On time, honest, great work. Fixed my door issue fast. Great communication, highly recommend!

Supervisor Technician (Charles) is phenomenal and very informative. I had a couple of maintenance requests during my move in orientation and he handled them immediately by resolving it himself. The home is equipped with additional features like a resident app to control door locks, HVAC, maintenance requests, rent payments; very convenient. The rent includes Water, Trash, Sewer & Spectrum. I scored my experience 3 stars bc I am spammed with a survey request for every single thing possible. The move in process was simple but overwhelming with so many texts and emails. It was impossible to keep up. The home was inspected for cleanliness prior to my move in but had drink/ food splatters on the baseboards and walls from previous tenants. The paint job was incredibly sloppy and unprofessional. It is obvious that they hire cheap/unlicensed contractors to clean and paint. ​ read more

DO NOT RENT!!! 738 Brighton Ln. Garland, TX 75043. You will be very disappointed. The home has foundation problems. The windows are so old, and the air seeps out every which way you can imagine. Winter months light bill maybe $150.00 due to poor house maintenance your light bill will be $600 in the summer months. The roof is falling, the fence is rotting and falling apart. There are cracks throughout the entire house. This leasing company is horrible. They take your money you can NEVER get a hold of anyone with authority. Every time you call you must speak to a call rep that barley speaks English. When it comes to repairs on the home, they send out 3rd party contractors to put bandages on major issues. Every single 3rd party contractor that came to the house stated that the leasing company "Invitation Homes," are cheap and my repairs are just that. The front bathroom is filled with mold. They take your money and the repairs are subpar at best. I have chosen to leave the home due to improper treatment as well as the decline of the home. They will just go in and paint and make it look pretty, only to scam another family to move into a home that has mold and foundation issues. They knew that the home has foundation issues and neglected the home as you can see where the walls are breaking apart with the mesh behind the paint. Again just proof of the subpar repairs. I would give this company no stars if I could as I feel like they are just a money hungry company and don't truly care about the tennants and the conditions they provide to live in. My story is just one of thousands of similar experiences: add-on fees, bogus charges levied against security deposits, poor living conditions, and no real recourse for renters. Even after losing a recent FTC class action lawsuit, this company continues its fraudulent practices, relying on renters being too busy or powerless to challenge them. Don't be fooled by their social media response- they'll "look into it" to save face on social media and then do nothing about it. read more

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We had a very disappointing experience with this company and can understand the current low rating. Our interaction was over the phone, and the conversation quickly became dismissive when it seemed we might not meet their criteria. Instead of clearly explaining qualifications or possible options, the call ended abruptly, and we were unable to follow up afterward, as communication was effectively cut off. For context, my husband and I both have credit scores close to 700 and are actively looking to rent. I am newly relocated to Tampa and currently working part-time, but our household finances are stable and should be evaluated as a whole. Even if we didn't meet specific requirements, a professional explanation and respectful communication would have made a big difference. The lack of transparency and follow-up was frustrating and felt unprofessional. Future renters may want to ask very detailed questions upfront to avoid similar experiences. Avoid Mary Wright!! read more

I don't think that the company that owns the house should compromise the integrity of the home and the neighborhood by making patchwork repairs ... if Invitation is doing this shoddy work on the exterior of the property it makes one consider what do they do to the interior read more

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Slumlords!!! Don't waste your time renting this house. The last tenants reported mold issues over a year ago and nothing was ever done. There are birds in the attic and bees throughout the house. Please request an outside inspection if you do decide to rent this house. Your health is your greatest asset. The address is 5725 Crystal Springs Way, Powder Springs, GA 30127 read more

