Invitation Homes Anmeldelser 

This is a follow-up to my previous review posted on June 11, 2026.

First, like many other negative reviews, my original review received a public response from Invitation Homes asking me to contact them, by way of forwarding my review to a specific email address. To someone researching whether to rent from this company, those responses may appear reassuring—as though the company is genuinely concerned and intends to resolve tenant complaints. Unfortunately, that has not been our experience.

I emailed the address they provided, as requested. I received no response. I sent the email again. Still nothing.

My husband then began calling. For weeks, he was repeatedly told that someone would call him back. No one did. About a month later, he finally spoke with someone who instructed us to submit a detailed written account of everything that had occurred. I prepared and submitted that letter. That was over a month ago, and once again, there has been no response.

We have continued calling and continue to be told someone will call us back.

At this point, it feels as though the strategy is simply to ignore a tenant long enough that they eventually give up. I have to admit, it was beginning to work—until we discovered that the replacement air-conditioning unit installed in this home appears to be improperly sized for the house.

This is not simply a guess.

My husband is the general manager of an HVAC company and has worked in the air-conditioning industry for more than 30 years. Approximately 20 of those years were spent working as a service technician and instructor.

After the new system was installed, our electric bills remained unusually high. Our bill is now approximately $400 per month. We also noticed that the home does not cool properly at night and that the system runs excessively.

Because of this, my husband performed a heat-load calculation on the home. Based on that calculation, the HVAC unit that was installed is not correctly sized for the cooling requirements of this house.

Unfortunately, this does not surprise me. As I explained in my original review, the contractor Invitation Homes chose for this replacement initially misdiagnosed the HVAC problem and also failed to show up for one of the scheduled appointments. Despite those issues, Invitation Homes ultimately used that company for the installation… clearly, they were the cheapest.

Now we are left with a home that still does not cool as it should, an HVAC system that runs excessively, ridiculously high electric bills, and yet another serious issue that we cannot get anyone at Invitation Homes to meaningfully address.

We are asking for a qualified review of the HVAC installation and sizing, installation of the properly sized system if the current unit is confirmed to be incorrect, and reimbursement for the financial losses we have incurred as a result of this ongoing situation. That is, of course, if we can actually get someone at Invitation Homes on the phone.

Most frustrating that we cannot even get someone with the authority to address these issues to consistently communicate with us.

For anyone reading these reviews because you are doing your due diligence before renting: please take these experiences seriously. Public responses to complaints mean very little if there is no meaningful follow-through behind them.

If you have another reasonable housing option available to you, I strongly recommend that you think very carefully before renting from Invitation Homes.

Living in an Invitation Homes property can unfortunately feel more like living within a corporation than simply having a peaceful place to call home. One of the biggest areas that needs improvement is the number of additional fees and the lack of predictability in what residents will actually owe from one month to the next.

In addition to base rent—which can already start around $2,000 or more for a single-family home in Florida—residents may have Smart Home fees, filter fees, renters insurance charges, late fees, and utilities billed through a third-party company added directly to the monthly rent balance. In my experience, these additional charges have caused my total amount due to fluctuate significantly from month to month. Water and sewer alone have sometimes added approximately $300–$500 to the monthly balance.

The resident portal makes this even more difficult because residents are required to pay the entire balance rather than having the ability to pay the base rent and separately address unexpected utility charges or fees. If the full balance isn’t paid, residents can then face late fees and eviction notices. There is also no advance notification showing exactly what the upcoming month’s total will be before these additional charges appear.

This makes budgeting unnecessarily stressful for hardworking families and makes something as simple as autopay impractical because you don’t know exactly how much will be withdrawn each month.

There are also recurring charges that deserve greater transparency—for example, a monthly Smart Home fee, a monthly HVAC filter fee even though filters are delivered periodically rather than monthly, significant late fees, and renters insurance charges that may be automatically added if an updated policy isn’t provided each year.

Residents understand that rent, utilities, and legitimate services must be paid. The concern is the constant fluctuation of additional charges, the all-or-nothing payment system, and the lack of flexibility or advance notice.

Families renting a home should be able to budget their housing expenses with reasonable predictability. Invitation Homes could greatly improve the resident experience by providing advance monthly statements, allowing base rent and utilities to be paid separately, offering more flexible payment options, and reconsidering the number and amount of recurring fees.

At the end of the day, families simply want a peaceful, stable home—not the constant financial uncertainty of wondering what additional charges will appear on next month’s rent.

