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 US property managers, headquartered in Scottsdale, AZ. If they've deducted from your security deposit, here's what you can dispute and how.
Progress Residential kept your deposit?
Check if their deductions are legal
Common Progress Residential Deductions
These are the charges Progress Residential most frequently deducts from security deposits. Most are contestable under state law and HUD useful life guidelines.
Whole-house cleaning
Typical: $300-800ContestableMust exceed normal cleaning standards
Carpet replacement
Typical: $1,000-3,000ContestableHUD MAP Guide 5C: 5-year useful life
Yard / landscape restoration
Typical: $200-1,000ContestableNot tenant-caused if drought or seasonal
Wall repair (drywall, holes)
Typical: $100-500ContestableSmall nail holes are normal wear
Appliance cleaning / replacement
Typical: $150-650ContestableIRS Pub 527: 5-year appliance useful life
Trash and debris removal
Typical: $150-500ContestableMust be itemized with photos
Smoke detector / battery replacement
Typical: $25-100ContestableRoutine maintenance in most states
Common Progress Residential Tactics to Watch For
- •Vague "make-ready" charges with no breakdown
- •Charging for routine landscape maintenance as "restoration"
- •Inflated vendor invoices well above market rates
- •Issuing the deposit statement late or not at all
- •Refusing to provide invoices or receipts when requested
- •Charging for items the move-out inspector did not note
Progress Residential counts on tenants not knowing their rights. Every state has specific rules about deposit return deadlines, itemized statements, and normal wear and tear. Upload their deduction letter to see exactly which charges you can fight.
Frequently Asked Questions
Progress Residential charged me $800 just for cleaning — is that normal?
Excessive cleaning fees are one of the most commonly disputed charges in single-family rentals. Standard whole-house cleaning costs $200-400 in most markets. Demand an itemized receipt from the cleaning vendor and dispute anything above market rate.
Can Progress Residential charge me for landscaping I maintained myself?
No, not if you maintained it. Submit dated photos of the lawn during your tenancy and any receipts for lawn equipment, mulch, or services you used. Drought damage and natural seasonal changes are not chargeable.
How long does Progress Residential have to return my deposit?
Depends on your state. Most of their portfolio is in AZ (14 business days), TX (30 days), FL (15-60 days), GA (30 days), NV (30 days), and TN (30 days). Track the deadline carefully — missing it can forfeit their right to deduct anything.
They charged me for things the inspector did not note at move-out — can I dispute?
Yes, in most cases. If the move-out inspection report does not list a specific damage item, the landlord typically cannot charge for it later. Request a copy of the inspection report and use it as your primary evidence.
What if Progress Residential sends me to collections?
You can dispute the debt with the collections agency under the Fair Debt Collection Practices Act (FDCPA). Send a debt validation letter within 30 days. You can also sue Progress Residential in small claims court to clear the debt and recover your deposit.
Don't let Progress Residential keep your money
Get Your Progress Residential Demand Letter Now
Upload your deduction letter. Our tool cites your state's laws and HUD useful-life guidelines to generate a professional demand letter you can send today.
Based on state landlord-tenant law · HUD Handbook 4350.1 · IRS Publication 527