Avenue5 Residential faces multiple active lawsuits over rent pricing and lease fees, and one nationwide case has already produced a preliminary settlement that could send money to tenants. The company is among the settling defendants in a $141.8 million preliminary RealPage antitrust class action settlement, separately agreed to pay $700,000 to the District of Columbia, and is still fighting two class actions — one in Washington state over illegal lease provisions and one in Colorado over junk fees. No claims process has opened yet, and no per-tenant payout has been announced.
The RealPage Antitrust Class Action
The biggest case is a consolidated federal class action, In re RealPage, Inc. Rental Software Antitrust Litigation (No. II), pending in the U.S. District Court for the Middle District of Tennessee. Tenants allege that Avenue5 and dozens of other landlords fed non-public pricing data into RealPage’s revenue-management software, which then recommended rents across competing properties, allowing landlords to coordinate prices rather than compete.1Multifamily Dive. Avenue5, Bell Partners Settlement DC RealPage Lawsuit
On November 21, 2025, the court granted preliminary approval to 26 settlements with 27 defendants totaling $141.8 million, plus cooperation and injunctive relief.2Hausfeld LLP. RealPage Federal Antitrust Class Action Individual contributions range from $550,000 up to Greystar’s $50 million. Avenue5’s specific share has not been publicly itemized.3Multifamily Dive. RealPage Class Action Lawsuit Settlement
As part of the settlement, Avenue5 agreed to stop sharing non-public pricing information with RealPage and to stop using RealPage’s Revenue Management System to generate pricing recommendations based on competitors’ confidential data.3Multifamily Dive. RealPage Class Action Lawsuit Settlement The settling companies did not admit wrongdoing. RealPage itself and the largest property-management defendants have not settled.2Hausfeld LLP. RealPage Federal Antitrust Class Action
Who Qualifies and When Claims Open
Potential class members are tenants who paid rent at properties managed by any of the settling companies between October 18, 2018, and November 21, 2025. The claims process is not open yet. Both a notice plan and a distribution plan still need court approval before tenants can file, and key dates and payout amounts remain listed as “to be determined” on the official settlement site. The court has appointed Angeion Group LLC as claims administrator.4RealPage Rental Settlement. RealPage Rental Settlement
The $700,000 DC Settlement
On June 12, 2026, the District of Columbia Attorney General’s office announced that Avenue5 and Bell Partners had agreed to pay a combined $1.4 million to resolve allegations that they used RealPage’s software to inflate rents in the District. Avenue5’s share is $700,000, covering civil penalties, restitution to affected D.C. tenants, and legal fees. The breakdown among those categories has not been disclosed.5Office of the Attorney General for the District of Columbia. Attorney General Schwalb Secures $1.4 Million From Two DC Landlords
Avenue5 also agreed to stop using revenue-management software that relies on non-public or confidential data from competing companies, stop sharing non-public pricing information with other landlords, and stop encouraging other property owners to adopt algorithmic pricing tools. If the AG’s office finds Avenue5 out of compliance, an independent monitor can be appointed at no cost to the District to evaluate compliance and impose additional penalties.5Office of the Attorney General for the District of Columbia. Attorney General Schwalb Secures $1.4 Million From Two DC Landlords
The Arizona Attorney General Case
On February 28, 2024, Arizona Attorney General Kris Mayes sued RealPage and nine residential landlords, including Avenue5, alleging a price-fixing conspiracy that inflated rents in the Phoenix and Tucson metro areas. The complaint asserts violations of the Arizona Uniform State Antitrust Act and the Arizona Consumer Fraud Act.6Arizona Attorney General. Attorney General Mayes Sues RealPage and Residential Landlords for Illegal Price-Fixing In March 2025, Mayes said publicly she intended to press forward.7Multifamily Dive. RealPage DOJ Arizona Antitrust Collusion No settlement or significant ruling has been publicly reported.
The Washington State Lease Fee Class Action
Tenant Jennifer Schultz filed a class action in the U.S. District Court for the Eastern District of Washington in 2023, alleging that Avenue5 systematically includes illegal provisions in its Washington leases. The challenged terms include early late fees, unauthorized legal fees, service notice fees classified as rent, pest control charges in multi-family buildings, construction liability waivers, and class-action waivers. The complaint brings claims under the Washington Residential Landlord-Tenant Act, the Washington Consumer Protection Act, and unjust enrichment.8Midpage. Schultz v. Avenue5 Residential LLC
On August 22, 2025, the court certified a main class of tenants affected by the allegedly illegal lease provisions and a subclass of tenants who were actually charged the disputed fees.8Midpage. Schultz v. Avenue5 Residential LLC As of May 2026 the case remained in active litigation. No settlement or trial date has been reported.9CourtListener. Schultz v. Avenue5 Residential LLC Docket
The Colorado Junk Fees Class Action
In April 2024, tenant Kimberly Segura filed a class action in Colorado alleging that Avenue5 hides mandatory fees from advertised rent prices and discloses them only shortly before move-in. The complaint challenges Valet Trash fees (typically $25 per month), Pest Control fees ($3 to $5), and Territorial fees ($33.23). Segura alleges that some fees are not mentioned in the lease at all, that others improperly shift the landlord’s Warranty of Habitability obligations onto tenants, and that Avenue5 charges late fees exceeding Colorado’s statutory limits and then uses those inflated charges to initiate evictions.10Truth in Advertising. Segura v. Avenue5 Residential Complaint
The case is pending in the U.S. District Court for the District of Colorado. Two rounds of mediation failed to produce a settlement. On May 19, 2026, the court lifted a stay and set a schedule: fact and expert discovery close July 17, 2026, and Segura’s motion for class certification is due August 17, 2026. The court also allowed Segura to serve discovery related to five additional Avenue5 properties beyond the one where she lived.11PACER Monitor. Segura v. Avenue5 Residential, LLC
What Tenants Should Do Now
If you rented at an Avenue5-managed property between October 18, 2018, and November 21, 2025, watch the official RealPage settlement site for the notice and claims deadlines once the court approves the distribution plan.4RealPage Rental Settlement. RealPage Rental Settlement Washington and Colorado tenants covered by the Schultz and Segura cases do not need to file anything yet; class notices, if and when a class is certified or a settlement reached, go out through the court.