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NO STAR REVIEW: Renters Beware -- Deceptive Practices & Illegal Deposit Withholding Protect your finances and look elsewhere. Invitation Homes operates in complete bad faith, systematically violating state laws and utilizing deceptive administrative tactics to wrongfully capture tenant security deposits. Upon moving out, they illegally deducted $308.18 from my $2,195.00 security deposit. They charged me for pre-existing conditions explicitly documented on my 2022 move-in forms, standard wear-and-tear, and a known manufacturer factory defect inherent to the property's Frigidaire appliance.Critical Violations to Watch For: The Delayed Move-Out Trap: Under Georgia law (O.C.G.A. § 44-7-33), landlords must provide an itemized damage list within 3 business days of move-out. Invitation Homes deliberately withheld my statement for 12 days (until June 12), completely stripping away my statutory right to inspect the alleged damages. Misrepresenting the Law: When questioned on a recorded line, their out-of-state customer service team explicitly fabricated timelines, falsely claiming they had "15 days" to provide the report to cover up their statutory non-compliance.Total Corporate Silence: I submitted a comprehensive dispute packet on June 19 with clear baseline photos proving the pre-existing conditions. Assistant Portfolio Manager Elyette Kassi and Qualifying Broker Jason Modlinski completely ghosted my file. They blew past their own 7-day promise and the strict June 30 state legal deadline. As of today, July 25, 2026, they continue to withhold my funds without providing a single supporting photograph or invoice. This is a direct echo of the exact predatory behavior targeted in their recent Federal Trade Commission (FTC) action. I am pursuing full legal recourse, triple damages, and filing complaints through gov't agencies who govern them ( FTC, and the Georgia Real Estate Commission). Document everything on day one, video your move-out, and do not let them bully you. read more

Invitation Homes - Property Management Near Me - Sandy Springs, Georgia

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They failed to replace our AC unit for up to three weeks, and then they forced us to go with the rudest vendor they have for the heating and air unit for downstairs. This company is called double G heating and air/impact air. Heather, the lady who answers the phone and who is the owner, is super rude. And one of the technicians is also rude. In this situation, Invitation homes was more concerned about getting the cheapest price from a vendor than making sure their client was treated right. We kept trying to get another vendor out here, but they kept declining. They did not care how they treated us. read more

Invitation Homes - Rude technician in front - Property Management Near Me - Sandy Springs, Georgia

I'm being scammed...I just paid $2,359 June 2nd and June 3rd I owe $4700...I'm so sick of this company. I wish I could post pictures. read more

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Hi Invitation homes. Buckle your seat belts for this one, because this is about to go on every social media and news outlet comment sections I can possibly leave a review or comment on. You are trying to charge my husband and I over $1000 for maintenance work on our HVAC unit that was not running very well in the dead heat of summer. Per our lease agreement, Section 13.1 to be exact, it states, and I quote directly, "Landlord shall be responsible for Major Repairs, including repairs to heating or air conditioning systems...". Obviously, given the above info, my husband and I were a little confused and "peeved" as to why we were getting this bill handed over to us. He talked to a incredibly clueless customer service representative, who then tried to turn back on us and tell us that our " filters had not been changed." this is probably the most asinine thing I've ever heard (I didn't know that this customer service representative came and personally inspected our vents and filters lol) as my husband is incredibly diligent about changing our air filters every three months (filters which, by the way, Invitation homes provides to us at cost to us!) In that case, they must provide us pretty crappy air filters, which I would like a refund on since they weren't doing their job. My husband is a billing manager for probably the largest heating and air company in Atlanta, so he is pretty damn familiar with how ethical and legal billing procedures do and should work. Since we thought the landlord was responsible, we know we're not allowed to call outside vendors ourselves, otherwise we would've called my husband's company immediately and gotten our own quote. At time of service, we never received an itemized bill when the technician left, and we were never notified by Invitation homes that we would have to be fronting this bill until about two months after the service. Since I can read the English language pretty well, I was under the impression that our landlord had this responsibility (which they do.) We never agreed to this cost at time of service. We never got a callback from customer service to further discuss this in a timely fashion as was promised. However, the lovely billing department was quick to call us back and ask for us to pay on the balance. How unprofessional is that? Hence my Google review. In going to drop some condensed Georgia law I researched: Georgia landlords generally have a duty to keep rental property in repair and maintain essential systems they provide, including air conditioning if it is part of the rental and covered by the lease. A landlord can seek reimbursement only if the tenant caused the damage or the lease clearly makes the tenant responsible for that specific repair. We take amazing care of this house and pay all of our rent on time. You guys are predatory, unethical, and in my opinion clearly pulling something not legal. I demand a callback by Monday July 13 by 2 PM. I also want the name of the technician and HVAC company that you sent out to do our air-conditioning maintenance, an itemized bill, and I'm sure WHAT WILL BE A RIVETING EXPLANATION, from your corporate attorneys on how that is legal in an objeftive way. I will not accept made up crap about us not taking care of this house. I'm also pretty sure I'm not responsible for the hellish heat that this summer brought. read more

