Quick Answer: The FTC is mailing refund checks totaling more than $47.2 million to 444,131 renters who were deceived by Invitation Homes’ undisclosed fees and unlawful charges between January 2021 and September 2024. If you received a check, cash it within 90 days. Eligible consumers paid at least $45 in covered fees or charges and have not already received a refund from Invitation Homes directly.
Expert Context: I’ve been helping people navigate corporate refund claims and FTC enforcement actions since launching GetOutOfDebt.org in 2008. What makes this one notable is the sheer scale: 444,131 households. Most FTC refund programs reach far fewer people — and most consumers never know a check is coming unless someone tells them.
If you rented from Invitation Homes between January 2021 and September 2024, a check may already be on its way to you — no action required to receive it. Here’s what you need to know to make sure you get your money.
Update — March 2026: The FTC has announced a second round of payments in the Invitation Homes case. An additional $10.9 million is now being distributed to eligible renters. If you received the first check and cashed it, you may receive a second check. If you never received the first check but were eligible, contact the refund administrator at 800-804-6915 or info@InvitationHomesRefund.com to verify your address and eligibility.
What Invitation Homes Did Wrong
The Invitation Homes (FTC filed suit against Invitation Homes in September 2024, alleging an array of unlawful actions against renters. Invitation Homes is one of the largest landlords of single-family rental homes in the United States.
According to the FTC’s allegations, the company:
- Charged undisclosed fees — renters were not told upfront about mandatory charges for “smart home technology” and “utility management” services they could not opt out of
- Misrepresented lease costs — applicants were shown lease prices that did not reflect the actual total they would owe
- Failed to inspect homes before move-in — leaving renters on the hook for pre-existing damage
- Withheld security deposits unfairly — the FTC alleged the company imposed charges for normal wear-and-tear, damage that existed before renters moved in, and even building renovations
Why “Undisclosed Fees” Matter: The fees weren’t presented as optional services — they were mandatory charges added after renters believed they knew what they were paying. The FTC specifically cited the inability to opt out as a key element of the alleged deception. Federal law requires material costs to be disclosed upfront. “Smart home technology” and “utility management” billed every month is not a disclosed lease term if it isn’t in the advertised price.
The Settlement: $48 Million
Invitation Homes agreed to a settlement order requiring it to pay $48 million to compensate affected consumers. Under the order, the company was also required to:
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- Clearly disclose all leasing prices upfront
- Establish fair policies and procedures for handling security deposit refunds
- Stop other unlawful behavior identified in the complaint
The FTC’s refund program distributes $47.2 million of that settlement to eligible renters through the refund administrator, Rust Consulting, Inc.
Who Is Eligible — and Who Is Not
✓ You ARE Eligible If:
- You paid Invitation Homes $45 or more for covered fees or charges
- The payment occurred between January 2021 and September 2024
- You have NOT already received a credit or refund from Invitation Homes
✗ You Are NOT Eligible If:
- Your fees/charges were under $45 total for the covered period
- You already received a direct refund or credit from Invitation Homes
- You rented outside the January 2021–September 2024 window
How to Handle Your Check
Eligible consumers are receiving checks automatically — no claim form, no portal, no filing required. The FTC is mailing checks directly to the 444,131 qualifying renters.
- Cash your check within 90 days — the expiration date is printed on the check. After 90 days, the check is void.
- Contact the refund administrator if you have questions about your payment: Rust Consulting, Inc. at 800-804-6915 or by email at info@InvitationHomesRefund.com
- Do not pay anyone to receive your check — the FTC never requires payment or account information to receive a refund. If someone asks you for money or bank details to “release” your refund, that is a scam.
Scam Warning: The FTC explicitly states it will never demand money, ask you to transfer funds, request your account information, or promise you a prize in connection with a refund program. If you receive a call or email claiming you need to pay a fee or provide banking information to receive your Invitation Homes check, do not engage — report it to the FTC at ReportFraud.ftc.gov.
