Elmington Property Management: Lawsuits, Junk Fees, and Evictions

Elmington Property Management — rebranded as Bedrock in May 2026 but still widely known by its former name — has been sued in federal court over Fair Housing Act compliance, personal injury, and contract claims, and separately accused in state proceedings and tenant complaints of imposing improper mid-lease fees and pursuing aggressive evictions at affordable housing properties. The Nashville-based firm manages more than 30,000 apartments across over 200 communities in 27 states,¹ and although the property management arm now operates under the Bedrock name, it remains a subsidiary of parent company Elmington.²

Arnold v. Elmington: Section 8 Vouchers and the Fair Housing Act

The most legally significant case against Elmington in recent years asked whether a landlord can stop accepting Section 8 vouchers when a disabled tenant needs the subsidy to keep his home. In Arnold v. Elmington Property Management LLC (2:22-cv-00254, N.D. Ala.), Larry Arnold, a 72-year-old disabled veteran living on $814 per month, sued after Elmington adopted a policy of refusing Section 8 vouchers. He argued that continuing to accept his voucher was a reasonable accommodation required under the Fair Housing Act.³

In June 2023 the court denied Elmington’s motion for summary judgment. The judge found that accepting a different form of payment was “facially reasonable” and rejected Elmington’s undue-burden defense as “conjecture and unsupported assertions.” Because the company did not contest whether the accommodation was necessary for Arnold’s disability, the court treated that element as conceded.³ The available records do not show how the case was ultimately resolved after that ruling.

Sanders v. Elmington: Personal Injury Case Heading to Trial

Shaunda Sanders and Maurice Sanders filed a personal injury suit against Elmington and several co-defendants in the Northern District of Georgia in October 2022. Sanders v. Elmington Property Management, LLC (1:22-cv-03985) was assigned to Judge Steven D. Grimberg and filed under diversity jurisdiction. Co-defendants include 101 Davenport Drive Holdings, LLC; Southeast Multi-family Apartments, LLC; and David Deshong, identified as a corporate representative for two of the defendant entities.⁴

The defendants moved to dismiss or, alternatively, for summary judgment in February 2023. In August 2023 the court granted the plaintiffs leave to amend and denied the defendants’ motion as moot, preserving their right to file a later summary judgment motion on the merits.⁴ By July 2025 the case had moved toward trial, with Judge Grimberg ordering that Deshong and a corporate representative of Elmington appear live and resolving disputes over deposition designations.⁵

INLIVIAN v. Elmington: Contract Dispute With Charlotte’s Housing Authority

In October 2025, INLIVIAN (Charlotte’s public housing authority), along with FWP Recap Phase I, LLC and First Ward Place, LLC, sued Elmington Property Management for breach of contract. INLIVIAN et al v. Elmington Property Management LLC (3:25-cv-00862) was filed in Mecklenburg County Superior Court, removed to the Western District of North Carolina, and assigned to Judge Kenneth D. Bell.⁶

An initial settlement conference in early December 2025 did not resolve the case. The parties designated a mediator in March 2026, with mediation to conclude by August 31, 2026, and a jury trial set for February 1, 2027. Discovery is open through August 2026. The specific contract claims are not detailed in the available court records.⁶

Junk Fees Suit at Artemis Midtown

In 2025, attorney Devin Majors sued Elmington Properties over fee changes at Artemis Midtown, a Nashville apartment complex where he was a tenant. Reporting by the Nashville Scene describes Majors’s claim that several new or increased charges imposed during his existing lease amounted to an unauthorized alteration of the lease, which he said required his written consent. The disputed items included a monthly utility management fee raised from $4.99 to $7.50, a new $50 “standard vacant service fee,” and new $25 move-in and move-out charges.⁷

Majors sent a notice of breach in late May 2025. Elmington’s attorney, Jennifer McCoy, contested the claims and said the company considered the matter “fully resolved.” When Majors withheld the disputed $4.50 portion of his rent, Elmington charged him a $200 late fee. The first hearing was scheduled for July 17, 2025.⁷

Eviction Filings and Advocacy Complaints at Affordable Housing Properties

Elmington’s affordable housing management in Nashville has drawn organized criticism. At Hobson Flats, a 323-unit complex that received $2 million in Barnes Fund grants in 2019 and 2020, at least 116 eviction lawsuits were filed starting in December 2021 according to Legal Aid of Middle Tennessee, which represented 15 of those tenants. Organizers with Poder Popular and the Tennessee Student Solidarity Network described what they called “mismanagement, constant harassment and threats of eviction” over minor incidents.⁸

At Hermitage Flats, another Elmington-managed property, tenants reported rent increases twice within six months. Both properties use Low-Income Housing Tax Credits, under which rents are tied to Area Median Income rather than individual tenant income, so rents can rise at renewal when AMI rises. Workers’ Dignity also raised concerns about a November 2023 police raid at Hobson Flats, saying Spanish-speaking residents were not informed or given clear instructions.⁸

Representatives of Poder Popular and the Tennessee Student Solidarity Network testified before Nashville’s Metro Council on June 4, 2024, characterizing Elmington as prioritizing profits over low-income tenants and asking the Barnes Fund to stop financing rental projects managed by developers like Elmington. Elmington did not comment for the reporting; a Hobson Flats administrator said the property’s policies align with lease agreements.⁸

Better Business Bureau Complaints

The Better Business Bureau profile for Elmington Property Management shows 81 complaints over a three-year period, with 23 closed in the most recent 12 months. Most fell into two categories: service and repair issues, and billing disputes. Tenants reported unexplained rent increases, contested fines for trash violations, predatory towing charges on private property, and security deposits that were not returned months after units were re-rented.⁹

Several complaints alleged the company used “Eviction Holdoff Agreements” even where tenants were making consistent payment efforts. Others described retaliation against tenants who filed formal complaints, including deletion of maintenance work orders or marking them complete without the work being done. Habitability grievances such as pest infestations, malfunctioning appliances, and HVAC failures recurred. In its responses, the company generally cited lease violations as the basis for the disputed charges.⁹

What Elmington Is Not Named In

The wave of antitrust litigation over RealPage’s algorithmic rental-pricing software — including the U.S. Department of Justice’s August 2024 suit and the multidistrict proceeding consolidated in the Middle District of Tennessee — does not, based on available records, name or implicate Elmington Property Management as a defendant.¹⁰

1
Multifamily Executive. Elmington Property Management Rebrands Bedrock
2
Nashville Post. Of Note: Elmington Property Management Now Called Bedrock
3
Midpage. Arnold v. Elmington Property Management LLC
4
CourtListener. Sanders v. Elmington Property Management, LLC
5
GovInfo. Sanders et al v. Elmington Property Management, LLC et al
6
PACER Monitor. INLIVIAN et al v. Elmington Property Management LLC
7
Nashville Scene. Nashville Landlords Junk Fees
8
Legal Aid Society. Eviction Notices Raise Questions About Metro Support for Affordable Housing
9
Better Business Bureau. Elmington Property Management Complaints
10
Law360. RealPage Tracker