Invitation Homes

Needed a rental for last year of kids school, not many options. I saw the IH house at the end of the "re-model", assuming they were not quite through with the landscaping based on the construction debris.

Leasing agent/contact eager to help sign the lease, never replied to emails/calls after contract was signed.

Leasing agent partially addressed trash, Painters came back after move-in to remove some trash.

However, I got quotes from landscapers who said, they couldn't cut the grass with a mower because of the asphalt, bricks, etc. that were left would charge more for weed trimmer cut.

1) Contract is not standard for our state, 50+ pages. 60 Day move out notice required and numerous clauses, pets, utility billing, etc. I've owned a few houses and rented a couple out years ago, so I thought I would catch everything.

But it takes reading multiple times.

2) Fees - couldn't find an explanation for one of the application fees, no response from IH. Rental had $200-300 fees that weren't disclosed initially. $40 per mo, per pet. $40 mo "Smart home fee", $9.95 air filter delivery, $9.95 utility billing mo fee per utility (contract reads like it's a one time fee) +++.

3) Move in Inspection - **Take pictures of everything & document, supplement report as much as possible.** The person that does the walk through, meets you with the keys only spends 25-30 minutes most on the checklist.

The person inspecting the house at the end spends 34 hours! a.) The girl wrote that my property had "new" exterior wooden gates. It had 3, 1 was new/basic installed badly and the other 2 were several years old and falling apart. b) Gutters were not on the move-in check list, however Inspector deducted for gutter cleaning in Feb when there were still leaves blowing from neighbors.

4) "Re-Model" Girl doing the walk through was proud of the remodel, fresh paint, new vinyl, new appliances even as I'm pointing out the most basic.

Ceiling textured without covering trim.. Trim was painted over texture. Cabinets painted white, however many areas they missed, and it was still primer, drips on the floor, doors stuck to cabinets. Kitchen sink base patched, however they left hole uncovered in next cabinet with rat droppings clearly visible.

Shower remodel done with sheetrock instead of concrete board/hardi. All plumbing fixtures Home Depot basic, Glacier Bay, etc.

5) Maintenance - the third party contractors were easy to deal with, but limited in what they could do. a) New A/C dripped immediately, contractor said it was an install issue, pan wasn't level. b) Mstr water only got luke warm, Plumber - Hot Water heater install issue, pipes not correct and fixed it.

c) New Microwave, dented on the bottom (looked like it was dropped). New dishwasher, not leveled, drywall screws used to attach to the cabinet. next to the capped hole for that purpose that didn't have screws. d) Foundation piers installed in the garage, hot water line was leaking..

burst a few months after moving in.

Main Home Repair Complaint - Every heavy rain, water backed up into master bedroom wall and carpet would get wet. After multiple service calls it was never addressed. Response about Books/property water damage, "that's why you have renters insurance."

After 5 months of dealing with maintenance and customer care, I emailed everyone that I had dealt with and their managers, as well as mailing the same letter asking for an early termination if they waived the 2-month fee and formal notice of my intent to vacate at the end of the lease. At least two people acknowledged the email and denied the waiver.

The leasing agent calls toward the end of the lease, asking if I'm renewing.

I'm dumbfounded, was in the middle of something and couldn't continue the call. I searched for ways to make sure the lease was not renewed.. The instructions refer you to the maintenance app and the maintenance app/phone calls go in a loop to nowhere. I find the agents email and send notice again at 35 days that I'm not renewing.

After moving out a couple days prior I had the house professionally cleaned, then a 2nd company to clean the carpet.

Inspector and local manager over the remodel come out to inspect.. Tell me the house looks great. Mgr asks about the house and I point out the issues and why I'm leaving.. Water issues.

Ironically find another water leak from the 2nd bathroom in a closet at move out.

I think all is well and wait for my refund $2,855. Instead, I get a bill for $894 due to 1) gutters not being cleaned. 2) Misc walls needed painting at x a sq ft (I had scrubbed the walls where I noticed they had gotten dirty). 3) 2 months of utilities, which didn't include the meter reading.

4) 60 Day Notice Charge - Rent + fees for the following month. I drove by the house the next month and someone else already move in.

*Multiple emails to the office again and they claim they never received a notice of intent to vacate. My written emails & letters with proof go unanswered. Also, the request for the itemized charges (as stated how to request in the final bill) is not provided.*

**Final straw, account is turned over to collections the month after I move out for$849.

I provide all the documentation and info below to the collection agency. The collection agency closes the case, as nothing due, but is unable to help with the refund.

Pasting my letter to them below in case it helps someone else.

Thanks to this forum for finally getting this rant out.