Invitation Homes - Property Management Near Me - Sandy Springs, Georgia

This is about the 3rd party tech that was sent out to repair the garage door. That tech was great! Tech did not waste any time...showed up on time and got the job done. Again this review is for the 3rd party vendor that invitation homes sent out...NOT a review for invitation Homes! Invitation homes as a whole i would give zero stars to. They are just there for the dollars and do not care about the renters. If you are looking to lease a home with them, DON'T! read more

I just recently moved into a home managed by Invitation Homes. From day one up until this point they have been very helpful. They are very quick to respond to any request. Their personnel is professional, polite, and very knowledgeable. they have been patient when I ask questions because I don't understand. I enjoy living in this Invitation home, which is a smart home and I wouldn't have it any other way this is a great company to work with and the technicians are amazing. read more

So happy with my home. We had issues in the beginning, but after everything, we love the place.

I use to really like this company however my experience with this company over the past year has not been good. 1.) Getting to speak with your property manager is a challenge in itself. You have to go through there answering service before your allowed to speak with someone in your local office IF they answer the phone. 2.) They will make maintenance appointments for you without speaking to you and tell you that someone MUST be home to let them in or you are charged a $75 fee. They do not take into regard that people work. 3.) they charge you fees that they cant explain and then bully you into paying them or get evicted. RUN from this company RUN!!!! The people who own my home are amazing, however they chose the wrong management company to manage their property. read more

I've been living in my house for a little over a year and needed a few things repaired. They sent out an amazing tech named Orthell Davenport who was fast, clean, efficient, polite and did an excellent job!!! Edit: he walked into my teenage son's room (who was home and the technician knew he was home) without knocking for no reason which I find HIGHLY inappropriate for a grown man to walk into a child's room without knocking. & the sink is still leaking. read more

This company engages in blatant, repeated overcharging with virtually no accountability. Despite submitting all required documents for renters insurance well before their deadline, we were charged for renter's insurance and service fees. After more than 50 attempts to resolve it, their insurance department finally issued a credit--but we were told to deal with property managers to apply it, without being given any contact information. The few contacts we do have are unresponsive. Our story is just one of thousands of similar experiences: add-on fees, bogus charges levied against security deposits, poor living conditions, and no real recourse for renters. Even after losing a recent FTC class action lawsuit, this company continues its fraudulent practices, relying on renters being too busy or powerless to challenge them. Don't be fooled by their social media response- they'll "look into it" to save face on social media and then do nothing about it. read more

Ann, my leasing agent gave me the professional support and guidance I needed to complete the procedure(s) Dupree showed me all the interior and how to. Took care of my needs and concerns within. read more

I'm giving Invitation Homes a five-star review because of Kendell's outstanding customer service. After multiple unsuccessful attempts to get assistance through the main number, I called the local office and was fortunate to speak with him. I was extremely frustrated because my stove had stopped working right before the holiday, but Kendell was empathetic, professional, and genuinely helpful. He quickly arranged for a repair and made the entire process much less stressful. I've been a tenant with Invitation Homes for several years and rarely need to contact customer service. When I have in the past, my experience wasn't always the best, but Kendell's kindness, responsiveness, and dedication to helping me were exceptional. Thank you, Kendell, for providing such excellent customer service. read more

I have been a tenant with Invitation Homes for five years, and unfortunately my recent experience has been extremely frustrating and stressful. On February 19, the breaker box in my home caught fire, which could have been a very dangerous situation for my family. Despite the seriousness of the issue, it took four days for someone to come out and repair it. During that time we had no power, and I had to purchase power stations and a generator just to keep minimal electricity in the home. I also had to miss work and make several calls before the repair was finally approved. Shortly after that, on March 6, a maintenance technician came to paint the garage and install new fire alarms. I informed him that my daughter was home while he worked and that the alarm in my master bedroom would need to be replaced later because my dog was in the room. Then on March 9, I received a voicemail claiming that my two dogs had torn the carpet upstairs and that the carpet needed to be replaced by the end of the next week. This claim is completely inaccurate. One of my dogs was euthanized in January due to old age, and neither of my dogs have ever scratched or chewed the carpet. I have lived here for five years and the carpet was already worn when I moved in. Over time it has simply loosened and begun to pull up in some areas, which appears to be normal wear and tear. It is also uncomfortable knowing that a maintenance worker may have been inspecting areas of my home unrelated to the work they were assigned and then reporting inaccurate information. On top of that, there was also confusion regarding my February rent payment. I attempted to pay online on February 12, but the payment was not accepted. After calling, I was told I needed to come in and pay with a money order. Because of the electrical fire situation, I requested to make the payment on February 27, which I was told would be noted on my account. However, the original payment was suddenly withdrawn from my account on February 26, and despite this, a court eviction notice was still issued by the sheriff's department. The entire situation has been mentally exhausting. After five years of living here and doing my best to pay rent and maintain the home, it is disappointing to deal with delayed emergency repairs, inaccurate maintenance reports, and confusing payment handling. I truly hope Invitation Homes improves their communication, maintenance response times, and treatment of long-term tenants. read more

