Business Profile

Property Management

American Homes 4 Rent

Headquarters

Complaints

This profile includes complaints for American Homes 4 Rent's headquarters and its corporate-owned locations. To view all corporate locations, see

Customer Complaints Summary

751 total complaints in the last 3 years.
260 complaints closed in the last 12 months.

If you've experienced an issue

Submit a Complaint

The complaint text that is displayed might not represent all complaints filed with BBB. Some consumers may elect to not publish the details of their complaints, some complaints may not meet BBB's standards for publication, or BBB may display a portion of complaints when a high volume is received for a particular business.

Initial Complaint
Date:03/12/2024
Type:Billing Issues
Status:
ResolvedMore info
Complaint statuses
Resolved:
The complainant verified the issue was resolved to their satisfaction.
Unresolved:
The business responded to the dispute but failed to make a good faith effort to resolve it.
Answered:
The business addressed the issues within the complaint, but the consumer either a) did not accept the response, OR b) did not notify BBB as to their satisfaction.
Unanswered:
The business failed to respond to the dispute.
Unpursuable:
BBB is unable to locate the business.
American Homes For Rent uses a company called Conservice thst sends American Homes For Rent tenants' utility bills for that ************************* allegedly sens to Conservice. For the timeframe of 12/09/2023 through 01/08/2024, (just for the electrical bill), I was charged $1,223.64 and I live alone, only use 2 room lights, 2 chest freezers, (1 refrigerator/freezer which belongs to American Homes for Rent), 1 television, 1 washe/dryer that us used bi-weekly. There is no way that I should be charged $1,223.64 for 30 days with only 1 person (me) living in the house. Since I am a heart transplant recipient, my physicians have not released me to cook for the past 7 months, so there is no stove being utilized. I have contacted via email numerous times to American Homes for Rent (my property manager, ***************************,) and his supervisor, *************************** about disputing these erroneous charges that Conservice has sent to American Homes for Rent. The charge monthly for tenants is $10.95 additionally that Conservices charges each renter to utilize the ONLY way that American Homes for Rent tenants can pay their utilities such as water, gas, electricity, sewer, etc. However, I cannot even talk to ***************** and Water because ALL utilities are in American Homes for Rents' name even though I am a permanent ******************* individual who is medically dependent on electric services which I informed American Homes for Rent when I first began renting from them on 10/18/2022 and I constantly remind them of my health crisis as an ******************* individual. This is not the first time that Conservice has sent escalated charges to American Homes for Rent concerning me. I went on and paid those erroneous charges, BUT, I am disputing the electrical charges of $1,223.60 for electrical charges for 12/08/2023 through 01/09/2024. I paid the entire portion if tge rest of the charges of $584.64 on yesterday, 03/08/2024 and forwarded the receipt to AMH via email.
Business Response
Date: 03/15/2024
The Company received and reviewed the following BBB complaint. We escalated this matter to our local team, which contacted the resident on March 12, 2024. Our local team reviewed the utility request and approved the transfer of utilities to the Resident. The matter is resolved to the satisfaction of both the resident and the Company.
Customer Answer
Date: 03/19/2024

Better Business Bureau:

I have reviewed the response made by the business in reference to complaint ID ********, and find that this resolution is satisfactory to me.

