Turnage v. AION Apartment Fees Settlement

This proposed settlement concerns allegations that AION Management LLC and AP 11 North LLC improperly assessed or collected certain pest, trash removal, community amenity, and administrative billing fees at AION-managed Virginia apartments. Eligible class members are expected to receive an automatic cash payment of about $141 if the settlement receives final approval and they remain in the settlement. The agreement also provides that the disputed fees will be removed from future leases and lease renewals for five years after the Effective Date.

settlement

Settlement Details

deadline No claim required

no proof Approximately $141 cash payment

status proposed settlement

Note: This is an informational summary only. Official terms, full details, and claim forms are on the administrator site and court documents.

Benefit Summary

Eligible class members may receive Approximately $141 cash payment plus Disputed fees removed for 5 years.

Payments come from the $776,628 settlement fund and may change after approved deductions.

Available Awards

Approximately $141 cash payment

Who Is Included

Consumers who executed a lease at an AION-Managed Property and paid or were obligated to pay a Disputed Fee from October 10, 2023 through November 1, 2025.

Proof required: No claim form or monetary-loss documentation is required for the automatic benefits. The notice says recipients were identified using AION records. A valid opt-out request must be personally signed and include the person’s name, address, telephone number, and a statement that they do not want to be part of the Settlement Class.

Claim and Payment Information

Claim method: No action required
Instructions: No action is required to receive the automatic settlement benefits. If the settlement is finally approved, class members who do not opt out will be bound by the Court’s final judgment and release.

Questions & Answers

Who is included in the Settlement Class?

You are in the Settlement Class if you executed a lease at an AION-managed property and paid, or were required to pay, at least one disputed fee between October 10, 2023 and November 1, 2025.
The disputed fees are the pest fee, trash removal fee, community amenity fee, and administrative billing fee.
The notice says that people who received it were identified as class members from AION’s records. This is not a personal determination of eligibility.

What cash payment does the settlement provide, and do I need to make a claim?

If the settlement becomes final and you stay in the class, the notice estimates a cash payment of about $141 per class member.
You do not need to submit a claim form or take another action to receive the automatic benefits.
The payment is an estimate, not a guaranteed fixed amount.

Will attorneys’ fees or other settlement costs come out of the class payment fund?

The $776,628 fund is for monetary payments to Settlement Class Members.
The notice says the Defendants will separately pay any court-approved administration costs, class attorneys’ fees and costs of up to $388,314, and a service award of up to $7,500 for the Plaintiff.
According to the notice, those separate payments will not reduce a class member’s settlement payment.

What happens to the disputed fees in future leases?

For five years after the settlement’s Effective Date, the Defendants agreed to remove the disputed fees from leases and lease renewals going forward.
The notice does not give the Effective Date. It says the settlement must first be finally approved, including resolution of objections or appeals.

What happens if I opt out, and how do I do it?

Opting out means leaving the settlement. To do so, send a written Request for Exclusion to the Settlement Administrator, postmarked by September 8, 2026.
Your request must be personally signed and include your name, address, telephone number, and a statement that you do not want to be part of the Settlement Class in Turnage v. AION.
If you validly opt out, you will not receive settlement money, but you keep the ability to pursue your own claims at your own expense. A person who opts out cannot object to the settlement.

What rights do I give up if I remain in the settlement?

If the settlement is finally approved and you do not opt out, you will give up certain claims against AION, its affiliates, and your landlord relating to the disputed fees.
The release covers claims under the Virginia Consumer Protection Act and Virginia Residential Landlord Tenant Act that relate to the disputed fees and arose between October 10, 2023 and November 1, 2025.
The notice summarizes the release. Its precise legal terms are in the Settlement Agreement.

When will the Court decide on the settlement, and when would payments be sent?

The final approval hearing is scheduled for October 21, 2026, at 10:00 a.m., in the United States District Court for the Eastern District of Virginia in Richmond, Virginia.
You do not have to attend. The Court will consider the settlement and timely, proper objections, then decide whether to grant final approval.
The hearing date may change, and the notice does not give a date for mailing or issuing payments. Final approval also depends on resolution of objections or appeals.

Other Important Dates

Exclusion deadline: 2026-09-08
Objection deadline: 2026-09-08
Final approval hearing: October 21, 2026, at 10:00 a.m.
Hearing location: United States District Court for the Eastern District of Virginia in Richmond, Virginia

Case Details

Total settlement fund: $776,628
Case name: Gloria Turnage v. AION Management LLC, et al.
Case number: 3:25cv0840
Court: United States District Court for the Eastern District of Virginia
Official Settlement Website: https://www.apartmentfeesclassaction.com

Sources

Official Settlement Website
Claim form, FAQ, deadlines, administrator information

Visit Site →

Official Settlement Notice (PDF)
Court-approved notice describing eligibility and benefits

Open PDF →