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Despite all attempts, invitation homes is to date still holding my security deposit without providing any invoices, I moved out on November 4th. Also, nobody contacted me about my complaint here or to BBB. The company really does not care and is just waiting to see who will give up on their rights. read more

We rent a 3-bedroom, 2.5-bath home from this company and spent over a month without full use of two bathrooms and our laundry room due to a plumbing issue reported on 4/25. During that time, there were 5 maintenance visits, multiple subcontractors, and constant follow-up required on our end just to get updates. We repeatedly had to take time off work to accommodate appointments, including visits for second opinions and quote evaluations. What was most disappointing was the lack of communication from management. We sent multiple emails requesting updates, a rent concession due the prolonged loss of use of the bathrooms/laundry room, and consideration of a mutual lease termination. Most of those emails went unanswered. I was repeatedly told someone would follow up by email or phone, but callbacks rarely happened. Reaching anyone who could actually make decisions became a part-time job. The only phone number available routes through a general call center, and responses often took several business days. I emailed our assigned property manager six times and requested multiple callbacks without ever receiving a response. After nearly 3 years as tenants we rarely requested maintenance, this experience was extremely disappointing. We are paying for a 3/2.5 home while 1.5 bathrooms and the laundry room were unusable, yet our requests for us to pay discounted rent for the month of May was not necessarily denied....It was completely ignored. I have been reaching out since May 7th for an update on rent concession and finally heard back on May 29th they will put in the request, but it will not be approved in time for June rent. Overall, the trend here is they ignore you as long as possible until they push back their scam. When searching for a rental, we saw many negative reviews and assumed our experience would be different. Unfortunately, those reviews accurately reflected what we encountered. Bathrooms and laundry functionality are not optional amenities, and no tenant should have to spend weeks chasing management for answers while major portions of their home remain a construction site. I would never let anyone in my life personally rent from this company. read more

Honestly, if I could leave a negative star review for Invitation Homes I would. This is the worst rental company ever. Mind you, I have never rented so I'm not sure if this is normal practice, I've been a homeowner since 2018 and decided to rent because we were moving to a new state and weren't sure where we wanted to buy yet. Upon arrival, the AC was broken, it had bugs, there was trash all over the yard, such as dirty diapers, glass, nails, vape pens, which I'm not sure were nicotine or marijuana. The gate was broken off the hinges, and there was a very strong odor. When I put in the work order for the bugs in the kitchen because they were there before I moved in, the woman told me that a work order was put in three months before my family ever even moved in! Telling me that Invitation Homes let this remain an ongoing infestation and did not tell me. Every service tech has came to the home has been polite, but every service tech and every company that they have hired to come and fix things have all told me how awful and how much of a piece of shit and unethical Invitation Homes says! Their own employees are telling people this! The strong odor in the bedroom, a service tech came and went up into the attic, and told me that at some point, it looked like a rat family lived there, and that what I'm smelling is probably the residue from a rat nest in the ceiling above our heads! Corporate will never return your phone calls or emails! And it's impossible to get through to anyone on the phone! read more

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I have to give all the praise to Phillip Minix for going above and beyond with making sure that the customer is taken care of. Thank you for your kindness and making my mom laugh and feel safe. read more

