Liu v. Willow Bridge Property Co. & RealPage, Inc. — Philadelphia Algorithmic Rent-Fixing Class Action
Philadelphia, PA · Liu et al. v. Willow Bridge Property Co. & RealPage, Inc., Phila. County Ct. of Common Pleas (filed July 28, 2026)
Three class-action lawsuits were filed in Philadelphia's Court of Common Pleas on July 28, 2026 — the first known enforcement actions under Philadelphia's algorithmic rent-fixing ban (Bill 240823). Tenant Yiyao Liu and others sued Willow Bridge Property Co. (one of the largest U.S. residential property managers) and RealPage Inc., alleging Willow Bridge used RealPage's software to obtain rent recommendations derived from nonpublic competitor data in violation of the city ordinance. Plaintiffs seek treble damages or $2,000 statutory amount per violation, plus injunctive relief.
Technical detail
Liu et al. v. Willow Bridge Property Co. & RealPage, Inc., Philadelphia County Court of Common Pleas (filed July 28, 2026). Three parallel class-action complaints filed by tenants of Willow Bridge-managed properties alleging that Willow Bridge's use of RealPage's algorithmic revenue-management software (which pools nonpublic competitor occupancy, pricing, and lease-termination data to generate rental pricing recommendations) violates Philadelphia Bill No. 240823 (adopted Oct. 24, 2024; signed Nov. 13, 2024). Remedies: treble damages or $2,000 per violation (statutory), injunctive relief barring continued use of banned software at named properties. These are the first enforcement actions brought under the ordinance. Councilmember Nicolas O'Rourke's office (the ordinance's sponsor) confirmed these are the inaugural enforcement proceedings.
Who is protected: Philadelphia renters in Willow Bridge-managed properties
Who must comply: Willow Bridge Property Co.; RealPage Inc.
Key facts
| Jurisdiction | Philadelphia, PA |
|---|---|
| Level | City / local |
| Status | Blocked / in litigation |
| Protection strength | Moderate protection |
| Effective date | 2026-07-28 |
| Citation | Liu et al. v. Willow Bridge Property Co. & RealPage, Inc., Phila. County Ct. of Common Pleas (filed July 28, 2026) |
| Enforced by | Philadelphia Court of Common Pleas (private litigation) |
| Private right of action | Yes — individuals can sue |
| Penalties | Treble damages or $2,000 statutory amount per violation; injunctive relief |
| Topics | consumer protection · automated decision-making |
| Last verified | 2026-07-31 |
| Official source | Philadelphia tenants sue Willow Bridge and RealPage over algorithmic rent pricing — The Philadelphia Inquirer ↗ |
More AI rules in Philadelphia, PA
- School District of Philadelphia · In effect
- Philadelphia Bill 240823 — Algorithmic Rent-Fixing Ban · In effect
Related consumer protection rules elsewhere
- Missouri AI Therapy Chatbot Ban (SB 1019) · Enacted (not yet in effect)
- Vermont Data Broker Law (H.211) · Enacted (not yet in effect)
- Arkansas Frank Broyles Act AI amendment — voice and likeness protection (2025) · In effect
- PA v. Character.AI (Fake Psychiatrist Chatbot) · Blocked / in litigation
- NAACP v. xAI (Colossus 2 Air Pollution) · Blocked / in litigation
- RI Therapy Chatbot Ban (2026) · In effect
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