Quick Answer: A Florida tenant is suing his former landlord and two debt collectors after they allegedly inflated his move-out charges, cashed his payment for the undisputed amount, then kept trying to collect the full original balance as if he’d never paid. The federal lawsuit alleges violations of both the Fair Debt Collection Practices Act and Florida’s consumer collection law.
This one starts small. A tenant breaks his lease early, owes an early termination fee, and tries to settle up honestly. Then it takes a turn that shows exactly how the debt collection system can go sideways—even when you do everything right.
What Happened
According to a complaint filed January 31, 2026 in the U.S. District Court for the Middle District of Florida (Zamora v. West Shore Oasis LLC, Case No. 8:26-cv-00304), here’s the timeline:
- April 2024: Raymundo Zamora and two co-residents signed a one-year lease at Grand Oasis at Carrollwood apartments in Tampa, Florida. They paid a $950 security deposit.
- June 2024: They signed an Early Termination Addendum. The fee for early termination: $2,800.
- December 2024: The residents gave 30 days’ notice and moved out December 31.
- February 2025: The landlord, West Shore Oasis LLC, told them they owed $2,731.09. No breakdown provided.
- March 18, 2025: Without ever explaining the charges, the landlord sent them to collections. Resident Advocate LLC sent a collection letter demanding $2,731.09.
- March 19, 2025: The next day, the landlord finally sent a Final Account Statement.
And that’s where it gets interesting.
The Math Didn’t Add Up
According to the complaint, the Final Account Statement included charges that didn’t match the lease terms:
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- Early termination fee charged at $2,896—but the lease said $2,800 (a $96 overcharge)
- Rent charged at $1,499.71 instead of the $1,448 in the lease—and only $1,448 was reversed, leaving $51.71 of phantom rent
- $284.64 in utility charges for January 2025—a month after they moved out
- Cleaning fees for “normal wear and tear”
He Paid What He Owed. They Cashed It and Kept Collecting.
Here’s the part that turns this from an ordinary landlord dispute into a federal lawsuit:
The Timeline That Matters: On March 31, 2025, the residents disputed the illegitimate fees in writing and sent a check for $1,850—the amount they agreed they owed. According to the complaint, the landlord cashed the check on April 29, 2025. But then the landlord never credited the payment and continued trying to collect the full $2,731.09.
When the tenant refused to pay a debt he didn’t owe, the landlord hired a second debt collection company—Hunter Warfield, Inc.—which sent collection letters in June and September 2025, still demanding $2,731.09.
Debt is what’s left over when the math is broken. But sometimes the math is broken because someone else broke it on purpose.— Steve Rhode
The Security Deposit Problem
There’s another layer. Under Florida Statute 83.49(3)(A), when a landlord wants to make a claim against a security deposit, they must send the tenant written notice within 30 days of move-out explaining what they plan to deduct and why.
According to the complaint, the landlord never sent this notice. Under Florida law, that means the landlord forfeited the right to keep the security deposit entirely—regardless of whether there were legitimate damages.
If You’re a Renter: When you move out, your landlord in Florida has 30 days to send you written notice if they plan to keep any of your security deposit. If they don’t send that notice on time, they lose the right to keep it—period. Know your state’s security deposit laws before you move out.
The Legal Claims
The lawsuit alleges violations of:
Federal Law (FDCPA)
- 15 U.S.C. 1692e(2)(A) — Falsely representing the amount of the debt
- 15 U.S.C. 1692e(10) — Using deceptive means to collect
- 15 U.S.C. 1692f(1) — Collecting an amount not authorized by law
Florida Law (FCCPA)
- Fla. Stat. 559.72(7) — Conduct that abuses or harasses
- Fla. Stat. 559.72(9) — Asserting a legal right that doesn’t exist
- Fla. Stat. 559.72(9) — Continuing to enforce a debt known to be illegitimate
What This Means for You
This case is a textbook example of why you should always:
- Get everything in writing. Disputes, payments, and communication—document it all.
- Pay disputed amounts by check, not cash. A cashed check is proof of payment. Cash disappears.
- Know your lease terms. If a charge doesn’t match your lease, dispute it in writing immediately.
- Know your state’s security deposit law. Landlords have strict deadlines. If they miss them, they lose the right to keep your deposit—even if there’s real damage.
- Don’t just pay a collector because they sent a letter. Debt collectors are required by the FDCPA to accurately represent what you owe. If the amount is wrong, you have the right to dispute it.
If a debt collector is pursuing you for an amount you don’t owe—or if you’re dealing with any kind of debt and don’t know where to start—take the free Find Your Path quiz to understand your options.
Key Takeaways
- A Florida tenant alleges his landlord inflated move-out charges beyond lease terms, then sent collectors after him even after cashing his payment
- The landlord allegedly failed to follow Florida’s security deposit notice law, forfeiting the right to keep the deposit
- Two debt collection companies allegedly demanded the full original amount without crediting the payment
- The FDCPA prohibits collectors from misrepresenting the amount you owe
- Always pay disputed amounts by check, keep copies, and know your lease terms
Frequently Asked Questions
Can a landlord charge more than what’s in the lease for early termination?
Generally, no. The lease is a contract, and the early termination fee should match what was agreed to. In this case, the complaint alleges the landlord charged $2,896 when the lease specified $2,800. Any amount beyond the lease terms could be considered an illegitimate charge.
What happens if my Florida landlord doesn’t send the required security deposit notice?
Under Florida Statute 83.49(3)(A), if a landlord fails to send written notice within 30 days of move-out explaining their intent to make a claim against the security deposit, they forfeit the right to keep any of it. The full deposit must be returned.
Can a debt collector demand payment for a debt that’s already been partially paid?
Debt collectors must accurately represent the amount owed. Under 15 U.S.C. 1692e(2)(A), falsely representing the amount of a debt is a violation of the FDCPA. If a payment was made and not credited, demanding the full original amount could constitute a violation.
What should I do if a debt collector contacts me about an amount I don’t owe?
Send a written dispute within 30 days of the first collection notice. The collector must then verify the debt before continuing collection efforts. Keep copies of all payments and correspondence. If they continue to collect an inaccurate amount, they may be violating the FDCPA, which allows you to recover damages and attorney’s fees.
(Source: U.S. District Court, Middle District of Florida, Case No. 8:26-cv-00304)
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