Invitation Homes Reviews 9,115

I moved into this Invitation Homes property in December 2019 and provided a security deposit of approximately $2,000. Upon moving out in December 2025, I was informed that approximately $1,700 was withheld from my refund.

After reviewing the itemized list of charges, it appears that the majority of the deductions are for repairs related to normal wear and tear resulting from my seven-year tenancy. Per my understanding of the lease agreement and local tenant laws, residents are not responsible for costs associated with normal wear and tear. I believe these charges are unfair and do not accurately reflect the condition in which the home was returned, considering the duration of my stay.

I request a re-evaluation of these charges and a detailed explanation for each deduction. I look forward to resolving this matter and receiving the appropriate remaining balance of my security deposit.

Thank you for your prompt attention to this matter.

Best regards,

Nathan H.

Extremely disappointed with Invitation Homes and how they handled my move‑out. After completing a pre–move‑out inspection where no issues were identified, hiring a professional cleaning service, and leaving the home clean and damage‑free, I was billed more than $1,000 in charges for items that were never mentioned during inspections.

Invitation Homes has provided no photos, no inspection notes, no maintenance records, and no documentation of any kind to support these charges. I submitted a written dispute and requested evidence, but the company has not responded at all.

The lack of transparency and accountability is unacceptable. Renters deserve clear communication and legitimate documentation—not unexplained charges and silence. Based on my experience, I cannot recommend Invitation Homes.

Dinerro Smith came and completed my work order in one day, even making a second trip. Customer service was excellent.

I worked incredibly hard to give my children a safe, stable home. After losing my mom to suicide and growing up in foster care, I went to seven high schools in the area; living in this neighborhood was a dream I finally achieved. Instead of security, this has been my experience with Invitation Homes:

• No water line to part of bathroom at move-in
• Visible prior water damage (brown baseboards)
• Black mold in bathroom and garage
• Repeated plumbing failures and leak detections
• $1,600 water bill
• Bathroom vent fell from ceiling
• Heavy light fixture fell over breakfast area
• AC failure in first year
• Unsecured electrical outlets
• Water pipe broken by vendor, flooding bedroom
• Bathroom torn apart for ~80 days
• Work orders closed without completion
• County inspector had to be called twice
• HOA violation triggered after county citation
• Inherited prior HOA grass violation ($2,000 out of pocket)
• Disputed $2,132 charge labeled as drywall
• Eviction initiated while dispute ongoing
• Pool and air filter services paid for but not properly delivered

I didn’t expect perfection. I expected a safe, habitable home and honest billing practices. Instead, I have spent my tenancy fighting to make a corporate landlord uphold basic responsibilities.

Where to report:
Consumer Financial Protection Bureau if they're mislabeling charges as "rent," attempting improper collections, or reporting inaccurate balances.
U.S. Department of Housing and Urban Development for habitability and unsafe conditions.
Florida Attorney General for deceptive and unfair business practices. DOJ.
Florida Department of Agriculture and Consumer Services for billing and deceptive practice concerns.
LOCAL: County Code Enforcement, this is the county inspector that will come out and cite Invitation Homes for unfinished repairs. (This is what I did twice, it was super easy and the inspector came out the same week, but nothing is easy with Invitation Homes, so they also tried to fine me for the citation and blamed the Compliance Department. The document was clear. Anyone can see that the citation was to Invitation Homes and not the tenant.)

The technician, Joe Phillips was thorough; knowledgeable; and personable!!! He explained everything and made sure I was well informed!

We are current residents at one of the invitation homes property and we had Philip Minix do some of our fridge maintenance. He was very professional, quick and informative. My experience with invitation homes so far has been superb!

Invitation Homes is a group of the worse slum lords in Vegas. I wouldn’t recommend anybody rent with them. There houses fall apart and they want to charge you for rent while you are forced to live somewhere else. When you ask them how they came up with the ridiculous concession they want to give you that doesn’t add up to the amount they charge for rent the months you can’t live there because their roof is falling apart, thy have no answer for you and just tell you to deal with it. Invitation Homes does bad business people

Never rent from Invitation Homes!! I have rented with Invitation Homes for over two years and have never once been late on rent or had any other maintenance issues. Yet I have been charged a $300 maintenance fee multiple times for the exact same oil stain in my driveway. They have had four separate opportunities to properly fix the issue and have failed every single time.

