FTC Orders Invitation Homes to Refund $47 Million to Deceived Renters
Revised after bias review
Hundreds of thousands receive payments for hidden fees
The Federal Trade Commission announced Wednesday that it will send $47.2 million in refunds to 444,131 consumers who paid undisclosed junk fees to Invitation Homes, the largest single-family home leasing company in the U.S. The payments resolve a lawsuit the FTC filed against the Dallas-based company in 2024, which alleged systematic deception about lease costs and rental practices. Eligible renters will receive an average payment of $106, though amounts vary based on how much each person paid in covered fees between January 2021 and September 2024.
The FTC said it will mail checks to recipients, with delivery dates varying by location. The agency advised consumers to cash their checks within 90 days of receipt. Anyone with questions can contact Rust Consulting toll-free at 800-804-6915 or by email at [email protected].
How Invitation Homes allegedly deceived renters
The 2024 lawsuit alleged that Invitation Homes advertised rental prices while hiding the cost of mandatory junk fees that could add up to $1,700 each year. The company collected more than $18 million in application fees for deceptively priced rental houses, according to regulators. These mandatory charges were presented to consumers as service, utility and internet costs but were "highly profitable for Invitation Homes," the FTC said.
Renters also reported being charged for normal wear-and-tear after moving out, as well as for pre-existing damage and even renovations they did not authorize. The FTC further alleged that Invitation Homes failed to inspect homes before residents moved in and withheld tenants' security deposits after they left.
Settlement terms and future requirements
As part of the agreement, the company will be required to clearly disclose its leasing prices, handle security deposit refunds fairly and amend other practices going forward. As of December 2025, the publicly traded company owned or managed more than 110,000 properties across the U.S.
Consumers who have already received a credit or refund from Invitation Homes are not eligible for a payment from this settlement. The company did not immediately respond to requests for comment.