Sincerely,

*************************
Initial Complaint
Date:03/12/2024
Type:Service or Repair Issues
Status:
AnsweredMore info
Complaint statuses
Resolved:
The complainant verified the issue was resolved to their satisfaction.
Unresolved:
The business responded to the dispute but failed to make a good faith effort to resolve it.
Answered:
The business addressed the issues within the complaint, but the consumer either a) did not accept the response, OR b) did not notify BBB as to their satisfaction.
Unanswered:
The business failed to respond to the dispute.
Unpursuable:
BBB is unable to locate the business.
Well here we go again. This time the 3rd dishwasher they brought out within the past year has failed. The unit is leaking water on to the floor and peeling away the vinyl flooring. I have been informing American Homes for Rent since the beginning of February 2024. They sent out someone to look at it about three weeks ago. He said the unit needs to be replaced once again. I have not heard back from American Homes for Rent. Not the kind of service I was expecting for the price I am paying for rent. Every time I have an issue I have to contact BBB in order to resolve it.
Business Response
Date: 03/15/2024
The company received and reviewed the following BBB complaint. We escalated this maintenance work order with our team and contacted the resident on March 13, 2024. The company is completing the maintenance issue(s) promptly. Once the maintenance issue(s) is resolved, the local team will review the work order and maintenance timeline to determine the options available to resolve this case to the residents satisfaction. Our local team will reach out directly to the resident.
Initial Complaint
Date:03/07/2024
Type:Service or Repair Issues
Status:
AnsweredMore info
Complaint statuses
Resolved:
The complainant verified the issue was resolved to their satisfaction.
Unresolved:
The business responded to the dispute but failed to make a good faith effort to resolve it.
Answered:
The business addressed the issues within the complaint, but the consumer either a) did not accept the response, OR b) did not notify BBB as to their satisfaction.
Unanswered:
The business failed to respond to the dispute.
Unpursuable:
BBB is unable to locate the business.
Please be aware of AH4R and this property. My lease is ending in May and I will not be returning due to continuous delays in communication from property management and lack of maintenance. The homes are great from an exterior view but interior there are cracks in the baseboards that will be deemed cosmetic, even though you will have to hire your own pest control company to keep ants out of the home. We have had several cracks in the ceilings as well that were deemed cosmetic. Overall I can honestly say not to trust this company. If you move here do not mount your TVs or you may face a fee when moving out. The unexpected costs outside of rent and utilities has made my experience here less than satisfactory. If the leasing office is open anytime this year you may have better luck speaking to someone in person or on the phone.
Business Response
Date: 03/15/2024
The Company received and reviewed the following BBB complaint. We escalated this matter to our local team, which contacted the resident by phone on March 5, 2024. Our local team reviewed the ledger and found all charges to be proper, as outlined in the executed lease. We are unable to provide the desired resolution being sought in this case.
Customer Answer
Date: 03/24/2024

Complaint: 21398384

I am rejecting this response because:
On March 5th we inquired about the pricing for repairing the walls and have not had communication since that date. It is now March 24th and they have not reached back out. There is nothing in the lease that was outlined about mounting televisions and wanted to know if it was deemed cosmetic or not. We did request a walk thru when we move out so we will expect one to ensure we have all information prior to turning in keys.

Sincerely,

***************************
Business Response
Date: 04/04/2024
The Company received and reviewed the following BBB complaint. We escalated this matter to our local team, which contacted the resident by phone on March 5, 2024. As stated in the lease, the home is to be returned in the same condition it is received in. Wall repairs should be made prior to move out or will be subject to charge back of the security deposit. We are unable to provide the desired resolution being sought in this case.
Initial Complaint
Date:03/05/2024
Type:Service or Repair Issues
Status:
AnsweredMore info
Complaint statuses
Resolved:
The complainant verified the issue was resolved to their satisfaction.
Unresolved:
The business responded to the dispute but failed to make a good faith effort to resolve it.
Answered:
The business addressed the issues within the complaint, but the consumer either a) did not accept the response, OR b) did not notify BBB as to their satisfaction.
Unanswered:
The business failed to respond to the dispute.
Unpursuable:
BBB is unable to locate the business.
My husband and I have been living on the property, rent went up with the promise to replace any appliance in the home, it turned out to be not a washer or dryer but other appliances. We chose a stove.All appliances in the home are white, so they offered a stainless steel one which we agreed. The stove delivered is black with stainless steel accents, not what was promised in writing and by phone.Contacted the property management and sent pictures and was told they don't share my opinion how bad the appliance looks with the rest of the appliances and no change, the stove is beautiful and no change, they have the right to put on what they want is not my home.Both people I talked to were very rude and said they allowed me the choice to buy one and store the other one. Not their problem. The black stove is black looks out of place in the home I live in and have friends overo or for my like, I added black toaster to and coffee machine to see if it helped but it doesn't. I asked if I can have the old one we had too, was told no.The property management have been less than cordial and right down rude telling me is not my home, and they sent what was available doesn't matter what they offered.I just want the old stove back or a stove that fits in the home. Please help.My name is *************************** ************ **********************
Business Response
Date: 03/15/2024
The Company received and reviewed the following BBB complaint. We escalated this matter to our local team, which contacted the resident March 1, 2024. Our local team will be replacing the appliance as requested by the resident. The matter is resolved to the satisfaction of both the resident and the Company.
Initial Complaint
Date:02/26/2024
Type:Customer Service Issues
Status:
AnsweredMore info
Complaint statuses
Resolved:
The complainant verified the issue was resolved to their satisfaction.
Unresolved:
The business responded to the dispute but failed to make a good faith effort to resolve it.
Answered:
The business addressed the issues within the complaint, but the consumer either a) did not accept the response, OR b) did not notify BBB as to their satisfaction.
Unanswered:
The business failed to respond to the dispute.
Unpursuable:
BBB is unable to locate the business.
I had a burst pipe at my home 1/16. The pipe was repaired but excessive water was lost during the process. I called AMH and they started the bill dispute process and told me to contact *******************. As soon as I got the bill preview, I contacted ******************* who told me to wait until the bill posts and I could not dispute prior. I contacted another department and they gave me another phone number to start the dispute. I am EXTREMELY dissatisfied with ******************* and her lack of help. She did not help with my lease renewal and now she is not helping with my high water bill problem. I am not going to pay the bill due to the issue that was had.
Business Response
Date: 03/06/2024
The Company received and reviewed the following BBB complaint. We escalated this matter to our local team, which contacted the resident on January 26, 2024. Our local team reviewed the ledger and found that the utility bill in question has not yet posted to the account. We are unable to dispute charges for a bill that we do not have. The charges will be disputed once the bill is received. Our local team will reach out directly to the resident.
Customer Answer
Date: 03/07/2024