Now I am receiving HOA violation and eviction notices because Invitation Homes has not corrected the problem they continue charging me for. This has been, without question, the most frustrating rental experience of my life. Being nearly 50 years old, I have dealt with many landlords, and I have never experienced this level of incompetence and lack of accountability. It feels predatory and completely unacceptable. Based on my experience, I strongly urge anyone considering renting from them to think twice and look elsewhere.

Terrible communication with realtor "Mary". She was very rude. Had issues with the online app. Called the # on the site and was told the realtor could help. She said she would talk to her manager, never called me back, when I reached out to her she said "call the phone # on our site and speak to IT, maybe they can help. Her tone was nasty! With service like that no wonder the house we looked at was on the market over 2 months. If she doesn't like her job then go work elsewhere. I would never rent from this company just because of the way I was treated by her.

Dinero Smith was my maintenance technician today from Invitation Homes, and he did an excellent job. He was punctual, professional, and knowledgeable. He explained everything clearly and made sure the issue was fully resolved before leaving. I really appreciate his efficiency and positive attitude. Great service overall!

Extremely satisfied with David Lee w/ Seattle area maintenance! Cared about me as a person, and helped make a stressful move-out so much easier. Went above & beyond!

All I can say is avoid this place at all costs. Quality, price, and management accountability are not up to par. Sove was stolen, found a used syringe, molded food, dirty blankets etc.

Why am I being charged for a cracked glass on my window caused by a thermal stress fracture and the temperature?

I was finally able to speak with someone after two weeks of them not responding to me and it was only because I got fed up and reached out through Invitation Home’s social media, then someone from the local office in Atlanta called me back. Absolutely ridiculous.

The crack happened due to the temperature fluctuations this area experienced in December 2025. This damage was not caused by me or anyone in my household, or any guest. The photo I submitted of the crack in the maintenance work order CLEARLY shows there is absolutely no impact point that could have cause the crack. The crack originates from edge to edge of the glass and follows a stress pattern consistent with temperature-related fracture.

The local office in Atlanta is saying that regardless — even if it’s accidental or unintentional and even if I didn’t cause it, I’m still responsible for it. I DID NOT CAUSE IT accidentally or unintentionally, period.

I read my Rental Agreement and this repair is not my financial responsibility.

Section 36 of the Lease clearly states:

“If damages are caused by Resident or any Resident Party, Resident shall be responsible for all costs and expenses of repairing such damages…”

Additionally, Section 13.2 limits resident responsibility to damage that is not caused by WEATHER, natural disaster, or Landlord.

There is no provision in the Lease that assigns blanket responsibility for glass breakage to the Resident, nor any clause shifting responsibility for structural or weather-related stress fractures.

Do they not understand what that means? And why are they saying “even if your lease states that, our maintenance department says that you are responsible for it”. Seriously, the whole purpose of a lease is to outline financial responsibility. It a binding legal contract and my lease clearly states that I’m not responsible for it. They are making up their own terms and throwing them out there hoping that tenants will just pay it without reading their lease. This is so fraudulent.

MY lease terms state I AM NOT RESPONSIBLE for this weather related damage.

Under Georgia landlord-tenant law and general habitability standards: Landlords must maintain structural components like windows.

Damage from weather, temperature, or normal wear is not a tenant responsibility.

The charges need to be removed. It’s incredible how incompetent the Invitation Homes employees in the Atlanta office are.

This needs to be resolved and the charges need to be removed immediately.

Maintenance in Dallas area is horrible the main office in Dallas is a joke, they take the cheap way out every time.. They will replace a part on an item 50x before replacing the item..MAINTENANCE SERVICE IS HORRIBLE, not the workers the office is horrible who makes the decision to delay on fixing ANYTHING

John was very informative and hands on about the property. He walked me through all the appliances and gave scenarios about what to do if anything were to happen. This is Frankie giving a review for John Thank you!

