My issues with IH didn't arise until the move out process earlier this year. We ended up notifying IH about leaving pretty early because I figured it would give them time, more so us, to get stuff sorted out. I knew they would nit-pick to keep as much of our security deposit as possible. We were unsure about when the lease was up so we left on September 1st of this year. A few weeks later, we were told it was up on the 8th and we would pay a pro-rated rent. Okay, fair enough. I expected that. So my partner and I take care of most of the cleaning and repairs, with help from the two roommates when they had the time. We dropped off the keys on the 1st like instructed and made sure all of the move out procedures were finished. The office informed us that it would be about 30 days until we saw the security deposit check, if we even got one. Okay, fair. We'll keep an eye out. About two weeks later, we get it. We signed for it and opened it up to see "Past due rent charge" had taken a good chunk of the deposit. Now, we had already paid rent. We had paid about $98 on September 1st. We had called the office, double checked that we owed nothing else and only that, so we paid, being reassured no other charges would be present in the future. As you can imagine, both my partner and I were very concerned and confused. So I called the office the following Monday as the check was dropped off on a Saturday. I asked if there was someone I can speak to about it. I was referred to our property manager, Tea. This lady has NO IDEA what she's doing. My roommates nor my partner nor I have ever been able to talk to her without it being an extreme headache. She never answers her phone and rarely answers emails. Her emails must be copy/pasted because they're normally riddled with typos and incorrect grammar. So I knew that was a bust for a phone conversation. The secretary, Karen, explains to me "Put the dispute in writing and email it to her". Alright, I can do that. IMMEDIATELY after I send it, I get confirmation that the email was forwarded to another property manager named Melody. We were then told it takes 15 days to settle the dispute. Amazing. To make a long email short, essentially what I asked was the following, "We already paid rent. We were charged $98. Why are we being hit again for almost $350?" I figured they would say, "Oh it was an error in the system. You actually owed $X amount." Or something to the like. Pretty much, I wanted a clarification as to why we weren't informed we still owed rent and then punished by it being removed from the security deposit. What they told me was the following, "You had to pay 8 days of rent. You only gave us partial payment. Therefore we took it out of the deposit. The dispute is over. We're closing your file". I already knew we needed to pay 8 days of rent. That's why the number $98 didn't make sense and why we called in to make sure that's all we owed them and nothing else. I wanted to avoid get hit with late rent if we did owe them anything. Unfortunately, it happened anyway. So I decided, "This isn't over". Since September 18th, I had been trying to get someone to speak to me. I was ignored, told I or my partner would get calls back, emails were not responded to, etc. After TWO WEEKS of repeated calling and emailing, I had had it. I called a lawyer and asked them to review all the emails, paperwork, contracts and the like to make sure what was going on was kosher or not and if I needed to pursue legal action of any kind. Essentially what I was told was they used a loophole in the contract to get rent out of our security deposit and give us as little money back as possible. They didn't have to tell us if we still owed them rent or not because we technically already paid partial rent. Finally, I called up, said I had spoken to a lawyer regarding this and wanted to speak with Melody or Andrew, the two higher up property managers (I do not remember their actual titles because it's garbage anyway and they're all incompetent). I finally got him on the phone and he sounded like I was the last person on Earth he wanted to talk to. (I can't imagine why). I didn't want answers from him because my lawyer had figured it out for me. I told him what they pulled was INCREDIBLY shadey and unprofessional. I had a feeling they were hiding something and it did not sit well with me; that they should've told us we still owed rent. We would have happily paid it. To wrap this up: DO NOT RENT FROM INVITATION HOMES. After a lot of digging and homework, I found they've had a bad reputation since 2013. It's the same issues over and over again of the houses being disgusting and overpriced and people's security deposits being taken for things that shouldn't have been charged. They ignore you and find every excuse in the book to not be on the phone with you and let their secretary Karen take the brunt of the BS. They will find ways to steam roll you and get as much money out of you as possible. read more

