have already spent money on the application, and moving day is close.
A new Federal Trade Commission case describes situations like these. The practical takeaway for renters is simple: get a full cost breakdown before your first nonrefundable payment, and keep evidence of the property's condition for when you move out.
What happened and who might receive a refund
On November 6, 2026, the FTC and authorities in Arizona, Colorado, Indiana, and Utah announced a proposed $49.75 million settlement with Progress Residential and its owner, Pretium Partners. Of that amount, $48.5 million is designated for redress to affected consumers through the FTC, with another $1.25 million payable to the State of Arizona. FTC announcement.
The regulator alleges that the companies left mandatory fees out of advertised prices and improperly withheld money from security deposits, including for normal wear and tear and problems that existed before tenants moved in. These are allegations in the complaint. Pretium disputes them and says the agreement contains no admission of wrongdoing. Company statement.
As of November 11, the FTC case page lists the status as Pending. The proposed court order takes effect once approved and signed by a judge. The FTC refunds page reviewed for this article does not yet list a separate refund program for this case. No individual can therefore be promised compensation, a specific amount, or a payment date. Case page · FTC refunds.
If you rented from Progress, keep your lease, bills, account statements showing charges, and security deposit records. Watch for official FTC updates. Do not pay an intermediary who promises to “put you on the list”: the FTC warns that it does not require you to send money to receive a payment.
Seven lines to look for in the cost breakdown
Ask for a document listing every payment for your specific property and lease term. Calling something a fee does not tell you whether it is legal. What matters is whether it is mandatory, how it is calculated, whether you can opt out, and what local rules allow.
What to look for | What to ask before paying |
|---|---|
Base rent | Is this the full monthly amount or just the base rent? |
Smart home / technology / resident benefits | Is the package mandatory? What does it include? Can I opt out without changing the lease terms? |
Utility management / billing | Is this a bill-processing charge on top of the cost of water, gas, or electricity? How is usage allocated? |
Renters insurance / insurance exemption fee | What proof of insurance is required, and by what date? What exactly does the fee cover, and does it replace my own insurance? |
Parking / trash / pest control / pet charges | Which charges are mandatory, and which apply only if I choose a service or have a pet? |
Application / admin / holding fee | What is refundable if my application is rejected, if I withdraw, or if I sign the lease? When does the payment become nonrefundable? |
Payment / late / early termination fee | Is there a fee-free way to pay? When is a penalty charged? How much does ending the lease early cost? |
This is a checklist, not a list of fees that are permitted in every state. Do not assume an insurance-related fee means your belongings or personal liability are covered. Ask for the coverage terms.
What “just a few extra fees” can cost
Here is a hypothetical example, not Progress's rates or a market estimate: $1,700 rent + a $45 mandatory package + $15 for utility billing + $25 for trash collection = $1,785 per month. Over 12 months, the extra $85 adds up to $1,020. Electricity, water, internet, and other separate expenses are not included in this example.
Compare offers using the total cost over the same period. If a property offers “one month free,” ask about the regular monthly payment, when the discount applies, and whether you must repay it if you move out early. The advertised net effective rent may differ from what you actually have to pay each month.
A message to your landlord: copy this before paying an application fee
Send this request through a verified contact for the property management company. Fill in the property address and lease term:
“Before I pay an application or holding fee for [property address], please send me the full written cost breakdown for a [term]-month lease: base rent, all mandatory monthly fees, utilities billed separately, one-time charges, and refundable deposits. Please identify optional charges, any fee-free payment method, and the refund conditions for each upfront payment. Please also send the proposed lease and all fee-related addenda.”
Keep the reply with a dated screenshot of the listing. If the lease shows different figures, ask for the discrepancy to be corrected before signing. A verbal explanation that “it's a standard fee” does not explain its amount or terms.
If you are just starting your search without a U.S. credit history, our separate Job4Migrants guide covers the documents to prepare and how to check a landlord.