We have been residents of Invitation homes since 2018 and it has been a horrible, horrible experience! With the rising cost of rent and deposits we feel like we are trapped because we do not have the funds to move. We were forced when we renewed our lease in Oct to change to their Internet and cable provider and it has been nothing but problems since and they could care less. We were told that any early termination fees from our old provider would be taking care of. WRONG! We have constantly sent our bill in for them to pay and as of this date it has not been paid. So, it was sent to collections and caused my credit score to drop. All over some thing l didn't want to do in the first place. I have went around and around with them concerning this issue since Dec. They could care less that it has effected my credit. It is constantly something with these people. Please don't rent from them! It is nothing but a racket with them!

Hello,

I have lived in my home for many years and have consistently maintained it in a clean and responsible manner. Over time, I have submitted multiple requests to have the walls repainted and the carpet replaced, as both have experienced normal wear and tear. These requests have been denied.

The walls are painted with a flat finish, which is extremely difficult to maintain. When cleaned, the paint leaves marks and shows wear easily. The carpet is threading and worn, and the paint is stripping in several areas throughout the home. Additionally, the stairs are caving in. Although several vendors have been sent to inspect the issue, the only solution offered has been to replace a single step, despite the broader structural concern.

I am now receiving emails with interior photos stating that I must “update” or correct these issues within less than two weeks. I want to be clear that we maintain a clean home. The concerns being raised are related to aging materials and maintenance issues — specifically the paint, carpet, and stairs — which require repair or replacement by management, not cosmetic updates by us.

After many years of tenancy and consistent care of the property, I am respectfully requesting that these matters be addressed appropriately. Tenants should be treated as valued residents, and long-standing maintenance concerns should not be shifted onto us, especially with short notice.

I would appreciate the opportunity to discuss this further and work toward a fair resolution.

Thank you.

We're currently renting from Invitation Homes and it sucks. Anything that needs to get fixed, they charge us for. A light fixture stopped working and they charged us to replace it. There's no way that could be tenant damage. In the spring, we waited too long to cut our grass and got a warning from the city. By the time we'd gotten the warning in the mail, we'd already cut it, so we sent them a picture and they were fine with it. But Invitation Homes still sent us a $35 fine. And you can't argue any fines or choose not to pay them without also not paying your rent. And it's really hard to get a hold of a real person. And when you do, aside from putting in a maintenance request, they can't do anything. Also, all the fees! Our rent is $1850, but all the non-optional fees add up to almost $300 extra. It's ridiculous! I'll never rent from them again...EVER. From all the reviews I've read, I doubt we'll get any deposit back even if we leave the house in perfect condition.

DO NOT MOVE HERE.

We accepted the keys in mid-December but did not physically move in until mid-January. There are only two of us occupying a large unit. As we continue unpacking and settling in, we are discovering multiple issues that should have been identified during the initial walkthrough.

For example, I reported a broken toilet seat immediately after discovering it — which happened when I sat down and nearly fell. This was not something visible during a casual glance; it became apparent only upon use. Additionally, bathroom floor damage was completely overlooked during their walkthrough, further demonstrating that the inspection was not thorough.

Despite reporting the issue, I received a response stating that because it exceeded 30 days from the report, I would have to pay for replacement of their toilet $163+ . This is extremely disappointing, especially considering these issues were present prior to our actual move-in and should have been caught during the turn process.

The lack of a proper inspection and the dismissive response to legitimate maintenance concerns reflect poorly on management and their commitment to resident care.

THIS WAS THEIR RESPONSE:
I hope you are doing well! The maintenance manager reviewed your maintenance request and dispute and determined that this chargeback is resident responsibility as per the responsibilities within your lease agreement. The broken toilet seat was not noted on your move-in condition form, and it was also unreported until more than 30 days after your move-in. This chargeback will stand. Please let me know if you have any questions or need anything else.

Our leasing specialist Juliet has been extremely helpful in navigating our lease renewal process. She addressed our concerns and requests before we sign our new lease.
We have had some issues with maintenance work orders being addressed in a timely manner in the past but with Juliet's help we have been able to get those worked through. She is always professional when listening to our concerns and follows up with the resolutions.she is an outstanding representative and a company asset.