This was my first time meeting Steven Adkins, he was nice and through completing the job.

Corporate greed at its absolute worst. Invitation Homes forces a mandatory $30.00 monthly fee for a "SmartRent" amenity package, yet they have spent over a year charging me for a system that was completely dead and non-operational.When I demanded accountability, Ashley Lubin hid behind rigid bureaucratic technicalities to deny my reimbursement. Her defense is that their internal logs only show one recent work order, entirely dismissing the reality that the system was broken for over twelve consecutive months. She further claimed that because the fee covers a "complete system," they cannot credit a single component. This is a manipulative justification; when the central hub is broken, the entire smart network fails, rendering the lock, thermostat, and camera useless as a smart system.It is a deeply frustrating experience to be financially trapped by a landlord that uses system errors as an excuse to pocket your money. They have zero ethical issue charging you for services they fail to deliver, but the moment you ask for fairness, they shut the door. This isn't just poor maintenance—it is a systematic refusal to provide basic consumer fairness. Avoid Invitation Homes at all costs; they value unearned profit far more than their residents.

Hello, I saw the Sweetwater house on Saturday and I love it. However, it needs a few minor repairs: the bathroom sink pipe is broken and leaking water, the kitchen faucet leaks when turned on, and there is some dirt or an issue in the corners of the floor coming from the walls in the laundry area, family room, and the area facing the patio.I am very interested in renting the house using Section 8. My approved Housing payment is $1,943, and I am ready to move in on October 1st. I really want to rent this property, but no one has answered my messages about it yet.

I am extremely disappointed with the way Invitation Homes has handled the ongoing HVAC problems at my rental property, particularly given that this has been happening for **nearly two years** and culminated in me being without reliable air conditioning for nearly **1.5 weeks in Georgia in August**.

This is not the first time I have reported problems with the HVAC system. I have consistently raised concerns about the **approximately 15-year-old AC unit** and repeatedly requested that the unit be replaced rather than continuing to make temporary or “patch” repairs. Despite those repeated requests, Invitation Homes continued repairing the aging system instead of addressing the underlying problem.

Most recently, the outdoor AC unit began malfunctioning in a particularly concerning way. The fan blade would intermittently stop turning when the system came on. When that happened, the unit made an extremely loud and alarming noise and, if it was not noticed quickly enough, **began smoking**. This was far beyond a routine maintenance issue. It was a serious safety and habitability concern.

I reported the problem and expected Invitation Homes to treat the loss of AC with urgency, especially during the extreme Georgia heat in August. Instead, the issue dragged on, leaving me without reliable air conditioning for nearly a week and a half.

What is equally frustrating is the lack of communication and follow-through. The regional property managers of GA have still not meaningfully followed up with me or provided a resolution.** I should not have to repeatedly chase my property management company after dealing with a serious maintenance issue that I have been reporting for years.

Given the length of time I was without reliable AC, the repeated HVAC problems over the past two years, and my documented requests to replace this aging unit, I am requesting a **reasonable rental concession for the nearly 1.5 weeks I was without AC**.

I understand that HVAC repairs can take time. What I do not understand is why a nearly 15-year-old system that has had recurring problems for two years continues to receive temporary repairs instead of being properly addressed—and why, after this latest failure, communication has been so poor.

I have been patient and cooperative throughout this process. I am asking Invitation Homes to take responsibility, communicate with me, and provide the rental concession that is appropriate given the circumstances.

Tenants should not have to endure nearly two weeks without reliable AC in a Georgia August—particularly after spending two years reporting problems with the same aging system.

Not only do they charge you a bunch of junk fees, which the FCC sued them for and won, but when they charge you erroneous fees they will claim it was credited to you account. In reality, the credit never shows up and they give you the run around hoping you will give up. Stay away from Imitation Homes, they are just a big scam.

Oh, they never actually complete maintenance work either. They just send out multiple vendors who never get approved for the work.

So far our experience has been wonderful from start to finish. It is so easy to view homes for rent. The application process was quick and easy. We had no issues with our move in process and the house was in good condition. Our maintenance issues so far, are addressed promptly and the technicians are always kind and know what they are doing.

My experience with Invitation Homes has been extremely disappointing. Over approximately 8 months, I submitted more than 30 work orders, averaging about four per month, for ongoing maintenance and property issues. Unfortunately, many problems required repeated follow-up, extended wait times, or continued service after supposedly being resolved.