I dispute the validity of this debt for the following reasons:

Inaccurate Information: The details provided in the collection letter do not match my records. Specifically, the amount of $894.67.

Money Owed to Me: Furthermore, I am owed money by Invitation Homes. As of Apr 1st, 2024, the amount owed to me is $2,855.00.

This is due to false 60-day notice charge on March 15th, 2004 in the amount of $2,991.68 [Reference No. 4016****].

See details below of notice, letter and evidence enclosed.

Mailed signed notice July 3, 2023.

-Emailed copy sent to representatives on Sunday, August 13th, 2023.

-Emailed forwarded to J*** ** (----@invitationhomes.com) and acknowledged Monday, September 18, 2023.

In accordance with the Fair Debt Collection Practices Act (FDCPA), I am requesting that you provide validation of the debt.

Please send me documentation that verifies the following:

The amount of the debt.

The name of the original creditor.

Proof that I am liable for this debt.

There is a reason why Invitation Homes has the reviews it does. As a frustrated renter in this economy, trying to survive as rent prices continue to skyrocket, being completely taken advantage of by a multi-million dollar company is disgusting.

They ensure that, when you rent their homes, they do as little as possible to take care of you as a renter. The customer service from their representatives is horrible; the condition of the homes they market and rent out is deplorable. Currently, I'm in my 5th year with this terrible company. The only reason I ever renewed my lease over these past 5 years is it's been easier than trying to go through this whole charade with another company, not to mention all the fees and hoops you have to jump through just to find a decent place to live.

From day one, my home has been nothing but problems. It's an older home that I'm sure they paid cents on the dollar for, did the bare minimum to remodel the kitchen and bathrooms, painted, and called it a day. The house is literally cracking at the foundation level to the point where the baseboards are separating. The windows are original to this 1970s home, single pane, and not energy efficient...

but hey, thanks for the smart thermostat. The yard was rock in the listing pictures but was not properly leveled or sealed, so I have a yard full of weeds and grass that I am now responsible for maintaining. Several things were broken at move-in and were never addressed. Almost every summer, and mind you, I live in AZ, the AC went out completely.

Additionally, as a young adult when I moved in, of course, they did their best to make the home as presentable as possible, but if you don't find every single piece of damage within the first week or two, guess who is liable to either repair the damage or be held responsible at move-out. They will then take your whole deposit, which, in my case, was several thousand dollars.

I could write a book about how terrible it has been renting from this company and living in this home. I would not recommend renting from Invitation Homes to my worst enemy.

Be careful with Invitation Homes! I've been living here for five years, and it just keeps getting worse. They raised my rent by $500, plus I have a mandatory $9.99 AC filter fee that they send in the mail not every month, but I still have to pay it monthly. On top of that, they charge a fee for customizing the water bill. The smart home fee increased from $17.95 to $30! Don't hesitate to report any maintenance issues; it's Invitation Homes' responsibility since we're paying such high prices!

I've had ongoing AC problems since I moved in. They fixed issues for free in the past, but this year, after sending three different technicians to check the AC, they still haven't resolved it completely. Now, they want to charge me $403.45 because one technician claimed the coil was dirty. Madeline Reyes, the assistant portfolio director, said I have to pay because it's my responsibility.

So, new renters, be aware: cleaning coils and maintaining the AC is now our responsibility. It feels like we can't call Invitation Homes for anything anymore since they're shifting all the responsibilities onto us.

My AC is still malfunctioning, and now I have to pay for something that's been an issue for years. They aren't giving me a chance to dispute this; it's simply pay up or face late fees.

Don't make the same mistake I did. Avoid renting here! I've learned the hard way, just like other friends who are experiencing similar or worse conditions. They use legal jargon and contracts to justify everything. They're just looking to take your money!

Unknowingly, I moved into an uninhabitable home on 12/29/23. I currently have up to 400 pages of documents and pictures depicting deplorable conditions.

Conditions that should have been resolved/repaired prior to anyone taking residency. Duties are still ongoing. It's completely absurd, unprofessional and frankly becoming inhumane. The list is endless...

Windows replaced, screens replaced (many more than once), water heater replaced twice and new ones repaired multiple times, severe roof leaks (they were very old and have resulted in mold), mold (still ongoing) supposedly tested and just needed cleaning—a cleaning they didn't do. They chose to paint over the area instead, the plumbing was rusted through and leaking (the outcome was me having to wash into a rain barrel and dumping the water down the driveway for the first 3 weeks I was here). The attic was a fire hazard and definitely an inspector's worst nightmare (loads of wires all over the attic and outside the house and on the roof—most were dead but it only takes one live one to cause a tragedy). I currently have another roof leak, mold, and the first two AC units do not work properly, they run all day and the temperature rises well above the set point.

