Invitation Homes Class Action Lawsuit Settlement, Minnesota Renters Win Compensation for Years of Unpaid Lawn Care and Snow Removal
If you rented from Invitation Homes in Minnesota between July 2015 and July 2021 and mowed lawns, shoveled snow, or did other maintenance work without getting the $100 monthly credit your lease promised, you could be entitled to money or debt relief. The claim deadline is February 10, 2026—just weeks away.
Here’s the shocking part: approximately 1,072 Minnesota tenants were required to perform unpaid maintenance work for years while Invitation Homes allegedly violated state consumer protection laws by failing to provide legally required lease credits. Many renters spent hours each month maintaining properties, believing they had no choice. Now, they’re getting compensation.
What Invitation Homes Got Caught Doing
The lawsuit tells a frustrating story that countless Minnesota renters will recognize. You sign a lease with Invitation Homes for a single-family rental. Buried in that lease is a requirement: you must handle lawn care, snow removal, landscaping, and other maintenance tasks yourself.
Under Minnesota law, when landlords require tenants to perform maintenance, they must provide a lease credit—essentially compensation for doing work that’s typically the landlord’s responsibility. The settlement alleges Invitation Homes should have reimbursed tenants $100 each month they performed this maintenance.
Instead, according to the lawsuit filed under the Minnesota Consumer Fraud Act, Invitation Homes either failed to include the required credit amount in leases or simply didn’t pay tenants the credits they’d earned.
Invitation Homes denies all wrongdoing but agreed to settle the case rather than continue fighting in court.
Who Qualifies for This Settlement?
You’re eligible if all three of these apply to you:
1. You Rented in Minnesota During the Right Time Period
You lived in a Minnesota property leased by Invitation Homes Inc. or any of its subsidiaries or affiliates between July 12, 2015, and July 12, 2021.
2. Your Lease Required Unpaid Maintenance
Invitation Homes required you to perform maintenance tasks like landscaping, lawn mowing, or snow and ice removal without compensation, OR your lease completely left out any mention of a credit amount for this work.
3. You Never Received the Credits
You didn’t receive the $100 monthly lease credit during your tenancy for the maintenance work you performed.
Important: The settlement permits only one claim per lease, so if multiple people lived in the same rental, you’ll need to coordinate who files.
How Much Money Can You Get?
Here’s the math: For every month you lived in a qualifying Invitation Homes property and performed unpaid maintenance, you get $100. But there’s a catch—this number is then multiplied by 55% to determine your actual settlement credit.
Let’s break down some real examples:
- 12 months of unpaid maintenance: $1,200 × 0.55 = $660
- 24 months of unpaid maintenance: $2,400 × 0.55 = $1,320
- 36 months of unpaid maintenance: $3,600 × 0.55 = $1,980
- 72 months (full 6 years): $7,200 × 0.55 = $3,960
Debt Relief vs. Cash Payment: Which One You Get
The settlement offers two types of compensation, and which one you receive depends on your current financial relationship with Invitation Homes.
Debt Relief (First Priority)
If you still owe Invitation Homes money—whether for unpaid rent, damages, or other charges—your settlement credit gets applied to that debt first.
Example: You owe Invitation Homes $2,000. Your settlement credit is $1,320 (24 months × $100 × 0.55). The settlement administrator will reduce your debt by $1,320, leaving you owing just $680.
Cash Payment (What’s Left Over)
If you don’t owe Invitation Homes anything, or if money remains after your debt is cleared, you receive the remaining amount as either a check or electronic funds transfer.
Example: You owe Invitation Homes $800. Your settlement credit is $1,320. After the $800 debt is cleared, you receive the remaining $520 in cash.
If you owe nothing, you get the full settlement amount in cash.
All checks must be cashed within 120 days after issuance before they expire, so don’t let your payment sit.
How to File Your Claim Before the February 10 Deadline
Online Claim (Fastest Method)
Visit MNInvitationHomesSettlement.com and submit your claim online. You’ll need the claim ID and PIN from your settlement notice that was mailed to you.
Don’t have your notice? Contact the settlement administrator to get your information.
Mail-In Claim
You can download a personalized claim form from the settlement website and mail it to:
Stone et al. v. Invitation Homes Inc. et al.
Settlement Administrator
P.O. Box 301132
Los Angeles, CA 90030-1132
You can also request a claim form by calling 888-808-8975 or emailing [email protected].
What Information You’ll Need
When filing your claim, be prepared to provide:
- The dates you lived in the Invitation Homes property
- Confirmation that your lease required maintenance work
- Verification that you performed the maintenance without receiving credits
- The number of months you performed unpaid maintenance
The settlement administrator will verify your claim against Invitation Homes’ records, so you don’t necessarily need to dig up old receipts or lawn service records.
Critical Deadlines You Cannot Miss
- Claim Deadline: February 10, 2026
- Opt-Out/Objection Deadline: February 10, 2026
- Final Approval Hearing: April 6, 2026
If you miss the February 10 deadline, you forfeit your right to compensation. No exceptions.
When Will You Actually Get Paid?
Compensation will begin to be distributed about two months after the court grants final approval and any appeals are resolved.
The timeline looks like this:
- April 6, 2026: Court holds final approval hearing
- April-May 2026: Court issues final approval order (assuming no objections)
- May-July 2026: Appeals period (if anyone appeals the settlement)
- June-August 2026: Settlement administrator processes claims and distributes payments
Realistically, if everything goes smoothly, expect payments in summer 2026. If there are appeals, it could be fall 2026 or later.
