Invitation Homes Settlement 2026: Two Payments, Two Deadlines, and Who Still Gets Paid
Quick Answer
- What is it? Two separate settlements: a $47.2 million FTC refund and a $682,680 Florida security deposit class action.
- How much? The FTC paid about $106 per eligible renter. The Florida settlement pays $20 per claim.
- Key deadline? The FTC checks were sent in March 2026. The Florida claim deadline passed August 14, 2026.
The Invitation Homes settlement isn’t one thing. It’s two. A federal refund from the FTC. A state-level class action in Florida. Both involve the same landlord, but they cover different allegations, different renters, and different money.
If you’re searching this term, you’re probably trying to figure out which settlement you’re part of. Maybe you got a check in the mail earlier this year. Maybe you saw a postcard about a security deposit claim. Or maybe you’re wondering if there’s still time to get paid.
Here’s the short version. The FTC refund already happened. The Florida settlement deadline has passed. If you didn’t act, you’re not getting money from either one. But the details matter, especially if you’re trying to understand why you got what you got.
The Facts
| Settlement | FTC Refund | Florida Security Deposit Class Action |
|---|---|---|
| Case | FTC v. Invitation Homes | Glasbrenner v. THR Property Management |
| Fund Size | $48 million | $682,680 |
| Est. Per Person | ~$106 average | $20 per claim |
| Claim Deadline | Automatic, no claim required | August 14, 2026 (passed) |
| Administrator | Rust Consulting | Settlement Administrator |
| Proof Needed | None, automatic payment | Notice ID and PIN from notice |
Is the Invitation Homes Settlement Real or a Scam?
Both Invitation Homes settlements are real, government-verified, and documented in court records. The FTC refund was announced in March 2026, and the Florida class action was approved for settlement in 2026 with a final hearing scheduled for August 31 .
The scam risk isn’t the settlements themselves. It’s the fake websites and callers that reference them. The FTC has been clear: it never requires payment or banking information to issue a refund . If someone asks you to pay a fee to “release” your Invitation Homes money, that’s a scam.
Here’s how to tell the difference. The FTC refund came automatically. You didn’t file anything. The Florida settlement required a claim form with a Notice ID and PIN. If you didn’t get a notice and didn’t file, you’re not part of the Florida class.
How Much Money Did the Invitation Homes FTC Settlement Pay?
The FTC sent checks totaling more than $47.2 million to 444,131 eligible renters. The average payment was about $106 per person .
The exact amount each person received depended on how much they paid in covered fees. The FTC didn’t use a flat rate. People who paid more got more, up to the limits of the fund .
Here’s how the FTC refund worked:
| Factor | Details |
|---|---|
| Total fund | $47.2 million |
| Recipients | 444,131 consumers |
| Average payment | ~$106 |
| Eligibility | Paid $45+ in covered fees Jan 2021 to Sept 2024 |
| Payment method | Mailed check |
| Deadline to cash | 90 days from receipt |
The covered fees included undisclosed charges for things like “smart home technology” and “utility management” that renters couldn’t opt out of . The FTC also flagged charges for normal wear and tear, pre-existing damage, and renovations deducted from security deposits .
Reality Check: The FTC never asks you to pay money or share banking information to receive a refund. If someone contacts you claiming to process an Invitation Homes payment for a fee, it’s a scam. The checks went out automatically to eligible renters.
What Is the Florida Invitation Homes Security Deposit Settlement?
The Florida Invitation Homes security deposit settlement is a separate class action that resolved claims about how the company handled security deposits under Florida law. The total fund is up to $682,680, with each eligible claimant receiving $20 .
The case is Glasbrenner v. THR Property Management L.P., filed in Hillsborough County Circuit Court. The lawsuit alleged that Invitation Homes and THR Property Management failed to comply with Florida’s landlord-tenant and consumer protection laws regarding security deposits .
The class covered Florida renters who:
- Signed a lease with Invitation Homes or its subsidiaries
- Paid a security deposit
- Did so between February 15, 2021 and October 31, 2025
The settlement class was estimated at roughly 34,134 members. The fund was structured to pay $20 per valid claim, with pro-rata splits if multiple people claimed the same rental agreement .
