Consumer complaint received 2026-02-17 00:00:00
Product: Debt collection — Rental debt
Issue: False statements or representation — Attempted to collect wrong amount
Company: Rowland Avenue Management, Inc. A/KA Columbia Debt Recovery, LLC d/b/a Genesis
State: IL

Complaint narrative:
I am submitting this complaint regarding Columbia Debt Recovery LLC dba Genesis XXXX XXXX continued collection and credit reporting of a disputed balance originating from XXXX ( XXXX XXXX XXXX XXXX, XXXX, Arizona ). 

This account was placed with Genesis on XX/XX/year>, for alleged move-out charges following my lease termination on XX/XX/year>. I formally disputed the balance and requested verification and documentation supporting the amount and its calculation. 

Genesis provided a lease agreement and account statements ; however, significant verification issues remain unresolved. 

First, XXXX, the original creditor, confirmed in writing that they are no longer managing the account and directed me to Genesis for resolution. When I requested the statutory itemized move-out accounting required under Arizona law ( A.R.S. 33-1321 ( D ) ), XXXX declined to provide the accounting or proof of delivery and instructed me to contact the collection agency instead. Genesis, in turn, stated that compliance with this statute is the responsibility of the landlord and did not provide proof that the required accounting was issued or delivered. 

As a result, neither the creditor nor the collection agency has provided documentation showing that the statutory accounting was issued, nor have they provided complete supporting documentation substantiating the balance calculation. 

Second, Genesis admitted in its written response that the balance and charge structure were revised after placement with their agency. Specifically, Genesis stated that the charge structure was corrected from an early termination fee to accelerated rent and that updated statements were generated to reflect this revised calculation. This confirms that the balance and its characterization were modified after collection activity had already begun. 

Despite these revisions, Genesis continues to collect and furnish this balance to consumer reporting agencies. 

Third, Genesis states that the balance includes accelerated rent pursuant to the lease. However, Arizona law requires landlords to mitigate damages. Under Arizona Revised Statutes 33-1305 ( A ), an aggrieved party has a duty to mitigate damages. This means a landlord must make reasonable efforts to re-rent the unit and may only recover actual damages incurred after mitigation. 

Neither XXXX nor Genesis has provided documentation showing when the unit was re-rented or evidence of reasonable mitigation efforts. Without documentation demonstrating mitigation and the timeline supporting the accelerated rent calculation, the accuracy and validity of the balance can not be independently verified. 

Genesis continues to collect and furnish this balance while relying on creditor-supplied calculations that have not been fully substantiated with accounting and mitigation documentation. 

My concerns are as follows : The creditor declined to provide the statutory accounting when directly requested and redirected me to the collector. 

Genesis relies on creditor accounting while the creditor refuses to provide supporting documentation. 

Genesis admitted the balance and charge structure were revised after placement and that updated statements were generated thereafter. 

Documentation supporting mitigation efforts and the timeline used to calculate accelerated rent has not been provided. 

Genesis continues credit reporting and collection activity despite unresolved verification and accounting issues. 

Because neither the creditor nor the collector has provided complete documentation substantiating the balance calculation, I am concerned that Genesis has not conducted a reasonable investigation sufficient to ensure the accuracy of the amount they are collecting and reporting. 

I am requesting that Genesis provide complete documentation substantiating the balance calculation, including accounting records supporting the charges, mitigation documentation supporting the accelerated rent calculation, and documentation supporting any revisions made after placement, or cease collection and credit reporting of the disputed balance.

Company response to consumer: Closed with explanation