Be very cautious renting from Invitation Homes. I toured a home off Bouldergate near Bouldercrest, and it looked nothing like the photos. The property was not clean or move-in ready--dry rot around the front door, dirty floors, worn and unclean carpet, and an overall lack of maintenance inside and out. This isn't my first issue with them. In a previous rental, there was an extreme amount of feces left behind and a strong urine smell throughout the home. They had already taken my holding fee and security deposit, and I was never able to get my money back. Despite multiple calls, voicemails, and complaints, I still have not been reimbursed for the cleaning costs. This feels like a pattern--homes are listed as "ready" when they clearly are not. Renters deserve better. Still committing the same acts they have been sued for over and over. read more

I was looking on Google and saw many positive reviews that named a few of the same people which I think is so weird because IH is probably the worst company to rent from. I think those people are paid actors. Tuesday we received a violation fee for supposedly grass clippings that were left on the sidewalk and driveway. yard was done a week ago and the yard guy takes everything with him!! well I replied back to the HOA violation fee the same day (Tuesday) it came and added pictures of the yard. Today Thursday we received an email saying that I hadn't responded to it! IH gives you like 7 days to respond before they send "their " people to fix the problem. Last year, we received a violation fee for a damaged fence which was like that when we moved in! During the orientation/walk through, the inspector had to fix it then! I know I responded to that the same day! Two months later they added a 750 fee to our rent because they "never received" the response to the violation fee. And here we are again with them claiming I never responded but jokes on them because I screen recorded my submission! I even added a screenshot of the confirmation! That just proves that the $750 fee we paid was for nothing and that was probably divided between the HOA! read more

Carlos at the garage company was amazing! He was fast, efficient and had a great personality!!!! read more

I hope this is a cautionary tale for anyone considering renting from this company. This company has to be the worst landlord, hands down, in Nevada that I have ever rented from! The rental property was not ready for habitation on the scheduled move-in date! After paying a large security deposit and the first month's rent. The property manager at the time, when informed of such, dared to ask us (my wife and I) whether we were still serious about moving into the rental property after her company had collected our money! As tenants, we deal with excessive Junk Fees! Illegal repair charges that we have to dispute! Valid Work Orders repetitively canceled. Also, they do not want to maintain their property in HOA community unless they get cited! But quick to cite and fine the tenant $35.00 for the smallest infraction! Even if it is corrected within their requested time frame! They call it an administration fee! For what? Sending an email? I think this company learned absolutely nothing from its previous multi-million dollar class action lawsuit and settlement against it! Because it appears they are still up to the same old behavior and shenanigans! Towards their tenants. I would not recommend this predatory company to family, friends, or my worst enemy! Point blank! DNR. read more

If I could give 0 stars, I would. Quite literally just moved out of their property and it's a breath of fresh air. Throughout my 4 and a half-5 years there I had OVER 50 MAINTENANCE REQUESTS. Half of which never even got resolved. I'm currently tryin to figure out how I'm not getting a full security deposit back when my husband and I deep cleaned that place before leaving. I also still haven't gotten any information from September 2025 when I had no fridge for 5 DAYS and asked for money credited because I wasn't offered anything in the meantime. I'm waiting to hear back from them now because we had mail accidentally shipped there after move out and when we went to go get it? It's nowhere to be found. So I guess they don't care about federal offenses either!!! RUN THE OTHER WAY. I'm begging you to choose ANYWHERE ELSE TO RENT read more

For everyone who read my last review. Invitation homes never called me like Vanessa, who responded to my review said. Also, they never responded to my request challenging and requesting more information on the erroneous move out charges they hit me with. This company should be shutdown for how they mislead and screw over their customers. Again I say stay away unless you want endless headaches and to have your money taken from you without any ability to challenge it. Only option is to sue. Guess that's why they are currently in a legal battle. read more

I'm a previous renter of 4279 Duncan Ives Dr and I would like to caution potential renters about this property. The house is an older home which isn't bad but be aware that there are copper head snakes in the yard. There are scorpions coming from the bathroom vents. The neighbor also told me that the previous tenant committed suicide in the living room. The bus for Mill Creek High school doesn't pick up in the area as advertised. HOA will give you violations as soon as you move in for their horrible landscaping. They had to replace a faulty air-conditioning system that had my light bill sky high and I'm still waiting on my reimbursement which they keep ignoring. Mentally I couldn't take it anymore so I moved out two months before my lease ended so I was paying two rents. Be aware of numerous hidden charges. Invitation Homes is a horrible company. read more