We rented a what seemed to be a lovely home in the Stonebridge development of Mandarin, Jacksonville from Invitation Homes. They were helpful with getting us right in upon approval our application. In fact that was the ONLY time they were helpful. Within a few weeks we realized we were living a real life episode of Infested, you know the show that highlights horrific living conditions? We viewed the house on two separate occasions and it seemed adequate, but upon move-in I noticed a few dead bugs, to which I thought "no big deal the house has been empty for a bit these things happen." Boy was I wrong! Imagine cock roaches crunching under your feet when you walk into your kitchen, bathroom, laundry room, and especially the garage. When considering Invitation Homes consider SPIDERS (and bites) ranging in size from microscopic to the size of a fifty cent piece and they are everywhere. And imagine Invitation Homes telling you they will not budge on helping you because it "must be a problem you brought into the home!" Excuse me, but I have NEVER in my life had any type of insect infestation. "Extermination is a tenant responsibility" when Florida statues clearly state otherwise. So if you love bugs or footing the hundreds of dollars for extermination like I did then you will love this company! Three weeks, three weeks, THREE WEEKS; that is the time it took Invitation Homes even respond to my maintenence request for a broken dishwasher. Even at that I am pretty sure the only reason I got a response is because I called the "Property Portfolio Manager (who couldn't manage his way out of a cardboard box; I'll get back to that)" over 30 times. I finally called and emailed the President of the company. No worries there though because it only took another week and a half to send a technician to fix the dishwasher. If you like to pay high dollar rent and hand wash dishes this is a great place to rent from. Do you love the smell of cat urine? I don't own a cat, the entire enclosed patio and many other areas inside the house is overwhelmingly enchanted with the pungent aroma of cat feces and urine. Invitation Homes provides all houses with NEW CARPET, but not new carpet padding. So all seems well when you move in, but within a few weeks whatever is left behind in that old padding is your new roomie! I have done everything possible to make this house a home, but everything is done as cheaply as possible. Invitation Homes is the definition of corner cutters. They use the cheapest paint! If you try to wipe away a child's handprint for example, the paint comes right off the wall! Enough about the house itself, let's talk customer service. As you can imagine after calling my Portfolio Manager 30 times, I was feeling pretty irritated. When I finally spoke with him, he said "the dishwasher at my apartment has been broken for months, it's not a problem for me." Great, that is great I'm sorry I'm not a 30 year old college drop out forced to work for a horrific property management company and live in a run down apartment; sorry that is besides the point. Back in track: I told him he was rude and a terrible "property manager," I told him that I wasn't concerned with the slum conditions he chooses to live, and I told him that I would find better housing and when I did I would make sure to let it be known to every single person of his company what a lousy employee/company representative he is to which he replied "eff you you effing beep!," (in much hasher terms of course) and hung up on me. Not only I am yelping about this "company," I am moving out after only 6 months. I will be in contact with the Better Business Bureau, I will be contacting my friend who writes for Navy Times as this is a multi-state company in many military areas, I will be hiring an attorney, and if I have to I will stand out in front of their establishment and warn every person who walks in their doors what kind of company they are considering! read more

