Invitation Homes - Sandy Springs, Georgia

Ki’Ana R.

DO NOT MOVE HERE!!! Just signed my lease less than a month ago and told them first day all the issues I’m having.. (window panes not connected so you can literally take glass out and get into the home plus heat goes right outside, stuck hose on facet so I can’t connect my washing machine, electricity and heat don’t work in half the house, random dead bugs appearing , there so many more I can list but u get the point ) then on top that when I complain day of move in which was late Feb I’m now being told the next availability will not be till the end of the month so I’m stuck with a high electric bill and having to go back and forth to laundromat.. Like how is that cool for a new tenant ,, this company only wants your money and could care less if u have a fully functional home.. take my advice do NOT I REPEAT DO NOT MOVE HERE .. I’m so upset I want to cry cause I’m a single mother I don’t know how to fix these things on my own.

Deia P. B.

Valdis is an outstanding orientation specialist from Invitation Homes went above and beyond to make our move-in experience seamless. He took the time to walk us through everything with care, ensuring we felt comfortable and well-prepared. His sweet Southern hospitality was evident in every interaction—warm, welcoming, and genuinely thoughtful. It’s rare to come across someone so dedicated to excellent service, and we truly appreciate his effort in making our transition smooth and stress-free. Thank you for setting such a high standard of care!

Saul I.

Yes it’s difficult to get things done with maintenance from Invitation Homes. The technicians or independent contractors used by the company are all a variety of nightmares depending on their specialty. Sometimes they ask for an 8 hour window of my availability to arrive only to show up on the last hour of that window to claim they “can’t do what is required in one hour.” Here’s the thing I have understood. The homeowner is the middle person in a game that is played between the independent Contractors and Invitation Homes. The games objective is for the contractor to have Invitation Homes shell out the most amount of money for the job request by making the renter (me and my family) suffer with the issue long enough so I complain and ultimately the Contractor wins. The contractors get paid just to come out and look and see what needs to be done (this visit is where they gauge how much money they can bill for the job) and do nothing even when it’s a simple job claiming they don’t have what they need with them for the job. This happens even though they get pictures uploaded to the app as well as a detailed description of the issue as well as model and serial numbers of appliances when applicable. Not all venders screw the rental company Invitation Homes but in our experience 3 out of four bill them needlessly as well as claiming to show up when they don’t. They have sent pictures to the company from inside the home from previous visits claiming they were here when they never actually arrive much less come inside. It does not make me feel better that they are scamming Invitation Homes because it’s affecting me negatively in the process in time loss and money as well as enduring ongoing serious scenarios.
In the most recent issue it has taken them months to address a mold scenario. Now one of the vendors is trying to get my assistance in requesting “New Windows” on the home which it seems it’s a service that company provides so they clearly want the job. This is coming from the same vendor who “just came out to do an estimate” and only actually knew about 10% of what they were taking about. When they came out to do the job they only did half of what they said they would do but clearly saw the opportunity to make more money on window replacement and pivoted to that while asking for my help in the process. I had a phone conversation with the contractor/vendor the day of and was clear that I did not want to work with “them” again based on the failure and misrepresentation of knowledge overall. Of course they still submitted a request on their own to replace windows that do not need replacing claiming structure damage and rot when that is not the case. I can’t imagine how much money they have grown accustomed to lining their pockets with because Invitation Homes puts trust in them and similar vendors to do a job that is not truly required. This is certain however they will not get my assistance in their con game. The system of communication is broken internally and until they audit it better they will only see money loss of an incalculable amount at present. It’s a big company and they are doing well in spite of the institutional failures. (Attached are the images of the windows that need “replacing”)

Walker P.

CURRENT RESIDENT FOR ONLY 2 MONTHS
1. Terrible customer service.

2. They differentiate rental rates & do not tell other tenants of rent prices dropping (when I moved into my place, my rent was $600 less than my neighbor with the same townhome.)