Invitation Homes - Copper head snake on the back patio - Property Management Near Me - Sandy Springs, Georgia

I was pleased that they installed a new door for us. Thank you we have appreciated living with invitationp homes

Based on prior reviews and the company's website, I expected the move-in process with Invitation Homes to be smooth and well organized. Unfortunately, my experience has been the complete opposite. On March 23rd, we completed our orientation and full walkthrough of the property with Demetrick. The walkthrough was thorough, and we were clearly told that all issues identified during the inspection would be documented and submitted as maintenance requests to be repaired prior to our move-in date that Friday. When Friday arrived and we came to collect the keys and begin moving in, several of those issues had not been addressed. The refrigerator was still not functioning, the guest bathroom toilet still had a crack in it, and the cold water in the bathroom sink would not turn on. After multiple attempts to reach someone, I was finally informed that the only issue reported for the home was the toilet. We were even instructed to run an extension cord through the kitchen in order to power the refrigerator. I was then advised to submit work orders myself for repairs that should have already been completed prior to move-in. When a plumber eventually came out, additional problems were identified. The bathroom sink faucet was not working because the valve had been deliberately turned off to prevent a leak from being noticed. Once the valve was turned back on, water began leaking immediately. In addition, the toilet, sink, and tub were leaking into the garage--something we had noticed during the walkthrough but were told the source was unknown at the time. There are also concerns regarding the Ring camera system that tenants are required to pay for. We were informed that we cannot gain access to the system for 15 days because the previous tenant has not released the account. This means we are paying for a service we cannot use while the previous occupant may still have viewing access. The company promotes "freer living," yet the process has been far from convenient. There is a separate app required for rent payments, maintenance requests, the Ring system, the smart home system, and utilities. Rather than simplifying the experience, it has created unnecessary complexity. Additionally, I never received any communication regarding trash pickup. I spent another hour attempting to reach someone for clarification, only to find out that I had already missed the scheduled pickup for the week. Overall, the move-in experience has been stressful and poorly coordinated. I have had to take four days off work simply to be present for ongoing repairs and maintenance that should have been addressed before occupancy. The only positive part of this experience has been the professionalism of the electrician who resolved the socket issue and Gavin from the plumbing team. Both were courteous, professional, and handled their work efficiently. Invitation Homes manages a large portfolio of properties, but based on this experience, the move-in and maintenance coordination process clearly needs improvement. What was marketed as a seamless experience has unfortunately been frustrating and disappointing. read more

Even after I received a class action lawsuit against this company for unlawful fees for tenants they continue to charge me fees for nothing. I can not pay it because the portal does not let you pay anything other than what they want to charge you. Beware please of this company, I know times are desperate but avoid this company at all cost. read more

My walk through was very professional and warm at the same time. I had the pleasure of having Joe Phillips as my Maintenance Tech. He was very knowledgeable and helpful to my move in process. This man knew his stuff and also had a joke or two. Thank you Sir for making me feel important and welcome. The Heywards read more

Everything.. literally everything. Their customer service is non-existent. They do not maintain their homes. Their maintenance drags out over days, no matter how simple. They lie, they force you to pay their sublet vendor fees and to utilize their cable/internet vendors. read more

A current resident and I absolutely can't wait to move. this company has been literally the worse since day one with maintenance request to property management availability to constantly working with the worse companies for trash internet etc. Onboard is just as much of a joke as invitation homes. if you're looking to rent I guarantee you can find better save yourself the time!!!!!! read more

The maintenance team is always on point. I never have any problems with getting some one out in a timely matter to take care of whatever issues I am having at the time. read more

Overall, everything has went well as far as moving in. The floors are a little bowed but every time I've put in a maintenance request, it has been resolved in a reasonable time frame. It can be difficult to get someone on the phone and its clearly a nearshore call center, but they are nice and try to help. Overall, would totally recommend and hope we can renew for a few years read more

So far our experience has been amazing with invitation homes. Excited to get settled into our new place.

I want to give Mr. Kenneth kudos. He was across the street to my neighbors, i had just received my filter in the mail and had no clue on how to install it, i noticed Mr. Kenneth and asked him for assistance. Not only did he show me, he also enlightened me on the importance of changing the air filter. He went over and beyond. Thank you Mr. Kenneth read more