What If You Do Nothing?
If you don’t file a claim by February 10, 2026, you won’t receive any money or debt relief. Period.
But here’s what’s worse: you’re still bound by the settlement’s release of claims. That means you’re giving up your right to sue Invitation Homes separately for these maintenance credit issues, even though you’re getting nothing in return.
Want to preserve your right to sue independently? You must opt out by writing to the settlement administrator at the address above by February 10, 2026, stating you wish to opt out and including your signature. But if you opt out, you get zero settlement benefits.
Why This Settlement Matters Beyond the Money
This case highlights a rarely discussed problem in the rental market: corporate landlords shifting traditional landlord responsibilities onto tenants without proper compensation.
Think about it: property maintenance is expensive. When Invitation Homes requires you to mow the lawn, shovel snow, and handle landscaping, they’re saving thousands in maintenance costs while you’re spending your time and money on gas, equipment, and labor.
Minnesota law requires landlords to compensate tenants for this work. The lawsuit alleged Invitation Homes violated the Minnesota Consumer Fraud Act by systematically failing to provide these required credits to over 1,000 properties.
This settlement sends a clear message: landlords can’t simply offload their responsibilities without following state consumer protection laws.
The Bigger Picture: Invitation Homes Under Fire Nationwide
This Minnesota settlement isn’t happening in isolation. Invitation Homes faces scrutiny across the country for various tenant-related practices.
In September 2024, the FTC reached a separate $48 million settlement with Invitation Homes over allegations of deceiving renters about lease costs, charging undisclosed junk fees, failing to inspect homes, and unfairly withholding security deposits.
That FTC action involved issues like:
- Mandatory fees for “smart home” technology and “utility management” that could total over $1,700 yearly
- Homes in serious disrepair at move-in
- Security deposits withheld for normal wear-and-tear
- Evictions during COVID-19 despite federal protections
The pattern is clear: multiple lawsuits, multiple states, multiple allegations of unfair practices toward tenants.
How to Contact the Settlement Administrator
Stone et al. v. Invitation Homes Inc. et al., Settlement Administrator
- Phone: 888-808-8975
- Email: [email protected]
- Mail: P.O. Box 301132, Los Angeles, CA 90030-1132
- Website: MNInvitationHomesSettlement.com
Frequently Asked Questions
Q: I moved out of state. Can I still claim?
Yes. As long as you rented a Minnesota property from Invitation Homes during the class period and meet the other requirements, you qualify regardless of where you live now.
Q: What if I can’t remember exactly how many months I did maintenance?
The settlement administrator can verify your tenancy dates using Invitation Homes’ records. Provide your best estimate, and they’ll confirm the details.
Q: My roommate and I both did the lawn care. Can we both file claims?
No. Only one claim per lease is allowed. You and your roommate will need to decide who files or how to split any payment received.
Q: What if my lease mentioned a credit but I never received it?
You qualify. The settlement covers both situations: leases that omitted the credit amount entirely and leases that mentioned credits but never paid them.
Q: Is this a scam?
No. The settlement received preliminary approval from the court on November 12, 2025. Always verify you’re using the official website (MNInvitationHomesSettlement.com) and never pay money to file a claim.
Q: Can I still file if Invitation Homes sent my unpaid debt to collections?
Yes. Your settlement credit will be applied to reduce that debt, even if it’s in collections. Contact the settlement administrator to explain your situation.
Q: What if I did some months of maintenance but not all months?
You only get credited for the months you actually performed the maintenance work. Calculate based on the actual number of months you mowed lawns, shoveled snow, or handled landscaping.
Q: Do I need a lawyer?
No. The claim process is designed for you to complete on your own. If you have questions, contact the settlement administrator for free assistance.
The Bottom Line
If you rented from Invitation Homes in Minnesota between July 2015 and July 2021 and spent your weekends mowing lawns or shoveling snow without getting the $100 monthly credit your lease should have provided, you have until February 10, 2026, to file a claim.
Depending on how long you rented and performed maintenance, you could receive anywhere from a few hundred dollars to nearly $4,000 in either debt relief or cash payments.
Don’t let corporate landlords get away with shifting their responsibilities onto you without compensation. File your claim at MNInvitationHomesSettlement.com before the deadline passes.
Official Settlement Resources:
- Settlement Website: MNInvitationHomesSettlement.com
- Phone: 888-808-8975
- Email: [email protected]
- Settlement Administrator: P.O. Box 301132, Los Angeles, CA 90030-1132
Case Information: Stone et al. v. Invitation Homes Inc. et al., Minnesota District Court
Disclaimer: This article is for informational purposes only and does not constitute legal advice. Settlement terms, deadlines, and payment amounts are subject to court approval and may change. Always verify information with the official settlement website or consult with a qualified attorney for personalized guidance regarding your specific situation.
About the Author
Sarah Klein, JD, is a licensed attorney and legal content strategist with over 12 years of experience across civil, criminal, family, and regulatory law. At All About Lawyer, she covers a wide range of legal topics — from high-profile lawsuits and courtroom stories to state traffic laws and everyday legal questions — all with a focus on accuracy, clarity, and public understanding.
Her writing blends real legal insight with plain-English explanations, helping readers stay informed and legally aware.
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