3. In September 2024 they were ordered to pay 48 million in damages in to previous tenants because of “deceptive practices” and “undisclosed fees.” (I have had to call to get a bogus $20 “set up fees” off my rent, they were taken off but if I didn’t call they would have charged it regardless)

4. They have no care for keeping neighborhoods clean (pictures attached).

5. I pay a lot of money in rent (over 2500) and this is what I get.

I thought I did my homework and that they made changes to their company and sold me with a clean house and good website/portal.
DO NOT MAKE THE SAME MISTAKE I DID

Atiana C.

I have been with Invitation Homes since 2018, and this has been the absolute worst experience I have had with them. My home is literally sinking, and they refuse to take responsibility.

Back in October 2024, I reported a leak in the hallway. When the maintenance vendor arrived, they stated that the pipes underneath the house were rotted out and needed to be replaced. Instead of properly addressing the issue, Invitation Homes chose the cheapest option—patching the leak instead of fixing the underlying problem. The vendor also mentioned seeing concerning damage outside the home, hinting at larger structural issues.

Fast forward to February 14, 2025, when an 18-wheeler truck came down the street and damaged my driveway. The weight of the truck caused the ground to give way, exposing a sinkhole. I immediately submitted a maintenance request on February 15, 2025, stating that I could see a deep hole on the side of my home and attached photos.

On February 22, 2025, the first vendor arrived and immediately refused to park in the driveway because he saw the hole from the street. He determined that the entire front and side of the house needed to be dug up and reestablished. He also noted a deep hole under the driveway that needed further inspection. The request was marked as urgent, yet I did not hear back from maintenance until February 27, 2025, when the request was canceled because it was too expensive to fix.

I submitted another maintenance request on March 3, 2025, reiterating that the trucking company responsible had an open insurance claim that would cover the costs. I repeatedly called and requested to speak with the property manager to provide this information. Each time, I was told they would “pass along the message.”

On March 5, 2025, I was finally able to provide the insurance information. However, instead of working with the insurance, Invitation Homes canceled the request again on March 9, 2025.

On March 12, 2025, I submitted another request. On March 16, 2025, my garage door became unaligned in the middle due to the sinking driveway, exposing the garage.

On March 19, 2025, an Invitation Homes vendor came to assess the situation. Like the previous vendor, he refused to park in the driveway. He called the maintenance manager, who decided to “fix” the issue by filling it with dirt.

On March 20, 2025, another vendor came out, and for the first time, he explicitly stated that what we were dealing with was a sinkhole. He strongly advised that it was NOT safe for us to continue living in these conditions. Yet, on March 26, 2025, Invitation Homes canceled all maintenance requests.

On March 28, 2025, I submitted another request after discovering another sinkhole under my back patio, meaning the home is now sinking from both the front and back.

Meanwhile, Dekalb County came out on March 25, 2025, and confirmed that it is indeed a sinkhole but stated they are not responsible for fixing it. The damage stems from a storm drain that has rotted out underneath multiple properties on this street. Dekalb County has stated that homeowners/landlords are responsible for fixing it, yet Invitation Homes refuses to take action.

I was told I would receive an update on March 31, 2025, regarding my request for a transfer. As of now, I still have not heard back from the management team.

Now, I receive a call today where Invitation Homes essentially washes their hands of the situation, saying that filling in the sinkhole with dirt was “fine,” even though the driveway and garage are visibly collapsing.

They are forcing us to stay in unsafe conditions. It’s like a ransom—either pay $1,500 to transfer or stay in a sinking home. This is absolutely unacceptable.

And before Invitation Homes comments that someone will “reach out to me with a solution”—we can all see that the “solution” they provided today was not a solution at all, but a death sentence.

Lillian C.

The tech Kenneth Sprayberry was an awesome tech and he came in and did his job very well. I greatly appreciated him and I would love for him to come back. Thank you.

Fransau M.