What Invitation Homes Is (And Why This Case Matters)
Invitation Homes (NYSE: INVH) is one of the largest single-family rental landlords in the United States, owning and managing tens of thousands of homes across major markets. Corporate landlords of this scale have been under regulatory scrutiny for several years — the Invitation Homes case is one of the most significant FTC enforcement actions against a residential landlord to date.
The undisclosed fee model alleged in this case — mandatory monthly charges for technology and utility services that weren’t disclosed in advertised lease prices — reflects a pattern the FTC has been targeting across industries: advertising one price while billing another. When a consumer cannot opt out of a charge, that charge needs to be part of the disclosed price.
Common Assumption: “I signed a lease, so I agreed to whatever fees they charged.”
The Reality: Federal law requires material fees to be disclosed before you agree to a contract, not buried in addenda or added post-signing. If a fee is mandatory and affects the total cost of the lease, it must be disclosed upfront. The FTC’s entire case against Invitation Homes rests on this principle — fees you couldn’t opt out of that weren’t included in the advertised lease price are not costs you implicitly agreed to under a deceptive offer.
Key Takeaways
- The FTC is mailing $47.2 million in refund checks to 444,131 former and current Invitation Homes renters
- Eligible period: payments of $45+ in covered fees between January 2021 and September 2024
- Checks must be cashed within 90 days — look for the expiration date on your check
- Questions: Rust Consulting 800-804-6915 or info@InvitationHomesRefund.com
- You will NOT be asked to pay anything or provide bank account info to receive your refund
- If you already received a direct refund from Invitation Homes, you are not eligible for an additional FTC payment
The Bottom Line
The FTC reached a $48 million settlement with Invitation Homes over allegations of undisclosed mandatory fees, deceptive lease pricing, unfair security deposit practices, and charges for damage that existed before renters moved in. Refund checks totaling $47.2 million are being mailed now to 444,131 eligible renters who paid $45 or more in covered charges between January 2021 and September 2024. If you qualify, your check is already coming — cash it within 90 days. If you have questions, call Rust Consulting at 800-804-6915. No one should ask you to pay anything to receive this money.
Frequently Asked Questions
How do I know if I’ll receive an Invitation Homes settlement check?
The FTC and its refund administrator, Rust Consulting, determine eligibility from Invitation Homes’ own records. You do not need to file a claim — if you paid $45 or more in covered fees between January 2021 and September 2024 and have not already received a refund from Invitation Homes, a check should be mailed to you automatically. Contact Rust Consulting at 800-804-6915 or info@InvitationHomesRefund.com if you believe you qualify but have not received a check.
What were the “undisclosed fees” Invitation Homes charged?
The FTC specifically cited mandatory monthly charges for “smart home technology” and “utility management” services. These fees were not included in Invitation Homes’ advertised lease prices, and renters had no ability to opt out of paying them. The FTC also alleged charges for normal wear-and-tear and pre-existing damage when tenants moved out, as well as charges for building renovations.
I already got a partial refund from Invitation Homes directly. Can I still get the FTC check?
No. Consumers who have already received a credit or refund directly from Invitation Homes are not eligible for an FTC payment. The FTC’s program is designed to reach consumers who were charged but have not yet been made whole.
What if I moved and my check goes to the wrong address?
Contact Rust Consulting, Inc. — the refund administrator handling the Invitation Homes distribution — directly at 800-804-6915 or by email at info@InvitationHomesRefund.com. They can assist with address issues for eligible consumers.
Is Invitation Homes still operating? Should I be concerned about my current lease?
Yes, Invitation Homes continues to operate as one of the largest single-family rental landlords in the country. As part of the settlement, the company was required to clearly disclose all leasing prices upfront and establish fair security deposit policies going forward. If you are a current Invitation Homes renter with concerns about fees or deposits, you can file a complaint with the CFPB or the FTC.
(Source: Federal Trade Commission, March 2026)
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