Invitation Homes Reviews 

Refused to fix matenience issues for over a year. Left the house without safe drinking water for seven months. Tried to blackmail us into staying. Would not fix or refund things unless we signed a new lease.

20806 N. 31st dr. Phoenix Arizona
Invitation homes has rented this property to a group home. The neighbors are sick and tired of it. They park up and down the street. They park in front of fire hydrants. I had no idea you can run a commercial business out of a rental house. UPDATE 9/11/26. THE GROUP HOME PEOPLE ARE NOW CUTTING WALLS OUT OF THIS HOUSE. THEY ARE CONVERTING THE LIVING ROOM INTO MORE BEDROOMS. THEY ARE MODIFYING THE ELECTRICAL ON THE HOUSE ALSO. THESE WALL STREET LANDLORDS ARE RUINING AN OTHERWISE QUITE NEIGHBORHOODS WITH THIS NONSENSE. THEY DO NOTHING AND WILL MOST LIKELY CONTINUE TO LET THIS HAPPEN.

The leasing process was easy, and the team was great—everyone was very friendly and helpful—but it takes them a long time to resolve issues for tenants; in my specific case, the problem was with the air conditioning.

Alfredo did amazing work.

This company is filled with heartless greedy corporate gangsters. No matter how good a tenant you are, they will treat you as a replaceable number. All they want from you is your hard earned money, they do not maintain the properties after you rent from them and if you ever need anything from them, they will do the minimum required by law to help, and still try to figure out a way to make it be your responsibility. I spent 13 years in one of their properties, paid in time every month, maintained more than my share of the responsibilities of ownership, yet now that i need to leave they are charging me over $6k on termination fees, even though i’ve had extenuating circumstances they did not care, loyalty didn’t matter, payment history didn’t matter, all that mattered to them is to take more money from me as if the $230,000 i’ve paid them over the past 13 years wasn’t enough. I will never again rent from this company. And to any readers, stay away from this greedy company. Try getting a real landlord which you can speak to and reason with with a mind and heart of a person instead of a company who just cares about numbers.

Thank you Ronald for exceptional service. It was really nice to meet you and thank you. Your gonna to do great things with and for invitation homes . Your an amazing tech. friendly and knowledgeable.cant say enough!

Mike Childress came out for annual check and was super friendly, willing to answer questions and took care of miner repairs that I pointed out to him. Invitation Homes has been great to rent from. They reapond pretty quickly to maintenance requests. We are in an older home but have not had many problems that one sometimes has in older homes. Very happy with theb3 years we have been here

Very disappointed with this rental company’s response to our AC issue. It is 118° outside, and yet a broken AC in the home has not been treated as a priority. We have two toddlers and three dogs, and finding somewhere for everyone to stay is not an easy option.

What makes it worse is that they don’t reimburse us for getting a hotel, and their communication has been extremely slow. It has now been two days since we’ve heard anything, and we are still waiting for an update or a solution.

I understand that repairs can take time, but in this kind of heat, working AC should be treated as an emergency—especially when there are young children and pets in the home. This has been incredibly stressful and disappointing.

Update. 2 weeks in. Lots of covered fees. If you see the rent price $2070 - truly it’s will be close to $3000 with “junk fees”. Google. Very expensive. Lease is built against renters. At first site looks basic - but it has lots of “lawyer”language, they updated recently after they paid $48 million for an active action lawsuit against Invintation Homes.
You have to know they charge for services they do not provide (because lease states it is a fee you agree to pay - doesn’t matter if that service works or not) - real case I am dealing with right now. I’m already thinking how to move out and will be saving up money. They ask 2 months rent (with fees around $5k just for early termination) + they never return deposit, again well written lease agreement. Well, it is what it is, if I could only get back in time I would strongly advise not to listen their agent Mark Newman who absolutely didn’t tell anything about I wrote above, even though I asked him more than twice. He also confirmed with me the date for a promotion - which was a lie again. They only give $2k for a period. Not 6 weeks free as they stated in a promotion. I asked Mark Newman twice to confirm the dates when my payment starts, he lied. And he even called me and told me he acting in a good faith. Well, God bless you, Mark.

Amazing company. I’ve never had this much pleasure renting a new home as it always was difficult and stressful. Invintation Homes made it very easy and very high tech! Love it! I hope they sell houses too.

From the very beginning we dealt with false and misleading statements from leasing staff (including Tailor Laroche), manipulated and falsified work orders, repeated failure to deliver air filters for months, refusal to allow us to put utilities in our own name (while charging us high Conservice fees), cancellation of a transfer application without cause or refund, premature installation of a lockbox, and a long pattern of non-response from property management and legal.

After we moved out, they sent a security deposit claim filled with inflated and false charges for things that either never happened or were their own responsibility. We have extensive documentation of everything.

Invitation Homes operates with a clear pattern of deceptive practices toward tenants. They make it extremely difficult for regular people to hold them accountable, then use every technicality and delay possible when you try.

Do not rent from this company if you value honesty, basic maintenance, or fair treatment.

We will continue to pursue this matter and warn as many people as possible.

**Extremely Stressful Rental Experience**

I have been renting from Invitation Homes for almost **three years*, and the experience has caused my family and me an unbelievable amount of stress.

Every year, it seems to be a different problem. We have dealt with the **yard sinking**, a **dishwasher being broken for more than five months**, and an ongoing **roach infestation that we have struggled to get under control for years .Even professional pest.control treatments have not resolved the problem.

On top of the rent, there always seems to be another fee. We pay approximately **$40 per month for smart home services**, yet our doorbell camera has not worked properly . There are also additional charges associated with paying rent, utility billing, and air filters all at 9. 99 each per month . After paying thousands of dollars in rent, tenants should not have to continuously fight to get basic services and maintenance issues addressed.

One of the most frustrating parts is how difficult it is to speak directly with someone who can actually resolve a problem. You can submit requests and make calls, but getting meaningful help or accountability is extremely difficult .

I understand that homes require maintenance and problems will happen.What I do not understand is allowing serious issues to continue for months or years while tenants continue paying rent and additional fees.

Renting from Invitation Homes has caused my family a tremendous amount of frustration and stress. We wanted a comfortable home where our family could live peacefully, but instead, I feel like I am constantly fighting to have problems addressed.

After almost three years, I am exhausted. I sincerely pray that God opens a door for my family to move on from this situation. Families deserve a **safe, clean, properly maintained home and responsive customer service**, especially when they are paying their rent and all of the additional fees that come with it. These issues have been somewhat resolved after long wait time but unfortunately we are still fighting with the roach infestation,

Dont rent from these people...EVER!!!!...I will never do this again...this is was a big freaking mistake to come here.

Save your money and stay in an apartment.

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.