I am sharing this on behalf of my daughter: PLEASE READ! UPDATE: 03/17/2025: Received an email this morning from CAITLIN DEMPSEY at Invitation Homes: She accused me of lying in so many words. Accusing me of not returning emails? I have pages of documentation and pictures that have been sent to Invitation Homes. ...... DO NOT RENT FROM INVITATION HOMES! In addition, last night the toilet literally started flooding sewage from underneath on the floor! DISGUSTING! Placed the work order, but apparently it is not an immediate concern. PLEASE READ THIS REVIEW IN IT'S ENTIRETY! Florida has a law called the WARRANTY OF HABILITITY: It's a fundamental concept in FL landlord-tenant law, requiring landlords to ensure rental properties are in a safe livable condition. The essential amenities like running water, functioning heating, and properly working locks must be provided. Landlords must also maintain common areas, manage pests... In Florida, the "warranty of habitability" obligates landlords to provide and maintain a safe, livable environment for tenants, and failing to do so can lead to legal consequences for the landlord. The Federal Trade Commission filed a complaint against Invitation Homes for such damages that were incurred by the tenants. Invitation Homes has agreed to a proposed settlement order that would require the company to turn over $48 million to be used to refund consumers harmed by its actions. The corporate landlord will also be required to clearly disclose its leasing prices, establish policies and procedures to handle security deposit refunds fairly, and stop other unlawful behavior. https://www.ftc.gov/news-events/news/press-releases/2024/09/ftc-takes-action-against-invitation-homes-deceiving-renters-charging-junk-fees-withholding-security When I had all I could take, because my son has health issues now, being seen by a doctor due to the mold issues, that has went ignored, I threatened to file with the FTC. Invitation Homes is now strong arming me into moving out at my own expense. They refuse tlet me break my lease without penalty. They came in on top of me,completely ripping out drywall, bathrooms, tiles and fixtures. No one offered to move me. They sent their team in to tear down the house, litteraly. A repairman told me it is is so they could rent it out immediately after. Black mold was never resolved. No mediation of the mold. I have no ceilings in my dining room where rats, squirrels, scorpions, and a snake continues to come my open ceiling and in thru the roof that leaks. Ceiling fan sparks in my son's room (they did replace that 6 months later). There is so much more! DO NOT RENT FROM INVITATION HOMES! IT COULD BE A NIGHTMARE!!!! read more

Dear Lawyers, My name is David Aristil. Three months ago, I applied to move into a community called Groove Pointe Townhomes. When I applied online, a lady named Katie, who works for Progress Residential, contacted me to help along the way. I wasn't sure when to move, but finally we decided on a date July 23rd. About one week before I moved, my wife received an email from Progress about a special offer "save $1000 on your first month of rent." I called them to ask if I can get that same offer. They told me I couldn't unless I moved to that townhouse. I didn't mind because it was on the same street (technically, same townhouse). It was even a little cheaper. Katie called me back and said I talked to people. You don't have to move to the other one, we will give you the $1000 for the one you applied for. I told her ok. To move in, I paid 1790 Security Deposit and 425.16 for the prorated rent. During the orientation on the Zoom call, I brought up the special. Melanie Skiba told me, don't worry, you will see the credit on your August bill, and if you don't see it call us. I called them at least 3 to 4 times. Every time I called, I felt like they were lying to me. The last person I talked to said if you don't see it on August 1st, you can pay your portion and they will take care of the rest. On August 2nd, I paid $890. A week before that, my wife and I received an email from Progress that says we will no longer represent Groove Point. If you need any assistance, reach out to Invitation Homes. I still believe that they were going to do the right thing. However, on August 4th, I was charged a late fee of $125. That's when I realized they were lying to me. When I contacted Invitation Homes, they told me that it is not on my lease agreement. Even though I showed them the text conversation I had with Katie and all the recorded calls and the Zoom call as well, they still don't want to do the right thing. This morning, while I was taking my daughter to school, at the front door, I saw a three day notice to pay rent or deliver possession. It is frustrating. I am probably going to be evicted for something I didn't do. That's tough. If any of you, lawyers, could help me get this resolved, I would greatly appreciate it. Edit: Thanks to Laquesia Barron from Invitation Homes for resolving this issue. Change one Star to Five Stars! read more

Cristina Filippelli, you are an angel! She was our leasing experience specialist and has been nothing short of amazing throughout our entire moving process. She has ensured a seamless and stress-free transition into our new home, especially coming from overseas. Cristina's commitment to excellence is truly commendable. She has gone above and beyond to address all of our queries and concerns, providing timely and thorough responses that have greatly contributed to our peace of mind. Her professionalism and dedication to her role have made a significant impact on our overall experience. What sets Cristina apart is her proactive approach to ensuring that every aspect of the leasing process is handled efficiently, and making sure we don't forget anything, and giving us all the information we need prior to moving. She has consistently demonstrated a genuine concern for our well-being, and has proven herself to be an invaluable asset. Her friendly demeanor and positive attitude have not only facilitated effective communication but have also made us feel welcomed and valued as tenants. Cristina Filippelli is not just a specialist, she is a true professional who goes the extra mile to ensure her clients are not only satisfied but genuinely delighted with their experience. We are grateful for her exceptional service and would highly recommend her to anyone seeking a stress-free and enjoyable leasing process. Thank you, Cristina, for turning what could have been a challenging transition into a positive and memorable experience!! read more

