Property Manager Guide · Updated January 2026
Invitation Homes manages ~84,000 single-family homes — and knows how to hold your deposit. Here's how to get it back.
How to Dispute Invitation Homes Security Deposit Deductions
Invitation Homes Inc. (NYSE: INVH) is the largest owner-operator of single-family rental homes in the United States and an S&P 500 REIT headquartered in Dallas, Texas. The company traces its origins to 2012, when Blackstone began buying distressed single-family homes; it went public in 2017 and merged with Starwood Waypoint Homes the same year. As of mid-2024 it owned roughly 84,000 homes across 16 markets. In September 2024 it was the subject of a major FTC enforcement action over junk fees and deposit withholding, making it one of the most heavily scrutinized landlords in the country on exactly the issues tenants research before disputing a deposit.
Invitation Homes kept your deposit?
Check if their deductions are legal
How Invitation Homes Handles Security Deposits
According to the FTC's 2024 complaint, before a renter moves out an Invitation Homes employee walks through the home and assesses all the damage, repairs, and renovations the home will need before the next tenant moves in — and then places those items on the departing renter's account regardless of whether the renter caused them. The FTC alleged this routinely resulted in charges for normal wear-and-tear, for damage that pre-dated the tenancy, and even for renovations to re-lease the home. Federal regulators found that between 2020 and 2022 Invitation Homes returned only about 39.2% of total security deposit dollars, versus a national average of roughly 63.9%. Request the itemized move-out statement and any pre-move-in inspection report, and compare deductions against your state's normal-wear standard.
Where Invitation Homes Operates
Invitation Homes operates in ~16 markets concentrated in the Sun Belt and West, including Atlanta, Charlotte, the Florida metros (Miami, Orlando, Jacksonville, Tampa), Dallas and Houston, Phoenix, Las Vegas, Denver, Seattle, the California markets (Los Angeles, Sacramento), Chicago, and Minneapolis. California reportedly accounts for the largest single share of rental income. Deposit return deadlines and itemization rules vary widely across these markets.
Common Invitation Homes Deductions
Charges tenants commonly report disputing with Invitation Homes. Many may be contestable under state law and HUD useful-life guidelines; the ranges shown are illustrative, not Invitation Homes-published rates.
Interior repainting (whole-home repaint)
Typical: $200-$800+ContestableInterior paint is widely treated as having a limited useful life (HUD Handbook 4350.1 references 3 years). The FTC specifically alleged Invitation Homes charged tenants for renovations and normal wear-and-tear; routine repainting between tenants is generally a landlord turnover cost, not tenant damage.
Carpet replacement
Typical: $300-$1,500ContestableCarpet is a depreciating asset (HUD MAP Guide Appendix 5C references ~5 years). A full-replacement charge for older carpet is frequently contestable; tenants are typically responsible only for the pro-rated remaining value.
Yard / landscaping restoration
Typical: $100-$600ContestableCommon on single-family homes. Whether this is the tenant's responsibility depends on the lease's maintenance terms; charges for ordinary seasonal decline or pre-existing yard condition may be contestable as normal wear or landlord maintenance.
Cleaning / turnover cleaning
Typical: $150-$400ContestableRoutine "make-ready" cleaning to prepare a home for the next tenant is generally a landlord cost. A reasonable charge may stand if the unit was left unusually dirty, but standard turnover cleaning is often contestable.
HVAC / appliance repair
Typical: $150-$1,000+ContestableAppliances and HVAC depreciate (IRS Publication 527). The FTC found 33,328 Invitation Homes properties had plumbing, electrical, or HVAC work orders within the first week of tenancy (2018-2023), supporting arguments that such issues are pre-existing or landlord-habitability obligations rather than tenant damage.
Pool service / pool damage
Typical: $100-$800ContestableApplies only to homes with pools. Routine pool maintenance and equipment wear are generally landlord/operating costs unless the lease clearly assigns upkeep to the tenant; pre-existing equipment issues are contestable.
What to Check on Your Invitation Homes Statement
- •Conducting a pre-move-out walkthrough that lists all repairs, renovations, and turnover work the home needs and placing those costs on the departing tenant's account regardless of fault (per the FTC complaint).
- •Charging departing tenants for normal wear-and-tear despite representing that deposits would only cover damage beyond normal wear (per the FTC complaint).
- •Charging for damage that existed before move-in — the FTC noted tens of thousands of homes had plumbing/electrical/HVAC work orders within the first week of tenancy.
- •Billing tenants for renovations and improvements that prepare the home to be re-leased (per the FTC complaint).
- •Advertising monthly rent that excluded mandatory "junk" fees the FTC said could add more than $1,700 per year.
Regulatory & Legal Context
Verified regulatory actions, settlements, and lawsuits involving Invitation Homes. Some concern fees or other practices rather than security deposits specifically; each is described and sourced so you can read the primary record. Allegations in pending cases are not findings of wrongdoing.
FTC v. Invitation Homes (Sept. 2024): the Federal Trade Commission took action against Invitation Homes for deceiving renters about lease costs, charging undisclosed mandatory "junk" fees, failing to inspect homes before move-in, and unfairly withholding security deposits — including charging for normal wear-and-tear, pre-existing damage, and renovations. The company agreed to a $48 million settlement and to stop the cited practices.
Source →A federal court approved the FTC agreement (Oct. 2024) requiring Invitation Homes to pay $48 million, include all mandatory monthly fees in advertised prices, and stop withholding deposit money for normal wear-and-tear.
Source →FTC consumer refunds (March 2026): the FTC announced it was mailing more than $47.2 million in checks to 444,131 consumers who paid Invitation Homes $45 or more in fees or charges between January 2021 and September 2024.
Source →
Large property managers like Invitation Homes use standardized move-out processes, and many tenants are unaware of their rights. Every state has specific rules about deposit return deadlines, itemized statements, and normal wear and tear. Upload their deduction letter to see which charges may be contestable.
Frequently Asked Questions
Did the FTC really find Invitation Homes was withholding security deposits unfairly?
Yes. In its September 2024 action, the FTC alleged that Invitation Homes systematically withheld deposits by charging tenants for normal wear-and-tear, damage that existed before they moved in, and renovations the company performed to re-lease the home. Regulators found the company returned only about 39.2% of deposit dollars between 2020 and 2022, versus a national average near 63.9%. The company agreed to a $48 million settlement. This is general information, not legal advice.
Can Invitation Homes charge me for repainting or new carpet?
It depends on age and condition. Interior paint and carpet are widely treated as depreciating items with limited useful lives (HUD references roughly 3 years for paint and 5 years for carpet). Tenants are generally responsible only for damage beyond normal wear, and often only for the pro-rated remaining value of an aging item — not a full replacement. The FTC specifically cited Invitation Homes for charging tenants for routine turnover work like this.
What should I do if I think a yard, pool, or HVAC deduction is wrong?
Request the itemized move-out statement and the pre-move-in inspection/condition report. Compare each charge to your lease's maintenance terms and your state's normal-wear rules. The FTC found tens of thousands of Invitation Homes properties had plumbing, electrical, or HVAC work orders within the first week of a tenancy, which can support an argument that such issues pre-dated your move-in. This is informational only.
How It Works
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Each deduction checked against state law and HUD guidelines
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Find the Improper Charges Invitation Homes Kept
Upload your deduction letter. Our tool checks it against your state's laws and HUD useful-life guidelines and flags the charges that may be contestable.
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Optional demand letter only if you act · State landlord-tenant law · HUD 4350.1 · IRS Pub 527