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    Invitation Homes

    1.7 (798 reviews)
    Open 8:00 am - 5:00 pm
    Updated a few days ago

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    Services - Invitation Homes

    Buyer's agent

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    Property management

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    Recommended Reviews - Invitation Homes

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    IH Address: 3548 Butler Springs Trce NW Kennesaw, GA 30144 - You guys have STILL NOT remedied the problem. The new unit that was put in still has not achieved cooling the home because the ducts have not been properly fixed in the home. On top of that, it is now August 17th and the new unit has now FAILED completely and it is now over 90 DEGREES in my home AGAIN with ZERO urgency on Invitation Homes end at ALL. I have been on the phone with you guys all day and yesterday for over TEN hours and have achieved nothing but being told the same one line robotic response by multiple different people now, which doesn't help me. Every time I try and get in contact with the local Atlanta office, they always tell me they're unavailable to take the calls or that they're too busy to take my calls. I don't understand the point of having a local office if I can never get into contact with anybody from there and then once I finally DO get in contact with somebody from the Atlanta office, they do nothing to help me. I've now been living at this property for about three months and I've had no properly working AC for the entirety of the summer. Every time I try to reach out to somebody higher up at the company I met with emotional responses and unprofessionalism that I've never experienced in my entire life. This company is a complete joke and the fact that they're still allowed to operate under these circumstances is INSANE to me. You guys are now not only putting MY health at risk but also my pet as there is nowhere else for him to go other than stay inside in these conditions all day. I am self-employed and have to work from HOME all day in these conditions and it is starting to affect my ability to do my job effectively and will most likely mess with my income due do to this. I have not been comfortable AT ALL in my home for this entire lease thus far and it doesn't seem like anyone from this company or it's partner companies really seems to care at all about the well being of it's tenants.

    Roof needs to be replaced. The sidewalk needs pressure washing. McEachern Park - 5725 Crystal Springs Way
    McEachern 7th Grade R.

    This is the original roof and the house is over 20 years old. The roof needs to be replaced. The sidewalks haven't been pressure washed in at least 10 years. Sidewalks should match the driveway. Property located at 5725 Crystal Springs Way, Powder Springs, GA

    Overgrown trees on the roof of the house and chimney allowing squirrels and birds in the attic...plants growing in the gutters
    antoine A.

    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

    Rude technician in front

    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.

    Same charges
    Zeke J.

    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.

    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.

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    3 months ago

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    19 days ago

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    3 months ago

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

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    5 months ago

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    4 months ago

    We had a severe water leak in our Main tub;Invitations thru 3 visits ;fixed the problem in a thourough and very satsifying way

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    4 months ago

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

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    2 months ago

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

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    5 months ago

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    6 months ago

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    Page 1 of 20

    Ask the Community - Invitation Homes

    Invitation homes has so many gorgeous nice size homes in decent areas. My question is why doesn’t invitation accepts the City of Atlanta housing choice voucher( Section 8)but accepts Fulton County?

    If they accept Section 8 they would have to make repairs to the property. The government would hold them accountable. I am not on Section 8 so they don't care. If you rent from them YOU WILL EVENTUALLY NEED A LAWYER or they will ignore you.… 

    Can I have 2 German Shepherd dogs and 1 Yorkshire?

    They have a new policy started in April where its $35 per pet fee per month, in addition they want you to provide an insurance liability policy for each pet. Not sure if Shepherd is on their list of 'Nos'

    How is the deposit refund process? Will they nickel and dime me, and how long can I expect before I receive the portion of my deposit back? I know they have to do some painting, so I'm not expecting a full refund.

    I will say the best service I received was my refund! I got my check within 2 weeks. And I received my full refund. Good Luck

    During the application process is it true they hold $500?

    Be careful Do NOT rent from these people. They are a giant RIP OFF, please....you will regret it

    Can you have satellite tv in a invitation home?

    Yes

    View All 6 Questions

    Review Highlights - Invitation Homes

    Ashlee Johnson who is my Portfolio Manager has executed my account in the most professional manner.

    Mentioned in 14 reviews

    Read more highlights

    Sentry Management

    Sentry Management

    (37 reviews)

    Our Atlantic Station condominium HOA employed Sentry Management from at least 2005 through 2013. I…read morebelieve Sentry was the property management company for our complex before 2005 as well, from the time the buildings were originally built circa 2003-2004. Our property has around 350 units. From my recollection and perspective as a homeowner (not a board member), I thought Sentry was fine and not significantly different from other property management companies that I've had experiences with as an owner of different Midtown Atlanta condos over the last 24 years. Those other companies include Bauman & Company, Community Management Associates, FirstService Residential (formerly known as Community One Associates), and Beacon Management Services. Only one of those companies stood out as exceptional to me and that was Bauman & Company. Unfortunately, they left the residential property management business long ago. The rest, Sentry included, have all been good and bad in different ways. I've come to learn that: (1) most property management companies could use a lot of improvement and (2) property managers can really vary in terms of attitude, responsiveness, and getting work done. I also recognize that being a property manager isn't easy. Some managers are better than others at addressing homeowner and community needs (e.g., maintenance items, safety concerns). In this regard, I want to give a shoutout to our former Sentry on-site property managers Michelle Garrison and Brooke Coniam. To this day, they still stick out in my mind as being great property managers during their time at our property. Thanks again, Michelle and Brooke. You are missed.

