Invitation Homes Reviews 9,112

If you are looking for a landlord whose primary business model is extracting maximum profit while providing the absolute bare minimum in return, look no further than Invitation Homes. I recently escaped after almost two years of renting from them, and the entire experience was a masterclass in corporate greed and incompetence.

Here is exactly what you can expect if you make the mistake of signing a lease with these people:

The homes are kept in stunningly bad shape. Everything inside is coated in about fourteen layers of the classic "landlord special" paint, paired beautifully with cheap, permanently dingy carpets and bottom-of-the-barrel fixtures. As for the exterior, I hope you like weeds! They do absolutely zero landscaping upkeep, leaving you with a glorious dirt yard. If you point out that a tree is overgrown and needs trimming, they will eventually send out an unqualified crew to do the most half-assed hack job imaginable.

Get ready to be nickel-and-dimed every single month. Invitation Homes forces you to pay $10 a month for an HVAC filter. The punchline? It’s a 50-cent filter that arrives in the mail every three months. That’s right, you’re paying $30 for a single, cheap piece of cardboard.

You also get the privilege of paying a mandatory "Smart Home" fee. This gets you a crappy Ring doorbell, a busted Wi-Fi deadbolt, and a Wi-Fi-connected thermostat—none of which actually work correctly.

Every few months, Invitation Homes will mandate an inspection. You are forced to take time off work so they can come in, take invasive pictures of your house, and ask utterly pointless questions like, "Are you having issues with anything?" If you say yes, they look you dead in the eye and tell you to put in a maintenance request. Incredible.

The cherry on top is the mandatory move-out visit, where they force you to meet a guy at your house whose sole purpose is to look around and tell you to clean the place. No shit, Sherlock. Thanks for making me miss work for that profound wisdom.

Maintenance requests are essentially a black hole. Whether they send their own incompetent in-house maintenance workers or lazy, bottom-tier third-party contractors, you can guarantee they specialize in doing the bare minimum and never fixing anything right the first time. When my refrigerator died, it took them an entire week to bring me a new one. I hope you like living out of a cooler!

Need to get ahold of a real person? Good luck. Their website contact form is a joke, and if you call their 1-800 number, you’ll just be trapped in a maze of automated recordings. On the rare occasion you do reach their staff, you will find them to be completely incompetent, inexplicably rude, and ready to fight you tooth and nail over the simplest things. They simply do not care.

When you finally move out, they will inflate the charges to an absurd degree to steal your deposit. I was charged $400 for two broken slats on a set of blinds that cost $50 brand new at a hardware store. Better yet, during my mandatory move-out visit, the guy explicitly told me, "Just fill the nail holes. Don't worry about paint, we'll take care of that." Their definition of "taking care of it" was charging me $200 to paint over the very nail holes I patched.

Invitation Homes is a predatory, soulless corporation. They do not care about you, your family, or your living conditions; they only care about bleeding their residents dry. Rent from literally anyone else.

Edit: I see the copy and paste response from Invitation homes. They do not send a message via Trustpilot or in any other manner. Once again showing how full of it they are.

Horrible experience. I was charged at maintenance fee for an issue that was caused by poor maintenance of the exterior of the home. I called the property managers to dispute and for clarification and they were very rude. I highly discourage anyone from renting from them. I also recently received a check for a civil lawsuit that was won against Invitation Homes on how poorly they manage their homes and tenants.

Fast, efficient & educational.

Here we are again with the same complaints a year later. I am still being charged ever month for renter's insurance as well as for filters that I am not receiving monthly from Second Nature. The fees are attached to the rent and when these charges were brought up last year nothing is or was done about it. Damian Reid responded back on March 28, 2025 but pushed it off on "GetCovered" , which is where Renter's load their Insurance Policies or can select the Renter's Insurance they offer, which is what I'm being charged for ever month when I have my own Renter's Insurance that was loaded in their system. We are now in March of 2026 a year later and have not receive a refund when they have proof that I have/had Renter's Insurance but I'm still being charged. I tried loading the new policy but the system says that their is one already on file for me so I know it's not mistake on my end of why I am being charged. This to me is stealing money and that's not ok. What is the point of allowing tenants to have/provide their own renter's insurance if you're going to take it from my rent anyway.

