Property Manager Guide · Updated January 2026
Progress Residential manages ~90,000 single-family homes — and knows how to hold your deposit. Here's how to get it back.
How to Dispute Progress Residential Security Deposit Deductions
Progress Residential is one of the largest owners and operators of single-family rental homes in the United States. Founded in 2012 and headquartered in Scottsdale, Arizona, it is a portfolio company managed by the private investment firm Pretium Partners. Reporting from 2024-2025 places its portfolio at roughly 90,000 single-family homes (sources cite approximately 85,000-94,000), concentrated in fast-growing Sun Belt metros. As an institutional landlord, move-out inspections, charge assessment, and refunds are handled through standardized corporate workflows and a national Account Services team rather than a single onsite manager.
Progress Residential kept your deposit?
Check if their deductions are legal
Upload your landlord's deduction letter · PDF, JPG, or PNG — a phone photo works
How Progress Residential Handles Security Deposits
Per Progress Residential's published resident resources, after a tenant vacates a Progress team member inspects the home to assess damage not present at move-in, then issues a move-out (final account) statement itemizing charges and the deposit disposition. Progress states this statement is typically prepared within 30 days of move-out and sent by both email and mail, which is why it stresses providing an accurate forwarding address. Any refund is mailed within roughly 30 days of move-out, depending on state law. Progress advises leaving the home in "broom clean" condition. Compare the itemized statement line-by-line against your signed move-in condition report and dated photos/video.
Where Progress Residential Operates
Progress operates across more than a dozen states, concentrated in Sun Belt and high-growth metros: Arizona (Phoenix), Texas (Dallas-Fort Worth, Houston, San Antonio), Florida (Tampa, Orlando, Jacksonville, South Florida), Georgia (Atlanta), the Carolinas, Tennessee (Nashville, Memphis), Nevada (Las Vegas), Colorado (Denver), Indiana (Indianapolis), and Minnesota (Minneapolis-St. Paul, where it absorbed the HavenBrook Homes portfolio). Security-deposit rules are governed by each state's law.
Common Progress Residential Deductions
Charges tenants commonly report disputing with Progress Residential. Many may be contestable under state law and HUD useful-life guidelines; the ranges shown are illustrative, not Progress Residential-published rates.
Interior paint / wall touch-ups
Typical: $150-$600ContestableUnder HUD Handbook 4350.1 interior paint is treated as having a ~3-year useful life, and faded or normally-worn paint is generally ordinary wear and tear. Nail holes and routine scuffs are commonly contestable.
Carpet replacement / cleaning
Typical: $200-$1,200ContestableHUD MAP Guide Appendix 5C treats carpet as ~5-year useful life. A landlord generally cannot charge full replacement for carpet partway through (or past) its useful life; depreciation should be applied. Routine matting/wear is ordinary wear.
General cleaning / "not broom clean"
Typical: $100-$400ContestableContestable where the home was left reasonably clean. Keep dated move-out photos/video; charges above documented, reasonable turnover-cleaning cost can be challenged.
Appliance damage / replacement
Typical: $150-$1,000ContestableMajor appliances are long-lived capital items (IRS Publication 527 lists multi-year recovery periods). Full-replacement charges for aged appliances should be depreciated, not billed at new cost.
Blinds / window coverings
Typical: $25-$200ContestableFrequently disputed; inexpensive builder blinds are low-cost, short-life items and sun-degradation is often ordinary wear. Complaints cite blind charges contradicted by tenant move-out video.
"Insufficient notice" / late-notice fee netted from deposit
Typical: varies (often ~1 month rent equivalent)ContestableTenants report deposit reductions for alleged failure to give required notice (e.g., 30 vs 60 day disputes). Contestability depends on the exact lease notice clause and state law; verify the signed lease term and any written notice you actually gave.
What to Check on Your Progress Residential Statement
- •Itemized move-out statements issued near the 30-day mark via a centralized national team rather than an onsite manager, which can compress a disputing tenant's response window.
- •Charging for items tenants report as pre-existing or as ordinary wear (paint, carpet, blinds), sometimes contradicted by move-out video/photo evidence.
- •Netting administrative or "insufficient notice"/late-notice fees against the security deposit.
- •Utility/HOA-violation chargebacks and billing errors appearing on the final statement without clear documentation.
- •Marketing fee-based "security deposit alternative" products in lieu of a refundable deposit — a non-refundable charge to evaluate against a standard refundable deposit.
Regulatory & Legal Context
Verified regulatory actions, settlements, and lawsuits involving Progress Residential. Some concern fees or other practices rather than security deposits specifically; each is described and sourced so you can read the primary record. Allegations in pending cases are not findings of wrongdoing.
Minnesota Attorney General Keith Ellison reached a settlement (announced March 15, 2024) resolving a February 2022 lawsuit against HavenBrook Homes, Progress Residential, and related entities over alleged systematic under-maintenance of 600+ single-family rental homes. Terms included a $2.2 million tenant restitution fund, nearly $2 million in rental-debt forgiveness, $1,000 per-household relocation assistance, and — directly relevant to deposits — full refunds of security deposits with interest for existing tenants. (This case centered on habitability, with a deposit remedy.)
Source →Independent coverage of the Minnesota settlement detailing the maintenance allegations, settlement figures, and the security-deposit-refund-with-interest requirement.
Source →
Large property managers like Progress Residential use standardized move-out processes, and many tenants are unaware of their rights. Every state has specific rules about deposit return deadlines, itemized statements, and normal wear and tear. Upload their deduction letter to see which charges may be contestable.
Upload your landlord's deduction letter · PDF, JPG, or PNG — a phone photo works
Frequently Asked Questions
How long does Progress Residential take to return my security deposit?
Progress states it generally inspects the home after move-out and prepares a final move-out statement, with the refund mailed within about 30 days of your move-out date, subject to your state's law. Your state statute controls the binding deadline, so check the return rule for the state your home is in — and make sure Progress has your correct forwarding address, which you can update in the resident dashboard.
Can Progress Residential charge me full price to replace the carpet or repaint?
Generally not at full new-replacement cost for items that were already aged. Paint and carpet are finite-life finishes: HUD guidance treats interior paint as having about a 3-year useful life and carpet about a 5-year useful life, and normal fading or wear is ordinary wear and tear. If carpet or paint was partway through its useful life, depreciation should reduce any legitimate charge. Compare the move-out statement against your move-in condition report and request itemized documentation.
Progress withheld my deposit for an "insufficient notice" fee or for "broken blinds" — is that disputable?
These are among the most commonly disputed line items in tenant complaints. Notice fees depend on the exact notice clause in your signed lease and your state's rules — verify what notice you actually gave in writing. For damage charges like blinds or cleaning, dated move-out photos or video are powerful evidence. You can dispute itemized deductions in writing and request supporting documentation.
How It Works
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Each deduction checked against state law and HUD guidelines
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Find the Improper Charges Progress Residential Kept
Upload your deduction letter. Our tool checks it against your state's laws and HUD useful-life guidelines and flags the charges that may be contestable.
Upload your landlord's deduction letter · PDF, JPG, or PNG — a phone photo works
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Optional demand letter only if you act · State landlord-tenant law · HUD 4350.1 · IRS Pub 527