Security deposits: what to save when moving in and out
A security deposit generally secures your obligations under the lease. Do not confuse it with a nonrefundable fee or a paid product offered instead of a deposit. Those may have different terms, and such a product may not release you from liability for damage.
When you receive the keys:
- Photograph each room overall and take close-ups of every defect: floors, walls, plumbing, appliances, windows, and signs of leaks. Keep the original files.
- Record problems in an inspection report or move-in checklist. Send the list to the property manager within the deadline set by your lease or local rules, and keep proof that you sent it.
- Report new problems in writing. Keep repair requests and replies so you can show when an issue appeared.
Before moving out:
- Check how and when you must give notice. Ask whether a preliminary inspection is available and whether you can address any issues before handing the property back.
- After cleaning, take photos from the same angles as your move-in photos. Keep receipts and any inspection report.
- Document the return of the keys and the date you vacated the property. Provide a forwarding address in writing for the deposit refund and notices.
Normal wear and tear and damage are not always easy to distinguish. For example, flooring worn down gradually and a burned area may be treated differently. A dispute requires information about the condition before you moved in, the item's age, the nature of the damage, and the applicable law, not just a bill “for replacement.”
“Deposits are returned within 30 days”? It depends on the state
There is no single deadline for the whole country. These residential rental examples include important qualifications. Special programs and particular circumstances may follow different rules.
State | General timeline | What to keep in mind |
|---|---|---|
California | The remaining deposit and an itemized statement of deductions must be provided within 21 days after move-out. | Permitted deductions are limited by law; normal wear and tear cannot be charged to the tenant. |
Texas | A refund is generally due within 30 days after the tenant surrenders the property. | The obligation to return the deposit and provide an itemized statement does not arise until the tenant supplies a forwarding address in writing. |
Florida | If there are no deductions, the deposit must be returned within 15 days after the tenancy ends and the tenant vacates. If the landlord intends to make a deduction, notice is generally due within 30 days after the tenancy ends. | If you dispute a deduction, it is important to object in writing within 15 days of receiving the notice. Check the requirements for the notice's form and delivery, especially if you move out early. |
Check the details in official sources: California, Texas, and Florida, § 83.49. For another state, start with USAGov's tenant rights information.
Already facing an extra charge or a withheld deposit?
1. Identify the disputed charge, amount, and date. Compare it with your lease, addenda, and the written cost breakdown you received before moving in.
2. Request an itemized explanation: the basis for the deduction, photos, invoices, and a calculation of the cost. State separately what you disagree with and what evidence you are providing.
3. Keep a copy of your request and proof of delivery. An ordinary customer support message does not always replace a formal objection required by law.
4. If the dispute remains unresolved, contact a local tenant assistance organization or an attorney. You can find options through USAGov and the LSC legal aid directory. Ask the organization about eligibility for free assistance.
You can use this wording for an initial request. It is not a universal legal notice form:
“I dispute the $[amount] charge/deduction for [description] relating to [property address]. Please provide the lease provision or other basis for the charge, an itemized calculation, and supporting photos and invoices. My records show [brief facts]. I have attached copies of [documents]. Please correct any unsupported charge and return any deposit balance owed to me. My forwarding address is [address]. Please respond in writing.”
Do not stop paying rent or deduct the disputed amount yourself without first checking local rules and the consequences. If you receive an eviction notice or court papers, seek legal help immediately: deadlines may be short.
Where to find help with your move and paperwork
You can look for real estate professionals and other relevant services in the Services section on Job4Migrants. Before contacting a provider, check the city, language, specialty, and price. Availability depends on current listings; a real estate agent is not a substitute for an attorney in a security deposit dispute.
Before your next payment, check three things: the full amount, the written basis for each extra charge, and the refund terms. When moving out, add a fourth: evidence of the condition in which you returned the property.
Checked on November 11, 2026. This article is for informational purposes and does not replace individual legal advice. The case status, refund programs, and local rules may change.