Why does it seem we always have time to comment on a negative situation and rarely any time to thank someone for a job well done? This evening I'd like to take a moment to say, "Thank you"! Thank you to Ms. Laquesia Barron (Invitation Homes Customer Service Representative). Earlier today I called to ask about an extra charge which appeared on my monthly statement. Before speaking with her, I briefly spoke with another CSR and that person either did not want to clarify the charges or she just didn't know how, so after pulling up my account and reviewing it, she then asked me to hold and after almost 4 minuets of holding and listening to silence, I hung up. I eventually called back and was fortunate enough to get Ms. Barron. I've spoken with her in the past on at least two different occasions and each time she was pleasant, patient, and most important very professional. Her phone etiquette needs to be taught to others. In the future, I hope to have her on the other end of the phone when calling in. I have rented from another LARGE renting company and overall, this company surpasses that other company by far! Invitation Homes does not make one feel as if they are just a number, and then having employees such as Ms. Laquesia shows they sincerely care who they have working for them. Thank you 'Invitation Homes' for all that you do for my family and me. Most important, "Thank you Laquesia"! read more

May Management and Invitation Homes are a joke. Ever since we moved in to our home (that we pay WAY too much for already), we have had nothing but issues. The first night that we moved in, we got a violation for having a moving trailer in our driveway overnight. Then we got a violation for parking on the street IN A CUL DE SAC!!!! Now everyone in the neighborhood just got tow violations for having cars in the street. It was 8:30 PM when they started passing out the violations!!!! So now we can't have visitors? What about the residents that can't fit in your tiny driveways (that you people are too cheap to fix collapsed ones for your residents)? May Management and Invitation Homes are trash. We pay over $2,300 a month to live in a house that is worth $1,750 at best. Everything in this silly area costs money too. If you have more than 4 people in your household and you all want passes to go to the gym, pools, rec center or simply into your own neighborhood, cough up some more money on top of your overpriced rent. Should we also add that our "gated" community isn't so gated when the gates never work. Either they're shut and you can't get in at night because they're broken, or they gates are open and ready to invite criminals in. This HOA is a joke. It may be time to speak with my attorney. read more

Brandi is an absolutely amazing Realtor and a true professional with a heart of gold. She also happens to be a Super Mom, which made me admire her even more as a fellow mom of three under four. After searching for a rental home for over six months, Brandi stood out from the rest. She took the time to truly understand my family's needs -- especially the safety and well-being of my children -- and treated us with such care and respect. I've never rented a home before, and I was honestly terrified. But Brandi walked me through the process with so much patience, compassion, and attention to detail that I finally felt safe and supported. She found us something close by, convenient, and safe -- and gave me the peace of mind I hadn't felt in months. I also want to say a huge thank you to Raul, the home superintendent, who went out of his way to make sure every concern I had was addressed before move-in. He walked me through the home personally and made sure that all necessary repairs and safety concerns were taken care of right away. He was respectful, thorough, and incredibly helpful. Thank you both, Brandi and Raul. Your teamwork made this move possible for me and my babies, and I'll always be grateful. Invitation Homes is lucky to have such caring, dedicated people on their team. read more