I'm sure someone may reach out now once someone at Invitation Homes see this review just to pretend that they are doing their job but writing a review seems to be the only way to put fire under them to get things taken of. I was assigned a Property Manager (DeCara Jones) when I first moved in and was having several, and I do mean SEVERAL pressing issues (such as not being able to get into a house that I have given my money to but was given 5 of the wrong door codes) so I tried calling multiple times with no answer and no call back so I emailed her my grievances (1 was that fact that I was having issues with loading my Renter's Insurance) on Jan. 24, 2025 and didn't get a response until Feb. 5, 2025 12 days later. I couldn't get into the house I am renting because of the lack of communication from ppl who represents Invitation Homes.

In addition to the $10 charge a month for an air filter that I am not receiving each month. There are ALWAYS excuses to be put on the Third-Party vendor(s) that Invitation Homes chooses to work with. No one has tried to fix this situation and no has even given me a refund. My 6 month home inspection I informed the Maintenance Tech that I was not receiving the filters and he put in a message/request to inform the proper parties on my behind that I have not been receiving the filters that Invitation Homes is charging me for monthly. I still have not received a refund for this either and I am still not receiving the filters. I don't work for Invitation Homes so I should NOT have to reach out to a 3 Party vendor to see why of anything when I did not choose this vendor nor am I receiving a paycheck to do so.

The rent is already high enough and when you want to renew your lease they want to jack the rent up to $200 to $300 more and blames it on the economy but people's pay rate doesn't go up to match the new rent amounts. If I don't pay it my rent on time I get evicted so why is it ok that the people I pay my rent to can just automatically build in charges but do not take the time to properly monitor everyone's account.

Do yourself a favor and DO NOT RENT from Invitation Homes. Save yourself the headache, time and money. I wish was on the other end of the spectrum. If I knew that renting through Invitation Homes would be this bad I wouldn't have and could've saved the stress and time.

I experienced a serious and unsanitary plumbing failure where sewage backed up into my home due to a main line issue. This is a health hazard and should have been treated as an emergency. The delayed response is unacceptable for a situation of this severity.
As a direct result of this incident, my family and I were significantly inconvenienced and forced to leave the home and secure alternative accommodations for the night at a cost of $146.
While the technician resolved the issue upon arrival, the lack of urgency and initial uncertainty around service availability raises concerns about how emergency maintenance is prioritized.
I expect confirmation that this issue has been fully resolved at the source and will not recur. Additionally, any impact to my water usage or billing as a result of this incident must be reviewed and corrected. I also request consideration for reimbursement of the hotel expense due to the uninhabitable conditions caused by this issue.
Moving forward, I expect significantly improved response times, communication, and accountability when handling emergency situations. This experience did not meet reasonable standards for tenant safety or service.

EXTREMELY POOR COMMUNICATION. SLOW TO RESPOND. TERRIBLE APP AND ONLINE COOPERATION. SERIOUSLY OVERCHARGE

5 Stars! Invitation Home is amazing, When I found invitations home I had no idea what it was about, all I knew is they have an inventory of homes. After looking into what was fit for me I got them on the phone and that’s where my experience really started. The customer service were extremely helpful and answered all my questions and made the process VERY smooth. A woman named Shelby Munoz was the greatest help and got me through everything that was needed. The process become very easy to understand when going through it and Shelby assured me of think I didn’t understand. Thank you Invitation Homes.

The only thing I would say that is unfortunate is there is no flexible rent payments, where you can pay some early and the rest when it’s due. Instead it’s all on the due date which makes it hard because some banks won’t let you do a transaction greater than a curtain amount in one day taking in consideration that most bills are do on that same date. Flexibility will help greatly.

