Property Manager Guide · Updated January 2026
Invitation Homes manages 85,000+ 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 is one of the largest US property managers, headquartered in Dallas, TX. If they've deducted from your security deposit, here's what you can dispute and how.
Invitation Homes kept your deposit?
Check if their deductions are legal
Common Invitation Homes Deductions
These are the charges Invitation Homes most frequently deducts from security deposits. Most are contestable under state law and HUD useful life guidelines.
Yard / landscaping restoration
Typical: $250-1,200ContestableDrought damage and seasonal die-off are not tenant-caused
Whole-house carpet replacement
Typical: $1,200-3,500ContestableHUD MAP Guide 5C: 5-year useful life — depreciate accordingly
Interior repainting (full house)
Typical: $1,500-4,000ContestableHUD Handbook 4350.1: 3-year useful life
Pool service / cleaning
Typical: $200-600ContestableOften a landlord maintenance cost, not tenant-chargeable
Garage door / opener repair
Typical: $150-500ContestableMechanical wear is normal in long tenancies
Pest control / fumigation
Typical: $200-800ContestableLandlord responsibility in most states
HVAC servicing
Typical: $150-450ContestableRoutine maintenance, not tenant damage
Common Invitation Homes Tactics to Watch For
- •Charging tenants for landscape restoration after drought or extreme weather
- •Whole-house repainting and carpet replacement after short tenancies
- •Adding pool service, pest control, and HVAC service to the deduction list
- •Sending vague "general repairs" line items with no itemization
- •Using inflated vendor invoices from preferred contractors
Invitation Homes counts on tenants not knowing their rights. Every state has specific rules about deposit return deadlines, itemized statements, and normal wear and tear. Upload their deduction letter to see exactly which charges you can fight.
Frequently Asked Questions
Invitation Homes is charging me $1,200 to redo the lawn — can I fight it?
Yes. Drought, seasonal die-off, and ordinary lawn wear are not tenant-caused damage. Unless your lease specifically required you to maintain the lawn (and you neglected it), landscape restoration is a capital expense the landlord owns. Submit photos showing reasonable maintenance.
They charged me for the entire house to be repainted — is that legal?
In most cases, no. Under HUD Handbook 4350.1, interior paint has a 3-year useful life. After 2+ years of tenancy, the paint is largely depreciated and you typically owe nothing for normal wear. Whole-house repainting is generally a refresh between tenants, not tenant damage.
How long does Invitation Homes have to return my deposit?
Varies by state. They operate heavily in TX (30 days), FL (15-60 days), CA (21 days), AZ (14 business days), NV (30 days), and GA (30 days). Late returns trigger statutory penalties in most of these states.
Can Invitation Homes charge me for pest control?
Generally no. Pest control is a landlord habitability obligation under most state laws (Texas, California, Florida all hold the landlord responsible). Unless you caused the infestation through gross negligence, this is not a chargeable expense.
What if I never received a move-in inspection report?
This is typically a major red flag for the landlord's case. Without a baseline condition report, Invitation Homes will generally struggle to prove what damage occurred during your tenancy. Cite this in your dispute and demand a full refund.
Don't let Invitation Homes keep your money
Get Your Invitation Homes Demand Letter Now
Upload your deduction letter. Our tool cites your state's laws and HUD useful-life guidelines to generate a professional demand letter you can send today.
Based on state landlord-tenant law · HUD Handbook 4350.1 · IRS Publication 527