Great Experience. I was very skeptical in the beginning because I didn't find a lot of good reviews from the company in the Jax area and the ones from other areas left much to be desired. We signed a year lease in August 2013 and were subsequently transferred in February 2014 and had to break our lease. I was so nervous that we were not going to get our deposit back but that didn't happen. We signed all documents electronically (docusign-which automatically creates an account for you to access the forms you sign). We had to leave the area without a walk through signed off and that made me even more nervous!! I knew they had the upper hand and could have said whatever they wanted because I never had it signed off in writing but they did not take advantage of us. I would totally rent from Invitation Homes in Jacksonville again!! Also-I forgot to mention that we had more than 1 dozen maintenance requests and they were all followed up on within a day or less. I couldn't believe how outstanding the maintenance crew was and we had at least 4 different people out (they have a full staff and send who is the closest to save the tenant time!) read more

Thanks goes to Christina Britt at Invitation Homes!! Recently, we had an extremely aggressive rat in our home, that my husband awoke to at 5am to discover it trapped to a sticky trap that was placed by Terminix; it charged at him with the trap attached to its' tail and went under the couch, only to resurface sans trap and tail. We called Invitation Homes and Knox came in and said the pads weren't placed properly and readjusted and added others to attic. Pretty scary, nonetheless, especially as I work from home. We were given a $200/night guarantee/OK from Invitation Homes for hotel stay from Friday - Monday, and again on Monday night until Knox could come back out and patch where the chew marks were in the attic. There was a golf tournament so hotel rooms weren't as affordable as normal. We didn't get credited that month, towards rent, but it was taken care of the next month. We recommend Invitation Homes to others and have been renting for 1.5 years and plan to renew again, due to high home prices at the current moment. Christina Britt took care of things for us and made it happen!! Thanks Christina!!! read more

I just wanted to start out by saying the moving process from Longwood Fl to Jacksonville was by far one of the most stressful situations. We went through so many companies, viewed so many houses and talked to so many people. We even found an issue with a company days before our move in day. Heather Sanders Is by far the person to request to walk you through the all the stress and worry of renting a home. She was always there no matter what and always had the answer. She even found us a home two days before we were set to move. Her up beat attitude and willingness to help even after we got the house Is truly a blessing. I hope she gets told often of how great she is! Heather also got us in touch with Christina Britt who now is in charge of our questions and concerns. We addressed her with an issue and within a day she was able to resolve the issue and make sure it would not be repeated. This company is very great and full of very helpful and kind people. Also we love our home so much. We hope that when it comes time for you that you see what this company has to offer and that they can make you just as happy! read more

My husband and I had not rented in over 20 years so moving in to a rental again was not something we looked forward to even though it was a temporary move. We were pleased with the way Invitation Homes managed all of the maintenance needed and pro-care appointments to care for the home. Any time we needed assistance with anything, our CSR, Christina Britt was just absolutely beyond wonderful in helping us to manage our needs in a timely and professional manner. We found her to be a woman of integrity and honor, and these are qualities you just don't find in people every day. She is definitely a valuable asset to Invitation Homes! Christina was committed to the quality of customer service we received in every way and her professional assistance was extremely valuable! We have now vacated the rental and relocated out of state and Christina was kind enough to oversee every detail of our business through to completion. We would recommend Invitation Homes to anyone looking for rental properties! Thank you Christina Britt, and the team with Invitation Homes in Jacksonville! read more

I have been renting fromInvitation homes for over 2 years now. I have been all over the place with the Jacksonville management team. I have to agree that they don't care about their tenants. They charge late fees even for us on allotments from the government when the first of the month lands on a weekend or holiday. They don't care, even though Florida law states that they can't count those days. The only time you get their attention is when you call the corporate offices. I don't understand what keeps them so busy that they can't do their jobs? Or why they don't obey state laws governing landlord/tenants. These guys are headed for a class action lawsuit regarding late fees. They won't be the first company in the property management business to get sued for this. Remember Fairbanks Capital? Huge lawsuit against them! For the same thing, charging late fees when they weren't supposed to... I really hope they change for the better. Their tenants are who pay their paychecks! read more