Since signing lease in February of 2024 my family (Newborn, 7, and 11 year olds) and I have had numerous issues and concerns with both maintenance and the billing departments of Invitation Homes. From the very first request for maintenance we’ve had ongoing issues. One of the initial request was for the tile in the shower to be repaired, which was an issue when we moved in. The maintenance personnel that was dispatch called and asked if he could come the next day because he was running late. We agreed, but when he came the next day, instead of fixing it himself, he gave me the materials and walked me through how to fix it myself. Then I was billed a fee for not being home when the maintenance man arrived. It took two months to get the fee removed.

ANOTHER ISSUE: While lying in bed with newborn child the ceiling fan comes off of ceiling and almost lands on newborn child and mother. The fan was improperly installed with drywall screws and not ceiling mount screws. After informing Invitation Homes and placing maintenance request, we didn’t hear back from anyone. And then someone (same maintenance guy from before) shows up at 8am in the morning with no prior notice and no appointment scheduled. I kindly informed him that I had just gotten newborn and mother back to sleep and that no one informed us of the dispatch and work order. If you have had a newborn you know sleep is a very valuable asset. I also called Invitation Homes and it was confirmed that there was no appointment scheduled and no prior notice of arrival. I was told that there would not be a charge and they rescheduled the fan to be replaced. When I went to pay the rent, sure enough we were billed for the fan replacement. They stated that is was our misuse of the fan and that we missed the appointment. Sadly, I am still disputing this charge and the late fees that were applied as well.

ONGOING AND UNRESOLVED ISSUE: From beginning to mid September, we wake up to flooding in the basement area. After further investigation, I notice that the flooding is due to the plumbing in the bathrooms. We also notice that there is MOLD in the same area of flooding. Again, I place a maintenance request but no one is dispatched for weeks. When they finally send someone out it is beginning of October. During this visit it is determined that the entire bathtub needs to be replaced. It is also noted that there were previous repairs completed in that same area as seen in images. Not only that, but the maintenance personnel warns us of the mold and a very strong odor. Invitation Homes sets another work order about two weeks later, but the two maintenance guys come just to assess the damages and make the same exact notes: bathtub needs replacement and there is mold. But still no remedy to mold. Finally the work is dispatched, but in several intervals. We were informed that it would be 3-4 weeks before we would have full use of our facilities. It’s going on about a month and a half. To make a long story short, for the past two months my family has limited use of our facilities. We’ve had to stay with family and friends as well as in hotels to gain full use of facilities to take showers and to avoid harmful odors that still exist in our home.

I’ve sent emails with images and documentation, made phone calls, and placed multiple work order requests. I’ve yet to get a call back from someone in corporate. And now we are receiving threatening messages about eviction and collections. I’ve simply asked for the bill to be corrected and the issues with the home to be remedied before paying the invoice. Again, my family includes a 5 month old, 7 year old that has struggled with respiratory issues, and a 11 year old. My job is to provide a safe and secure home for them live.

Ashley G.

Wow where do I even start...I moved into this home in January of 2024 and since then, I have had flooding in my downstairs on 4 separate occasions. I had to insist that the cheap laminate flooring and carpet be replaced and once they pulled up the flooring, mold everywhere, I could barely breath. The flooring guys were going to put new flooring over the mold and I had to insist that they leave it uncovered and leave so the floors could be treated for the black mold. I was not offered alternate housing until the issue was resolved so my family and I had to quarantine upstairs which didn't help. The floors were treated a couple days after and the flooring company returned and put the new flooring in but didn't reinstall the toilet properly which caused a backup in the bathroom which took weeks to fix. After that whole issue my downstairs flooded again and I was finally offered a maintenance transfer. I went and looked at a few homes they had available in my area and in my price range but all had very similar issues to what I'm dealing with now. My lease was up in January so I've been on month to month which is a ridiculous amount considering all the issues I've had so I've decided to move on from invitation homes. I've been maintaining communication with my property manger throughout the process and haven't gotten any response. Multiple follow ups and nothing still but it's the 1st of the month...I wouldn't suggest renting any of the homes painted grey on the outside or have a red door. From what I've experienced in this house and the ones I've toured in the last few weeks, all have issues and the work is shotty. I have considered seeking legal advice as well just ready for nightmare to be over.