Avenue5 Residential, LLC, one of the largest third-party apartment managers in the country, is a defendant in several active lawsuits: a certified class action in Washington state over illegal lease provisions, a putative class action in Colorado over hidden “junk” fees, a nationwide federal antitrust case tied to RealPage’s rent-pricing software, and state attorney general actions in the District of Columbia and Arizona. One of the AG cases has already settled; the private class actions have not.
Washington Class Action Over Illegal Lease Fees
Schultz v. Avenue5 Residential LLC (Case No. 2:23-cv-00088), filed in the U.S. District Court for the Eastern District of Washington, is the most advanced case targeting Avenue5’s own leasing practices. The complaint alleges Avenue5’s residential leases contain provisions that violate the Washington Residential Landlord-Tenant Act and the Washington Consumer Protection Act.1Midpage. Schultz v. Avenue5 Residential LLC
The challenged terms include:
- Late fees charged earlier than Washington law allows
- Notice service fees treated as additional rent
- Pest control charges passed to tenants in multifamily buildings
- Attorney fee-shifting clauses
- Construction liability waivers and class action waivers, which the plaintiff argues are barred by RCW ยง 59.18.030
On August 22, 2025, Chief Judge Stanley A. Bastian certified a class of Washington tenants, plus a subclass for those actually charged specific illegal fees. The court found every Rule 23 requirement satisfied, and the class is structured as opt-out, meaning eligible tenants are automatically included unless they formally remove themselves.1Midpage. Schultz v. Avenue5 Residential LLC2Tenants Organization of America. Are You Owed Money by Avenue5 Residential
As of mid-2026, there is no settlement, no open claims process, and no opt-out deadline. Tenants who rented Avenue5-managed properties in Washington and signed leases with the challenged provisions should keep their lease and related communications. Sutherland & Hogue, PLLC, in Spokane, represents the class.2Tenants Organization of America. Are You Owed Money by Avenue5 Residential
Colorado Hidden Fees Case
In Segura v. Avenue5 Residential, LLC (Case No. 1:24-cv-01577), filed in the U.S. District Court for the District of Colorado, tenant Kimberly Segura alleges Avenue5 uses “drip pricing” to hide mandatory fees from advertised rental rates until after tenants have already paid non-refundable application and administrative costs.3Midpage. Segura v. Avenue5 Residential LLC
The complaint identifies:
- Pest control fees of roughly $3 to $5 per month
- Valet trash fees of about $25 per month, charged alongside a separate mandatory $10 trash service fee
- Territorial fees of around $33.23 per month, allegedly not disclosed in the lease form
Segura also alleges Avenue5 double-billed for trash services, charged fees not found in the lease at all, and imposed late fees exceeding Colorado’s statutory cap (the greater of $50 or 5% of past-due rent), then filed evictions when tenants refused to pay.4Truth in Advertising. Segura v. Avenue5 Residential Complaint The claims include violations of the Colorado Consumer Protection Act, breach of contract, unjust enrichment, and a request for declaratory judgment on the disputed debts. The plaintiff seeks an injunction, damages, and statutory penalties.3Midpage. Segura v. Avenue5 Residential LLC
RealPage Antitrust Class Action and Preliminary Settlement
Avenue5’s largest exposure is in In re RealPage Inc. Rental Software Antitrust Litigation (II), a nationwide multi-district litigation before Judge Crenshaw in the Middle District of Tennessee. The plaintiffs allege that RealPage’s revenue management software let competing landlords share nonpublic pricing data and receive algorithmic rent recommendations that inflated prices above competitive levels.5Hausfeld. RealPage Federal Antitrust Class Action
Avenue5 was named as a “Lessor Defendant” in the original complaint, Bason et al. v. RealPage, Inc., filed in the Southern District of California in October 2022. The complaint identified Avenue5 as the 12th-largest U.S. multifamily manager and alleged it replaced independent pricing with coordinated pricing through RealPage’s tools, including staggering lease renewals to avoid price competition.6ClassAction.org. Bason et al. v. RealPage Inc. et al. Baker Botts represents Avenue5 in the MDL.7Baker Botts. Defending Avenue5 in Landmark Antitrust
On November 21, 2025, the Tennessee court granted preliminary approval of 26 settlements involving 27 property-management defendants, totaling $141.8 million in monetary relief plus cooperation and injunctive terms. The settlement class covers anyone in the United States who paid rent on a multifamily lease to a participating landlord between October 18, 2018, and November 21, 2025.5Hausfeld. RealPage Federal Antitrust Class Action The claims process has not yet opened. The court must first approve a notice plan and a distribution plan, and Avenue5’s individual share of the total has not been publicly disclosed.
One boundary worth flagging: the U.S. Department of Justice and ten state attorneys general filed a separate 2024 antitrust complaint against RealPage and six landlord defendants. Avenue5 is not one of the six.8Multifamily Dive. DOJ RealPage Antitrust Lawsuit
D.C. Attorney General Settlement
On June 12, 2026, the D.C. Office of the Attorney General announced a combined $1.4 million settlement with Avenue5 and Bell Partners over allegations that both companies used RealPage’s software to coordinate and inflate D.C. rents. Avenue5’s share is $700,000: $400,000 in civil penalties to the District and $300,000 in restitution for affected tenants. The OAG alleged Avenue5 used the software to set rents at three properties in D.C., where it owns 667 units.9Multifamily Dive. Avenue5, Bell Partners Settlement in DC RealPage Lawsuit10DC Office of the Attorney General. Attorney General Schwalb Secures $1.4 Million From Two DC Landlords
The settlement also bars Avenue5 from using revenue management software that relies on nonpublic, competitively sensitive data from other companies, from encouraging other owners to use such tools, and from sharing nonpublic pricing information with competitors. If the OAG finds non-compliance, it can appoint an independent monitor at Avenue5’s expense.10DC Office of the Attorney General. Attorney General Schwalb Secures $1.4 Million From Two DC Landlords
Arizona Attorney General Case
In February 2024, Arizona Attorney General Kris Mayes sued RealPage and nine residential landlords, Avenue5 among them, for alleged price-fixing in the Phoenix and Tucson metro areas. The complaint contends the alleged conspiracy contributed to at least a 30% rise in residential rents in those markets over the two years before filing, costing Arizona residents “millions of dollars more in rent.”11Arizona Attorney General. Attorney General Mayes Sues RealPage and Residential Landlords for Illegal Price-Fixing
Co-defendant Weidner Property Management settled with Arizona for $1 million in February 2026 without admitting guilt. The Attorney General’s office has said it will continue pursuing the remaining defendants, and Avenue5 is still among them as of mid-2026.12Pest Stakeholder. Arizona Reaches Settlement With Landlord Accused of Rental Price-Fixing
What Avenue5 Tenants Should Do Now
No claims form is open in any of the private class actions or the D.C. settlement yet. If you rented an Avenue5-managed apartment during the relevant periods, keep your lease, ledger, payment records, and any correspondence about fees or evictions. That documentation is what turns class membership into an actual payment when claims periods open. Washington tenants covered by the Schultz class do not need to sign up: the class is opt-out, so inclusion is automatic unless you affirmatively leave it. For the RealPage MDL, the class period runs from October 18, 2018, through November 21, 2025, and covers rent paid to any participating landlord, so records from any qualifying tenancy in that window may matter.