I initially read several negative reviews of Invitation Homes and almost chose not to rent with the company, however, my experience has been great. They have been responsive with maintenance requests and just about everyone has been helpful and professional. I do not regret leasing through Invitation Homes. I would specifically like to mention and compliment Keith Mess. Keith was the leasing experience professional for my area and was extremely helpful when I was renewing my lease. Even after he was transferred to servicing another area of Jax, he still took the time to return my call and answer all of my questions when the new specialist for my area was out. Keith is EXTREMELY helpful and patient - I ask a lot of questions and he patiently responds to each one of them. He returns calls and answers emails promptly. Keith Mess is an exceptional Invitation Homes employee. I cannot say enough nice things about him. Thanks Keith, you are appreciated! Kina Jackson. read more

I stumbled across a home for lease the interested me on, I think on Realtor.com, so I requested a viewing. Heather Sanders called me and we got talking and she was kind and quickly understood that I had no clue about leasing a home from a management company. Heather has been a great support/guide through out the application process and now are venturing along the path to getting the lease signed. I would also like to mention Mike Porter, he gave me the Maintenance Orientation today and he was very friendly and gave a thorough inspection of the house along with being quite informative about what I need to do once I move in, i.e. going to the Maintenance portal and getting signed in making sure not to miss the post move in maintenance appt. date. I feel very confident that if ever I need something fixed in my new home that Mike and his crew will get the job done as quickly as possible and it will be done right. That's a nice feeling to have when leasing a home! read more

Beware - Slumlord Smoke and Mirror Rentals in a shiny suit. Too many issues with the home to even list - unusable clogged main plumbing, all doors and most windows broken in some fashion. If it's not a direct health or safety issue, it's your problem. Just make sure you take a month vacation off to be home while they renovate their property on your dime. It's fun, because they make you spend the effort to inspect and log it all on their portal - totally automated on their side. They miss scheduled work, too bad, but if you miss it, expect $75 added to your bill. $95.00 / month for a pool that needs refinished! You get to pay, you get no pool use, you get disturbed, and get to pay extra for the water and electricity.... priceless. Oh and no credits, can't even get your $95 / month back. Huge leases to sign covering the company in every aspect. Good luck with these greedy slumlord landlords, run for the hills. read more

I recently moved into my first rental house with Invitation Homes. Thus far, it has been a great experience. However, please note that I have not yet seen how Invitation Homes deals with necessary repair requests. I will update my review in the future. The interior of the house looks great, and it appears to have been recently renovated. In addition, the house was delivered clean and everything works perfectly. My rental house is a smart home, and that did worry me a little. However, everything has worked seamlessly. Communications with Invitation Homes has been great and everything agreed upon has been delivered. This is my family's 3rd rental house with a corporate landlord, and Invitation Homes has provided the best move-in experience of the 3. So far, I feel that the rent I am paying is well worth the living conditions provide. read more

I have rented homes/condos for over 15 years. This was one of the best experiences I have had. Anyone that I was in contact with, from the field team, vendors and main staff were great. One of the main reasons people decide to stop renting from someone is maintenance. Maintenance with IH responded better than apartments that I have lived in! That is incredible to me. You always receive a call the same day from someone whom is very pleasant wanting to assist and schedule your maintenance. Email responses from staff are prompt and professional. It is a smooth transition from the move in to the move out. Brandon W was my portfolio manager and he was kind and professional even through my tougher questions. If I am ever looking to rent a single family home in the future IH will be the first place I start! read more

Christina Britt is a God send. She is patient and kind all at the same time. She has great customer service, even when she is not having the best day. She will help you with your needs even when you think its impossible but you must take care of your side as well and communicate with her at all times. I am so appreciative with every outcome everytime I have spoken with her. ... Now the maintenance department at Invitation Homes need Jesus! They change your schedule without consulting with you and come by your home during unauthorized time frames. . Set up appointments without telling you. They also add HOA fee disputes to your bill without notifying you and without giving you time to fix whatever the issue may be...it's so annoying! Other than that, the houses are not too bad to live in. read more