It never shuts off until I turn it off. They've had more than a dozen guys come out here. There are multiple reasons for this horrible AC. One significant problem is that the AC in the master room, which was added on later, is hooked directly to the unit so it siphons all the air.

As a result, I had to vacate the master room and relocate to the other side of the house. So I'm essentially renting and paying for a 3/2 but living in a 2/1. But it doesn't stop there because one of the other bedrooms, which is used by my granddaughter, is about 15 degrees hotter than the rest of the house. This means I'm actually in a 1/1, but I'm paying for 3/2.

Another significant problem is the rodents that are running around in the attic and within the walls, which has been happening since before I moved in. They've had a pest control person come out multiple times over a few months, but the rodents are still present. They haven't caught anything because they're not professional wildlife and rodent controllers, and they're refusing to bring anyone out here, despite me having my own evidence to prove it. I'm organizing another inspection.

I also got a diagnostic on the AC, but they just seem to not want to do the work. They'd rather keep their money than take care of their tenants, I guess because they can. I'm unsure, but they have a policy that someone above 18 has to be at the house while they work on repairs. Think about how many repair orders I've scheduled.

They've lost work, but they don't care. They've damaged items when they've come here. If it was their equipment, they'd get reimbursed ASAP, but I can't get them to reimburse me. I can't even get them to reimburse me for the $75 I overpaid when I first moved in.

This place is awful, every single one of them, anyone who works for them. They're all terrible. They're basically stealing with all their excessive fees on our rent portals. Their water company is charging extra for the water services and I'm not the only one stating that they're adding unnecessary charges.

They're padding the bill. It's insane. I'm living with rodents and it's apparently okay. They seem to let that happen even though I didn't rent a house that came with a rodent problem.

That was not the agreement I was under, and this is Florida. We need AC that works right!

I live next to the Invitation Homes property located at 1106 SW 335th Federal Way, WA 98023. The property is not maintained, and when it was advertised on IH's list of available properties in 2023 and 2024 Invitation Homes used 10-year-old photos and listed amenities that don't exist, like a deck.

The deck was rotten and finally removed 4 years ago (which displaced the rodents living under it and caused a rat problem for the entire neighborhood). The place is a dump!

The neighborhood HOA has repeatedly notified Invitation Homes about the peeling paint, cracked window trim, dead shrubs, mossy driveway and roof, black mildew on the siding and roof, weed control, and the 10 massively overgrown, dangerous evergreens that clog the storm drain and sidewalks several times a year, asking them to please clean the place up. And they won't.

(If one of those evergreens falls over or a branch comes down during a wind storm someone could be killed--they are enormous and top-heavy and pose a risk to other neighborhood residents.)

Attaching photos of the actual condition of the house.

I strongly urge anyone considering renting from Invitation Homes to look elsewhere. My experience with them has been nothing short of frustrating and disappointing.

First, they are incredibly slow to make repairs.

Ive had leaks and stains on my ceiling for months, and despite multiple maintenance requests, they have yet to resolve the issue. Its clear that tenant comfort and safety are not priorities for this company.

On top of that, their fee structure is predatory. They charge $10 every month for an air filter, yet you only receive a filter once per quarter. This means youre paying for services you dont receive, and by the time all the monthly fees add up, youre tacking on an additional $50 to $75 or more to your rent each month.

After two years and three months of living in this property, they suddenly took the water bill out of my name and placed it into theirs without any warning.

When I reached out to Nicole Hines to explain that I couldnt afford yet another fee, her dismissive response was, Its only $10.00. This lack of compassion and understanding was a slap in the face.

To Invitation Homes, tenants are nothing more than numbers or transactions.

Despite consistently paying my rent early, they have shown no regard for my concerns or well-being. This company has done me wrong, and I will absolutely not be renewing my lease with them.

Save yourself the headache, the stress, and the unnecessary feesdo not rent from Invitation Homes.

On our recent bill there were 2 charges for $35.00 with no reason except Violation Admin Fees. We had 2 violations in our first month which were cleared up within 20 minutes and 2 days (due to receiving them on a Saturday).

We were NOT informed of these fees. We have made at least FOUR calls and sent THREE emails to discuss these charges in the past 2 1/2 weeks and NO ONE as responded.

Since moving in on June 1st, we have had SIX maintenance calls for a water dispenser that does not work in our refrigerator. Repairs lasted 20 hours to 2 weeks, we still have no water coming from the fridge. It has been a month since we reported this time and they keep pushing back our appointment!!

The ice maker has been repaired once. The dishwasher didn't work from day one and it has been replaced after two calls.