Invitation Homes is a joke. They respond very quickly when they want their money. We had a ProCare visit scheduled today from 10am-2pm. I had been receiving multiple reminders- even last night at 6PM. Note: A ProCare visit is basically their yearly- "we need to see how you're living visit and make sure you are abiding by the rules" Last ProCare Visit, after me showing him multiple things that needed to be fixed, he said he couldn't fix those things- he then stated he had to find SOMETHING to fix. He unscrewed the door stop, took a photo, and screwed it back on. This year, they don't even show up- with no communication- and I took off work. I had to call Invitation Homes and they rescheduled the visit to April 13th. So they expect me to take off work again in April? Nope! But yet, we are given a fee if we don't show up for a maintenance visit. I would like money taken off my rent for the money I lost today at work and my time. Anytime you need something fixed, they have limited times and you must take off work. I have emailed constantly and they loop people from that department in, and then you don't even get a response. They don't care about their customers, they just want money. The amount of fees and scams this company does is unbelievable. I have used many different rental companies and this is by far the worst. I would strongly suggest not using Invitation Homes. I can not wait to be free from them.

We were charged illegal fees when we moved in and the government had to sue the company to stop this practice. Upkeep on the property is terrible and they do nothing until something breaks. This has led to us having over 20 service provider visits in 3 months for issues like leaks in both bathrooms, sewer line issues, and a replacement for the water heater. When the sewer line was being replaced, we had a 5 foot deep pit filled with raw sewage in our backyard while we waited a week for someone to approve the next steps. Someone has to be present for each of the visits which causes significant hardship (20 times in 3 months) and they refuse to give us any consideration for our time and effort.

After posting this review, Invitation Homes has replied claiming that they want to address my concerns and will contact me privately. They have not done that.

IH assigned Brian Simpson from Statewide Plumbing to fix the toilet issues in my house. Brian was knowledgeable, efficient, and very personable. I recommend his services.

I have been dealing with an active water leak in my bedroom that started in the corner near the window and has now spread toward my closet. I had to move my clothes because my personal belongings were getting damaged. Invitation Homes has come three different times to address the issue, but each visit only involved briefly looking at the wall and attempting to dry the water from the rug. I was told they are waiting for a proposal.

Today I was informed that the earliest available appointment is April 3, which means waiting 12 more days just for someone to come look at the walls again. This is unacceptable given the severity of the situation. The entire wall needs to be opened to address what appears to be a leaking pipe. The carpet and padding need to be removed and replaced, and the water on the floor needs to be properly extracted. There is now a strong odor developing in the room.

The walls, window seal, window blinds, and window screen are also damaged and need replacement. Last night, water even started dripping from the ceiling lights and vents, which forced me to move my bed all the way to the door just to avoid getting wet while sleeping.

This situation has made my bedroom unsafe and unlivable, and I am extremely disappointed with the delay in repairs and lack of urgency shown so far.

I moved from DE to AZ and faced many issues trying to secure an apartment. I came across Invitation Homes and was a little hesitant because of all the mixed reviews. I downloaded the app found a house I was interested in and scheduled a virtual tour via the app. The day I scheduled the tour I was able to see the entire house and decided this is the one I wanted to rent. I submitted my application and the very next day or 2 I was approved. I was able to move in the following week once all my paperwork was submitted.

Jeremy Easterwood was so patient and kind and answered every question we had. If email isn’t your thing, you can always call. I’d prefer to have a paper trail so I was perfectly OK with emailing back-and-forth. I wasn’t not ok with the customer service from Angel Hileman, she was extremely dismissive and unhelpful. I asked her for help in October 2025 followed up twice via email and finally got a response from her in Feb 2026. She sucks bro.

My only con of this company is the hidden fees. On the app I thought it was paying $1880 for the home but an actuality I’m paying about $2100 a month. I’m blessed to be able to afford it, but be aware of the nickel and dimes fees you’ll come access. My advice, it’s best to look at places $300-$400 less than what you’re comfortable with.

As far as house repairs, we have a great repair man John Brown. He’s been a gem from day one and fixed any request we had almost immediately; and nothing needs to be fixed again, he completes the job correctly every time.

Overall I give them a 4 out of 5 just because of those fees, but other than that I’m pleased with my experience with Invitation homes!

⚠️ Warning: Hidden Fees, Poor Maintenance, and Predatory Practices

Where do I even begin…

From the start, there was a lack of transparency. I was never informed about additional monthly charges like the “smart home” fee ($30 to $45), mandatory pool service, or lawn maintenance tied to their vendors. These costs added up quickly and were never clearly disclosed at lease signing.

The pool, one of the main reasons I chose this home, was a constant disappointment. The vendor provided inconsistent, poor service. The water was often green or unusable, especially during holidays or planned events. Eventually, we stopped using the pool altogether.

