Consumer complaint received 2025-11-09 00:00:00
Product: Credit reporting or other personal consumer reports — Credit reporting
Issue: Problem with a company's investigation into an existing problem — Their investigation did not fix an error on your report
Company: Rowland Avenue Management, Inc. A/KA Columbia Debt Recovery, LLC d/b/a Genesis
State: OH

Complaint narrative:
I moved out of my apartment at XXXX XXXX in XX/XX/year>. All of my belongings were removed by XX/XX/XXXX. I returned my key on XX/XX/year>, and when I returned my key on XX/XX/XXXX, I completed and handed them my forwarding address form, which they accepted. Utilities were shut off on XX/XX/XXXX, confirming I was not in the unit in XXXX or XXXX. I also gave written notice that I would be vacating. 

On XX/XX/XXXX, I emailed XXXX XXXX requesting the return of my security deposit or an itemized list of deductions, as required under Ohio law. They did not respond. I emailed again on XX/XX/XXXX, reminding them that more than 30 days had passed since I moved out and provided my forwarding address. 

On XX/XX/XXXX, XXXX XXXX suddenly sent me a fabricated XX/XX/XXXX move-out date, even though they had my forwarding address from XX/XX/XXXX and all evidence shows I was gone in XXXX. This false date contradicts the utility shutoff on XX/XX/XXXX, my key return, my move-out documentation, and the fact that I was already out of the country by XXXX. The timing of this fabricated date strongly suggests it was created after the fact to avoid violating the 30-day deposit law ( Ohio Revised Code 5321.16 ). XXXX XXXX never returned my deposit and never provided itemized deductions as required. 

XXXX XXXX staff also admitted in writing and on recorded calls that they do not mitigate damages, even though Ohio law requires landlords to make reasonable efforts to re-rent units. Their refusal to mitigate damages makes the alleged charges invalid. 

XXXX XXXX also interfered with the subleasing process by giving contradictory information and telling a qualified sublease candidate that he would not receive my full security deposit, despite this not being stated in the lease. These barriers prevented the unit from being re-rented, contributing to the charges they later attempted to assign to me. 

I disputed the alleged debt with Columbia Debt Recovery in XXXX and again in writing on XX/XX/XXXX. Despite my active dispute, Columbia Debt Recovery reported the collection to XXXX  on XX/XX/XXXX, XXXX same day they mailed their supposed validation. I could not have received or reviewed anything before they reported it. Reporting a debt during an active, unresolved dispute violates FDCPA 809 ( b ) and FCRA 623 ( a ). 

The validation they mailed on XX/XX/XXXX did not include actual validation. It contained only a lease and the fabricated XX/XX/XXXX move-out date. They did not provide itemized charges, a breakdown of how the balance was calculated, proof of possession past XXXX, forwarding-address documentation, utility records for XXXX, evidence of mitigation, or any documentation supporting the amount reported. The balance is inaccurate and inconsistent across systems. 

XXXX XXXX primarily rents to college students, and a staff member stated that most students move out in XXXX. Their practices appear to exploit students who may not know their rights. This pattern suggests the fabricated date and refusal to follow Ohio law are part of broader issues rather than isolated errors. 

The account was reported using false information, during an active dispute, and without proper validation. I am requesting a full investigation and removal of the collection account from my credit report.

Company response to consumer: Closed with explanation