Responses are virtually non-existant and repairs are shoddy at best

It is a shame that this platform does not allow consumers to give a business 0 stars. Invitation Homes in Charlotte is the worst leasing experience I have ever encountered.

From walls in the same room having different colors (even on the same walls) to a yard that has not been cared for in a long time to the AC unit they refuse to mount to the pad to the house wide electrical issue that are causing surges. Seems like it is unethical to charge the full rent amount when the tenant cannot use any appliances without the lights going off and shorting out outlets. The smell of smoldering wires is not an emergency by Invitation homes standards. The problem is they lack accountability.

They hire the cheapest contractors possible and fail to thoroughly inspect the shoddy work that was completed. The job of managing properties is the easiest, all you must do is promise to fix something and ignore the tenant after the poor workmanship is completed. They came to touch up my walls and made them look the same just in different places. Yes.

I know it sounds insane but look at the pics. They did not even paint from the baseboard to the ceiling. Not to mention they did not put down drop clothes and damaged a few personal possessions. Please do yourself a favor BEFORE moving into their "As Is" rentals.

Document every aspect of the house with pictures and videos. You will see the pictures I included, they do not care about quality, just making money. The only positive experience I have had was with their call center agents. You can tell they feel bad that a paying customer must call numerous times to get a response.

It will be amusing to see what boiler plate response they attach to my review. If you are ok with subpar conditions and contractors that rush jobs because the company does not care about their work, this is the leasing company is for you. Looking forward to building a website dedicated to this companies horrible customer service. You should really treat your tenants and property better.

If you have a long-term vision, better kept properties and customer service means higher rent. (FYI still no response on the electrical issues 5-6-24)

This company does not take responsibility for the maintenance of the property and puts the neighbors homes at risk. This company Bought The property next-door to me, 3745 Habana Street, which has a dangerous, invasive, species tree growing right on the other side of my fence.

It is fast growing, and has extremely brittle wood, and is recommended by the Florida Department of agriculture to be killed, including the roots to stop rootlet spread. I have already spent thousands of dollars, as have my other neighbors, cutting back this tree. Because of the height and the angle, I cannot cut it in a way that will make my home safe from High wind events because it's too tall but leans toward my house. This tree also has limbs that snap many over my house, and it has already had several limbs come down.

I have sent a certified letter to the address on the tax records and I received no Response. Meanwhile, limbs are snapping, and Duke energy came out and trim the tree only on that side. Still it's hanging over my house on the other side. Then after talking to an account manager on the phone, she told me "the residents have the home, and the residents have to put in a work order If they feel the tree is dangerous" To me, this was pure and utter unaccountability, brush off, complete disregard for neighbors in their own property.

To say that it is up to the tenants to have to make a decision about a tree that they probably really don't care about because it's not hanging over their house is absolutely absurd. Living in Florida we have a extremely high hurricane deductible that I cannot afford, and I also do not have any friends or family that I can live with if this tree comes down on my house and puts *** in my roof. I also do not have the money to pay for hotel rooms while waiting for the insurance company to cut me a check for loss of use. I have my deceased Families belongings in my home that I would rather not be destroyed by rain and winds because of this tree, damaging and penetrating my roof.

I find invitation homes to be completely irresponsible and extremely bad for communities.

Not only are they bad for people who are looking to buy their first home because they buy up all available starter homes, but they're bad for neighbors as well. I feel completely helpless as a single older woman with severe Spine issues and no one to help me and now i'm against these people that are threatening my home that I have worked my whole life for and they won't do anything to help because all they care about is money.

I want to shaHre some unpleasant experiences with Invitation Home here. So people looking for a rental can be aware.

I rented a townhouse in Boca from Invitation Home in July 2022.

The rental market was super hot at that time. I grab whatever is available in the market without researching. They are notorious for increasing the rent crazy after the first year. In May 2023, they want a 15% increase in rent while the Boca rent drops 2-5% according to Zillow.

I negotiated with them and got a 7% rent bump. In May 2024, they came back with another 15% increase in rent while Boca rent dropped 5-7% according to Zillow. What is more ridiculous is that they rented my neighbor's townhouse 10% cheaper than me while the house is 20% larger. A similar townhouse in the community is way cheaper than mine.

After a lengthy negotiation, they still want a 7% increase. So I decided to not renew.

Then the leasing clerk came back and told me I had to give a 60-day notice for not renewing the lease! And they want to charge me 15% higher monthly rent and a 20% MTM surcharge. So they can rip almost another month's lease from me.

I sent complaints to their CEO and no response at all.

So I do not know what else I can do but share the story with everyone here. So be aware if you see any house invitation home house for rent, make sure you know that you will have to pay 15% more next year.

Also, their maintenance sucks. I can share another story on this.