Some of the issues I experienced included:

A kitchen that was not fully functional for multiple months due to plumbing issues and previous water damage that was not cared for or addressed before renting the house
A period of about 2-3 months without a functioning kitchen sink, requiring me to wash dishes in the bathtub.
Repeated issues with an electrical outlet being removed from the kitchen backsplash, leaving exposed wiring next to the kitchen sink.
The kitchen outlet was without appropriate GFCI protection for an extended period.
Being without a refrigerator for approximately one month shortly after moving in, ultimately requiring me to rent one at my own expense. Invitation homes would not advise an ETA or the process
Rebuilding the HVAC unit base due to it beginning to fall through along with leaks in the HVAC system
Multiple plumbing problems and other recurring maintenance issues.
Discovering cockroaches inside the bottom of the refrigerator and their feces throughout the house
Numerous other maintenance concerns that required work orders and repeated follow-up.

What has been most frustrating is not simply that problems occurred, but the amount of time and effort required on my part to repeatedly report the issues, follow up, wait for repairs, and deal with problems returning after repairs were supposedly completed. Their customer service is subpar and they do not provide phone numbers to speak to anyone other than an agent at the call center.

Throughout all of this, I continued to pay my rent in full and meet my financial obligations as a tenant, despite significant periods when I could not fully use or enjoy the home as I should have been able to.

I have kept photographs, work-order records, correspondence, and other documentation of these issues. After months of dealing with recurring maintenance problems and safety concerns, I ultimately decided that I could no longer continue living under these circumstances and will be vacating the property.

I had expected a safe, functional, and properly maintained home. Instead, a substantial portion of my tenancy has been spent dealing with maintenance issues and the frustration of trying to get them resolved.

Based on my experience, I would not recommend Invitation Homes to anyone looking for a reliable and stress-free rental experience. Prospective tenants should carefully consider the level of maintenance and customer service they may receive before signing a lease.

I have been renting for over 8 years with Invitation Homes and this is by far the worst experience. My AC broke last night I put in a maintenance request and a company came out this morning. Only to confirm the unit was broken and could not be repaired. They had no portable AC units so I was forced to put in another service request for that. Hours past no call, no update, no response. Their maintenance app doesn’t give detailed information and is completely useless. I have to rely on an emails to tell me they assigned my portable AC request to the same company who came out this morning . I called the company and they said they have no units till Tuesday. In the meantime it is 93 degrees in my home and I have a 6 year old with epilepsy. I called Invitation Homes and was hung up on twice. I finally spoke to a supervisor who put in a request to another company. More waiting, no response, no guarantee. Horrible communication between maintenance and vendors. In the meantime I am left in an inferno with no end in site. Never again this is my last year with Invitation Homes.

Easy smooth process, got approved in 2days, the home I choose so far so good!!

Our experience with Invitation Homes has been great. Ready to answer questions when needed and provided information on utility companies. I would highly recommend Invitation Homes for anyone looking for rental property.

Hector did a great job he saw what the managers wouldnt do and he did it knowing we have been here 14 yrs. So that was good but the rest of invitaion homes sucks pool company sucks, need new counters ours falling apart they say maybe next renewal knowing if we leave they will rip it out put new ones in new cabinets and new stainless appliances. dont make the renter now happy lets hope they move out. I have been here 14 yrs the roof needs repair they wont do it. Sell me the home i will invest in it. they would rather these tall dead trees fall on the home cause injury and collect insurance money than fix and address isues

Ernesto the tech did a great job

Our AC unit died sometime early Sunday. About 2am. It was blowing warm air. I immediately contacted them. We moved to a hotel because we are in Phoenix and the temp rose to above 90 degrees in our home. The repair company did not come until late Tuesday afternoon, between 4pm and 5pm. They did get it fixed. However, it was 93 degrees in the house at 5pm and was in no shape for a family and dog to move back in too. When I submitted for hotel reimbursement, they told me they would only cover one day. That once the AC was fixed, we were to move back in and that temperature of the house was irrelevant. So they expected us to move back in to a house that was 93 degrees. Therefore, the hotel for that night was our own choice and would be at our own expense. I’m pretty sure expecting a family to live in a house that was 93 degrees is a little unreasonable, but not in their eyes. It shows you how little they care about their residents.