Key Takeaway: The Florida settlement is separate from the FTC refund. Many Florida renters were eligible for both. The $20 payment is small, but it’s money many people never claimed.
Can You Still File a Claim for the Invitation Homes Settlement?
No, you cannot file a claim for the FTC refund or the Florida security deposit settlement. Both deadlines have passed.
The FTC refund was automatic. There was never a claim form. Eligible renters received checks in March 2026 . If you didn’t get one, you either weren’t in the eligibility window or already received a credit directly from Invitation Homes .
The Florida settlement required a claim by August 14, 2026 . That date has passed. The final approval hearing was scheduled for August 31, 2026 . If you missed the claim deadline, there is no late claim process.
If you received an FTC check and didn’t cash it, that’s a different issue. The FTC said checks must be cashed within 90 days . If you’re past that window, the money may be gone.
Who Qualifies for the Invitation Homes FTC Refund?
You qualified for the Invitation Homes FTC refund if you paid Invitation Homes $45 or more in covered fees or charges between January 2021 and September 2024 .
The eligibility criteria were specific:
- You rented from Invitation Homes during the covered period
- You paid $45 or more in qualifying fees
- You did not already receive a credit or refund directly from the company
The FTC identified eligible renters through company records. If you qualified, you got a check automatically. No application, no claim form, no proof submission .
The covered fees included mandatory charges for smart home technology, utility management, and air filter delivery . The FTC alleged these fees were not properly disclosed and could add up to $1,700 per year .
What Happens Next With Invitation Homes Settlements?
Both Invitation Homes settlements are essentially complete. The FTC refund has been distributed, and the Florida class action is in its final approval phase with the claim deadline passed.
Expected timeline:
- March 2026: FTC mailed 444,131 checks totaling $47.2 million
- August 14, 2026: Florida security deposit claim deadline passed
- August 31, 2026: Final approval hearing for the Florida settlement
- Expected late 2026: Florida settlement payments distributed after final approval and any appeals
The FTC also required Invitation Homes to change its business practices. The company must clearly disclose leasing prices, establish fair security deposit procedures, and stop the unlawful conduct alleged in the complaint .
If you got an FTC check and haven’t cashed it, do that now. The 90-day window is real. If you missed the Florida deadline, there’s nothing left to file.
Frequently Asked Questions
Is the Invitation Homes settlement real?
Yes. The FTC refund is real and was distributed in March 2026. The Florida security deposit settlement is also real, with a final approval hearing scheduled for August 31, 2026 .
How much did Invitation Homes renters get?
The FTC paid an average of about $106 to 444,131 eligible renters. The Florida settlement pays $20 per valid claim .
Can I still file a claim for the Invitation Homes settlement?
No. The FTC refund was automatic with no claim process. The Florida claim deadline passed on August 14, 2026 .
Who qualified for the FTC Invitation Homes refund?
Renters who paid Invitation Homes $45 or more in covered fees between January 2021 and September 2024 and had not already received a credit or refund from the company .
What fees were covered by the FTC settlement?
Undisclosed fees for smart home technology, utility management, air filter delivery, and unfair move-out charges for normal wear and tear or pre-existing damage .
What happens if I didn’t cash my FTC check?
The FTC said checks must be cashed within 90 days . If you’re past that window, contact Rust Consulting at 800-804-6915 to see if anything can be done.
Is the Florida settlement the same as the FTC refund?
No. They are two separate cases. The FTC refund was federal. The Florida settlement is a state class action about security deposit handling. Many Florida renters qualified for both .
What changes did Invitation Homes have to make?
The company must clearly disclose lease prices and fees upfront, establish fair security deposit refund procedures, and stop the practices the FTC challenged .
What You Should Do Now
The FTC refund is done. The Florida claim deadline is done. If you got a check, cash it. If you didn’t, verify whether you were in the eligibility window.
The single most important number is 444,131. That’s how many renters got FTC checks. If you were renting from Invitation Homes between 2021 and 2024, you may have been one of them.
For future settlements, watch your mail and email. The FTC doesn’t call or text to demand payment. It mails checks. If you get one, deposit it before the 90-day window closes.
