Consumer complaint received 2026-05-07 00:00:00
Product: Debt collection — Rental debt
Issue: False statements or representation — Attempted to collect wrong amount
Company: Aldous & Associates, PLLC
State: GA

Complaint narrative:
I previously filed a CFPB complaint against Aldous & Associates regarding a rental debt that was illegally reassigned to them by the original creditor, XXXX XXXX. I requested validation. In response to that complaint, Aldous & Associates submitted a statement claiming that the debt was valid and owing and that they had sent proof to my mailing address. I am attaching their CFPB response as evidence. After receiving their response, I checked my mail. The only documents Aldous provided were ( 1 ) photos of the condition of the floor at moveout and ( 2 ) a copy of my last lease. I am attaching these documents as well as the letter they sent me. These materials do not at all constitute debt validation under the FDCPA and do not establish any legal basis for what they are attempting to collect. Since I dispute the debt in its entirety, I'd previously asked Aldous for the proper documents for validation, but the company failed to provide : the itemized, signed moveout inspection list the itemized list of damages the charges and amounts claimed the ledger or account history the invoices or receipts the documentation from the original creditor showing how the balance was calculated Under FDCPA 809 ( b ), a debt collector must cease collection and obtain proper verification of the debt upon dispute. Aldous did not do this. Instead, they misrepresented the debt as validated despite lacking the legally required documentation. Additionally, under Georgia law ( O.C.G.A. 44733 ), the landlord ( the original creditor ) was required to provide me with an itemized moveout inspection list within 5 business days of moveout. They did not provide this list to me. Under Georgia statute, failure to provide this list means the landlord forfeits the right to charge the tenant for any damages. Because the original creditor never provided this list, Aldous can not legally have it, and therefore can not legally validate or collect this debt. Their assertion that the debt is valid and owing despite lacking the foundational documents required is a flagrant violation of federal and state law. Flooring is especially important under Georgia law because : Carpet and vinyl flooring have a 5year depreciation cycle in Georgia housing standards. My tenancy lasted from ( XXXX ), meaning the flooring was fully depreciated. Fully depreciated flooring is legally considered normal wear and tear, not tenant damage. Georgia courts consistently rule that landlords can not charge tenants for replacing flooring after the depreciation period has passed. Besides, without the moveout inspection list, the landlord can not legally claim any flooring damage, regardless of condition. Because XXXX XXXX ( the original creditor ) never provided me with the required moveout inspection list, they lost all legal ability to charge me for flooring. This means the debt Aldous is attempting to collect is not legally collectible under Georgia law, and any attempts are inherently invalid. By claiming the debt is valid without the required documentation, Aldous has committed multiple violations : Failure to validate the debt ( FDCPA 809 ( b ) ) False or misleading representation of the character and amount of the debt ( FDCPA 807 ( 2 ) ( A ) ) Misrepresentation in a communication with a federal agency ( their CFPB response ) Continued collection activity without proper verification ( FDCPA 809 ( b ) ) Attempting to collect an amount not legally owed under Georgia law ( O.C.G.A. 44733 forfeiture provision ) Aldouss response to the CFPB was misleading, incomplete, and falsely asserted that the debt was validated. The documents they sent do not meet federal validation requirements and do not satisfy Georgias statutory requirements for charging damages to a tenant. I am attaching both Aldouss CFPB response and the validation they sent me, which demonstrates their failure to comply with federal and state law.

Company response to consumer: Closed with explanation