The property itself was poorly maintained. The lawn was always dead due to faulty irrigation, and repairs were rarely handled properly. Pool screens were never replaced after storm damage. We paid out of pocket season after season. It felt like the company cut corners at every opportunity.

Communication was another major issue. At one point, they failed to update my email, and I never received HOA notices. This resulted in multiple violations and a threatening compliance letter on my door months later, during a time when my mother was critically ill. Despite six years of on time payments and being a responsible tenant, there was zero compassion or accountability.

We were repeatedly cited for issues that existed before move in, like grease stains on the driveway, and I was forced to pay for power washing multiple times. They also changed cable and internet services mid lease and attempted to charge extra, forcing me to negotiate just to maintain a fair rent.

Maintenance concerns like mold from a leaking skylight were ongoing, yet reporting issues felt risky because it often led to additional charges. Even basic upkeep, like air filters, was not supported.

When it came time to move out, I spent over $1,000 meeting hidden lease requirements, only to still be charged an additional $459 from my deposit for items I was not responsible for, including an old pool fence and a lock I did not change.

They even offered a small rent reduction to keep me as a tenant, but by then, the stress and constant nickel and diming made it clear it was not worth staying.

This was, without question, the worst rental experience I have ever had. If you are on a fixed budget or value transparency and fairness, I strongly recommend you look elsewhere.

An incredibly lackluster rental company, their maintenance contractors were the only professional part about it. There’s definitely better options out there. Customer service is difficult, home office in CLT is less than helpful, and the fees are incredibly goofy. We had to pay $15 a month for air filters that showed up at the end of the quarter. Paying $45 total for their preferred company’s air filters is shameful. And they still auto drafted me a month after we moved out for that fee.

ProCare maintenance tech resolved our issue quickly and explained the issue. Appreciate the service!

Slow to respond to ANYthing except when collecting fees and rent. Often got notices warning us of being evicted even when rent wasn't due yet. Water damage from leak in ceiling? Don't care. Fence broken by storm? Don't care. Junk fees? We've recently received our settlement payment from IH for junk fees and illegal practices.

Great Tech very knowledgable and speed my issue with both of my toilets where completed in an efficient manner. All of my concerns were addressed Dinerro was great!

I’ve had a really great experience with Invitation Homes, since 2023. From the start, the leasing process was smooth and easy to navigate, and everything was clearly communicated.

What really stands out is the maintenance team—they’ve been prompt, professional, and thorough every time I’ve submitted a request. Issues are addressed quickly, and the work is done right the first time, which gives me a lot of peace of mind.

The staff has also been friendly and helpful whenever I’ve had questions. It’s clear they care about their residents and work hard to provide a positive experience.

Overall, I’ve been very happy living in an Invitation Homes property and would definitely recommend them to others looking for a reliable and responsive rental company.

The technician was timely, communicated clearly, and explains everything he did. When extra work was required that he couldn't do, he arranged it to be done.

Renting from Invitation Homes has been an absolute nightmare and the worst rental experience I’ve ever had.
I moved into my home on February 11th, and during my walkthrough inspection I immediately discovered that the mini-split unit in the living room did not work. A repair ticket was created right away. Since then, two different HVAC companies have been sent out, and parts have been ordered and installed four separate times. The unit still does not work.Instead of replacing the clearly defective unit, Invitation Homes continues to approve more parts to “try” fixing it, dragging this issue out for weeks. Meanwhile, I’m paying extremely high rent for a home that doesn’t even have functioning air conditioning in the main living area. This should have been fixed before I ever moved in. It’s obvious the unit was already broken, yet the property was still turned over to a new tenant. Now I’m stuck waiting on approvals for more parts while continuing to miss work just to be present for repair appointments that lead nowhere. What’s even more concerning is that I’ve spoken with other tenants who have had the exact same issue with their AC units and were forced to go without air conditioning for over a month during the summer.
Invitation Homes clearly prioritizes cutting costs over taking care of their tenants or properly maintaining their properties. If you’re considering renting from Invitation Homes, think twice. There are far more professional property management companies out there that actually take responsibility for maintaining their homes and treating tenants fairly.