JUST NO! THEY SAT THEY THRY WILL RESPOMD BUT DONT I have been in my house for 6 years. It's been just ok up to this point. I have now lost almost a week's worth of income due to a flooded ceiling that collapsed and black mold. No A/C off and on for days and literally one month of maintenance tickets and no one will help me with any concessions. All the reviews I leave they say someone will call me back and they never do. Apparently you have to be a crook to work there, plenty of lawsuits against them, looks like they want another ...love my attorney Heise law firm

Invitation Homes is one of the worse rental places to rent from. If you want lack of communication, a property that you will have issues upon move in, be charge for Renter's insurance even when you have your own but you can't talk to anyone to be reimburse, never being introduced or get to talk to the Property Manager assigned to your rental property, a business that will charge you $175.13 to change a light bulb that you provided even if your porch has been measured and proven to be 10ft up then rent from the this horrible Company. What's wild is that you have to reveal the bs that you go through with Invitation Homes publicly in order for someone to take you serious and even then someone may response to the review however no one really reaches out to you to resolved your issue(s). Someone will respond with their scripted response by apologizing for what you are going through (that's because this part can be publicly seen so a response will be posted) however no one sees publicly that there is no true contact to the renter or no resolution.
I have been complaining since I started renting from Invitation Homes that I am being charged for Renter's Insurance from their 3rd Party "Getcovered". When you finally get someone on the phone they read their script about about logging on to the site to request a refund and that someone will contact about your concern. Well I've been on the site multiple times to request the refund and I get turned around EVERY TIME which is why I'm calling Invitation Homes because this is the 3rd Party Vendor they have chosen to work with for Renter's Insurance. I'm being charge for Renter's Insurance even the site says that my insurance if already of file proven that I have it so why am I being charged. Refund my money. To be brushed off every time and be told that someone will reach out is so played out right now. Maybe I need to apply for a job and I can begin to get paid to read a script and apologize a thousand times a day to ppl and do nothing else and not taking accountability would be nice but I have a heart so maybe I should apply and change things up for once. Not to mention that they just recently charged me $175.13 to change a lightbulb at my Rental Property all because the Maintenance Tech told them he used an 8ft ladder. The light was 10ft from the ground (and was measured) and don't recall that if you have to use an 8ft ladder you will be charged. The property has NO GARAGE to even store a ladder. The owner of the Property including Invitation Homes (since they are Managing this property) should be aware of theses details and know that front porch is 10ft up from the ground. Not having a porch to see is a safety hazard especially when you have small children and have to enter in/out of the property at night that you rent from (and the rent is not cheap at all).
Invitation Homes finds all kinds of ways to take money out of your pocket fast but will take their time fixing or calling back the renters (who are the reason their employees have a job) on important measures that my require a refund. I have been requesting for someone to call ever since they posted this ridiculous amount on my renter's ledger since 07.20.26. I've have to call 3 times since and still NO ONE and I mean NO ONE has reached to hear me out or explain why they feel that I should have paid $175.13 for a lightbulb change. The Reps that answer the phone each time has had to hold themselves just to see if they could get someone in the office on the phone and no one even answered for them so the proff is in the pudding. Each time I was told they have sent a message asking for someone to call me back and I'm still waiting on that call. Hell it's 08.10.26, 20 days later and still haven't heard from anyone. No one is being held accountable and for that hands down should be an automatic refund. I wonder how they would feel if their check was delayed just like the responses and work rendered by their employees. I don't know who's worse the Company or the Employees. Let's see how fast some responds to the post. Let's also see how long it will take for them to clear up this $175.13 lightbulb bs and the refund owed to me for the Renter's Insurance and yes the refund should go all the way back from the beginning. They may try to punish me for posting their flaws. I wish I could give them no STARS but you have to select at least a Star.

Gerard was so great! He was genuinely so kind and very helpful! He explained everything so thoroughly and the visit went so smoothly.

Lived in one of their homes for 3 years. Maintenence was hard to get done oftentimes taking 3-4 weeks. The workmanship is sub par. When sewer backed up took them over a week to get cleaner out to the house. When we decided to move we gave them 2 months notice. When they came out for the pre move out inspection we were required to have carpet professionally cleaned which we did. One week after we moved out they took all the carpet out and replaced it with laminate flooring. So literally they wasted our money. They received 17 pictures and a video of a house that was cleaner then it was when we moved in. We'll see if we get any of our deposit back. I would never rent from this company.

Unsolicited review. Even brand new appliances can fail and after moving in to an older Invitational Homes property, there were some problems with the a/c and fridge. Problems happen. That's life. It's about the recovery and solution that truly matters. Between the easy to use phone app, the text updates, time updates and their quality partner vendors, all issues were resolved quickly and expectations were met. I've enjoy living where I live and knowing assistance is easily available via their website and app.