    If I could give zero stars, I would. Sentry Management has been one of the most unresponsive,…read moredisorganized, and careless property management companies I've encountered. Their mismanagement has directly harmed our community, both financially and operationally. We've raised serious concerns in meetings and in writing concerns that have been met with empty promises and no meaningful action. Collections have been mishandled. Late fees and interest have been misapplied. Income has been lost. Because of Sentry's negligence, we had to cancel long-standing community events like our annual pool party and movie night and rely on reserves just to cover basic monthly expenses. This is unacceptable. Worse, Sentry sent out assessment notices with incorrect due dates--more than once. Then they followed up with contradictory reminders, charging residents late fees that were unjustified. Although a community manager sent a corrective email, many residents are still being charged these $5 fees, and Sentry has failed to reverse them across the board. It gets worse. Their $150 vendor registration fee just to input payment information is nothing more than a cash grab. It's already leading to inflated service costs as vendors pass those fees back to us. It's an unnecessary barrier that benefits no one except Sentry's bottom line. We've even experienced legal delays because they ignored multiple requests from our attorney for a ledger needed to proceed with a foreclosure. This isn't just poor customer service this is obstruction. We've asked repeatedly for the following basic actions: - Reverse the incorrect late fees - Apply the agreed-upon $50 late fees and interest to delinquent accounts - Reevaluate the vendor fee policy And yet, radio silence. This company has demonstrated a clear pattern of neglect, poor communication, and a lack of accountability. If you care at all about your community's financial health and trust in leadership, do not hire Sentry Management. You will be left cleaning up their mess while they continue to collect their fees.

    Heritage Property Management - HCMC: Heritage Construction and Maintenance; a division of Heritage Property Management

    Heritage Property Management

    (259 reviews)

    In the few years I have lived in a community managed by Heritage Property, I have received several…read morenon-compliance notices, usually for small things (mailbox numbers faded, grass need to be mowed, etc) but each time a photo of the violation was attached to the notice to show the issue. On Sept. 11, 2025 I received a notice that I was out compliance on a maintenance issue that was observed on my property on August 29, 2025. This was the FIRST and only violation notice that did not include a photo. Interestingly, the violation I was cited for had been taken care of August 19, 2025. I emailed asking for a photo of the violation that was observed on August 29th but never received any acknowledgement that a photo exists. I called my property manager over 20 times, left a voicemail every day until the box was full and then cleared and not a single time was my message returned. I emailed copies of date and time stamped pictures from my doorbell and driveway cameras showing a handyman was at my house on August 19th to fix the issue. I sent copies of text messages between me and the handyman confirming his arrival on August 19th and copies of the Zelle or CashApp payment to him when the work was done on August 19th and all that has not satisfied them. I requested a hearing with the Board but one was not granted. However, the Board did waive 50% of my total amount due, which had been accruing a daily fine of $5 for weeks. Last week, I received an email saying that nothing else will heard on this matter and it is considered closed. To which I replied that I would not pay a fine for work that had been completed and that I could prove had been done before the date they said they were on my property. I have told them that if they could provide a photo and prove that I was in violation on August 29th, I would pay the fine. During this time I did receive another non-compliance notice WITH a picture because my grass was overgrown, forget the fact that it had been raining every day for almost 2 weeks and my landscaper couldn't keep his regular rotation. But the grass had been mowed by the time I received the notice. I have paid my association dues but am not able to use the pool because of my outstanding balance. They set the precedence of including a photo with the violation notices and failed to include one the one time I could dispute it. On principle alone, I will not pay this fine. I'm ready for whatever comes next.

    To file a complaint against a property management company (CAM) in Georgia, you can submit a…read morecomplaint to the Georgia Real Estate Commission https://goals.sos.ga.gov/GASOSOneStop/s/submit-complaint Georgia Attorney General's Consumer Protection Division https://consumer.georgia.gov/resolve-your-dispute/how-do-i-file-complaint Better Business Bureau: bbb.org Issues involving credit/billing: CFPB Here's what's happening: I am the President of an HOA that contracted with Heritage for "Accounting Plus" --a limited scope of services strictly limited to financial management as defined in Exhibit A of our management agreement. What should have been a straightforward accounting relationship turned into a governance nightmare. After I lawfully removed an appointed officer under Georgia law , I directed Heritage to revoke that individual's access to Association data. Heritage initially complied. Then, without my knowledge or authorization, Heritage reinstated her access. I later learned that the reinstatement was directed by Amarie Warren and Carl Jacobs, Vice President of Property Management--a senior management decision, not an isolated error by a lower-level employee. Heritage then: Met on the side with a board member without the President present Continued to allow the removed individual to access Association financial and personal data Facilitated an invalid board meeting called by that same individual All of this occurred "outside" the scope of the contract. Heritage was hired for accounting services only--not to determine board membership, not to make legal decisions, and not to pick sides in internal governance disputes. When I raised concerns, Heritage retained legal counsel to "conference" with me. Despite multiple directives, they have failed to comply with their contractual obligations or acknowledge their overreach. If you are an HOA board considering Heritage, I urge you to: Read your contract carefully and understand exactly what services are--and are not--included Confirm that Heritage understands its role as an agent, not a decision-maker Be prepared to hold them accountable when they exceed their authority I cannot recommend a company that operates outside the scope of its own contract and disregards the lawful directives of its clients.

    Progress Residential - This Progress Residential home for rent is located near Alpharetta GA.

    Progress Residential

    (549 reviews)

    I have been renting for 3 years, first 2 years of payments were made on time. as soon I had a…read morehardship beyond of my control due to medical reasons for the past year. I made all necessary payments , late fees , rent, court costs and the amount they requested which was 2 months worth of rent that they requested 2 weeks apart , etc..... I tried to keep the communication open between us , provide documentations, and let them know everything that's going on with me. i never received an HOA NOTIFICATION except for one which was to spray clean the house. I have paid all the necessary fees and past due payments that's needed to be paid. All caught up. Now that I'm caught up, I get an email stating that I'm un eligible for renewal And I need to move out in September 30. So my previous on time payments didn't count? My non compaints, only 1 HOA violation don't count, my open communication with yall doesn't count? I never had a problem with the home except for the garage and refrigerator and I actually love my home and don't want to move. They tell me that their decision can not be reversed and the decision is what it is. So my suggestion to you, do your homework before making any decisions. I thought I would be in this home for a while but it is what it is. Now I gotta go tell my my kids that their decision is final and there isn't any thing I can do but move. A company that don't care that life happens sometimes beyond ppl control. They want they money period.

    DO NOT RENT!!!!!!! Trust me this company is worse then a slum lord and will not take care of your…read moreissues in a timely manner. We are now going on day 5 of no working toilet in this home we rent from them. One of the toilets has had several issues before leaking and maintenance has been out couple times and the last time they replaced the toilet thinking that would fix it. This past Monday 7/20/26 our master bath had water pouring out of the side of the toilet, This was so much water we had to cut off the water to prevent flooding. We put work order in that day when this happened. They informed us no one could come out till 2 day later. Woke up the next morning the other toilet was flooding again and the tub had some sewer water substance. So that means no toilet at all!! We updated the work order and made it emergency and had vendor assigned to it. No one calls to schedule so we call the vendor and they inform us they are booked for the day but can try that night at 8-10pm. We agreed because of course we need at toilet. Get phone call at 10pm that they cant make it. They schedule us again next night for 8-10pm and yep another call that he cant make it because of car issues. Now today they have us scheduled for 11-3 and yep you guessed it still not here at 4:15 pm. I have called Progress 3 times in the last couple days and told that its being sent to management and some one will call me back. No one has called back and I have know missed 4 days of work and most likely lost my job. Just for side note I pay my rent on time and take care of my home very well!!! My next steps are the Consumer Protection and Legal Aid. Save you self from the nightmare I'm in.

    Powerhouse Property Management

    Powerhouse Property Management

    (3 reviews)

    Low Key Scam Richard…read moretakes in multiple applications at a time to rent, where most home rental companies take down a home when an application is submitted and relist if application fails. So he's receiving multiple applications (at $75 an applicant) at once. The application process comes across as a scam as it continuously says incomplete, you'll complete and it will ask you for an additional $75. If you have any questions about this process you can email or call Richard, but don't expect him to reply. He's a fan of only sending out automated messages, nothing personal. If he actually picks up the phone, he'll say he's out of office and he'll call you right back... but that call will never come. Then you'll receive an automated sorry email saying you did not get the house 3 hours after he said he'd call you right back. Major coward vibes. If you need a man of integrity to rent from, you're not finding it here. Since applying to one of these rental homes, we have received contact scam phone calls and text messages. AND NOW WE HAVE HAD A $1200 FRAUDULENT PURCHASE ON OUR CREDIT CARD! Richard Burton is a crook!

    I met Richard Burton online via a social medIa nvestor group and later met him in person at a…read moreconference. Myself and a client where looking to do a 1031 exchange to a area with good schools, appreciation and cash flow. Richard was amazing in helping to procure three homes and then did some minor fixing up and management afterwards. He's very humble, quiet and looks towards the clients best interest being forthcoming on neighborhoods, vacancy and tenant interest. If your looking to purchase a investment property and need it managed, Richard Burton is your go to person for North Atlanta Georgia.

    Invitation Homes - propertymgmt - Updated August 2026

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