Complaint: 21348716

I am rejecting this response because: I have attatched proof that the utility charges have posted to my account via the email that was sent to me. The charges have been posted on my account for the water bill since 2/28. My property manager ***************************** has not been helpful and has not explained the bll dispute process to me. I had to call maintence and they were helpful. I was able to speak with a ************** who scheduled me for a leak test that would have to happen since I am disputing the bill. Her emal is ************************************* She has truly been the only one who helped me resolve the leak at my house. I had to make an appointment with a vendor and take off work due to my property manager not informing me of the process of a bill dispute. The leak was finally fixed on 3/1. I will be disputing all bills and not paying the water bill until this is resolved. I have attatched the emails from my property manager, her manager ************ and *******************. I have asked for phone calls back and nobody calls me and will help me with this issue. I would like to speak with a representative from the company regarding all the issues that I have had.

Sincerely,

*************************
Business Response
Date: 03/15/2024
As the resident was not satisfied with our first attempt at resolution, we escalated this matter to our district level and contacted the resident. The utility dispute has been submitted to our team and is under review. Our local team will reach out directly to the resident.
Customer Answer
Date: 03/26/2024

Complaint: 21348716

I am rejecting this response because: I had to reach out to the correct department for resolution because your property manager ************************ did not inform me of the process of disputing a bill that involved a leak test. I had to take a day off from work to sit and wait for a vendor to complete the work that fixed the leak. If your property manager would have informed me when I first reached out in early Feb, I could have been prepared and rearranged my schedule to accomadate a last minute appointment to fix a leak at the home. I have recieved notice that I did recieve a 20 credit for the water bill and I let me property manger know that I will continue to dispute upcoming water bills that fall within the dates of the leak.

Sincerely,

*************************
Business Response
Date: 04/04/2024
The Company will continue to address all **************** as they come in from the resident.
Initial Complaint
Date:02/22/2024
Type:Service or Repair Issues
Status:
AnsweredMore info
Complaint statuses
Resolved:
The complainant verified the issue was resolved to their satisfaction.
Unresolved:
The business responded to the dispute but failed to make a good faith effort to resolve it.
Answered:
The business addressed the issues within the complaint, but the consumer either a) did not accept the response, OR b) did not notify BBB as to their satisfaction.
Unanswered:
The business failed to respond to the dispute.
Unpursuable:
BBB is unable to locate the business.
I Currently have over 15 open maintenance requests, some going back 2 years. Currently the AC/Heat hasn't been working for 2 weeks. They totally ignore any request for updates.They offered me pitiful slap in the face of $50 to get a space heater for an 1800 SQF home.They just randomly close requests without any explanation.
Business Response
Date: 02/29/2024
The company received and reviewed the following BBB complaint. We escalated this maintenance work order with our team and contacted the resident on February 23, 2024. While the **** issue has been resolved, the Company continues to complete the other maintenance issue(s) promptly. In a continued effort to provide superior customer service, the local team reviewed the **** work order and maintenance timeline, and concessions were offered to resolve this case to the residents satisfaction. The matter is resolved to the satisfaction of both the resident and the company.
Initial Complaint
Date:02/13/2024
Type:Order Issues
Status:
AnsweredMore info
Complaint statuses
Resolved:
The complainant verified the issue was resolved to their satisfaction.
Unresolved:
The business responded to the dispute but failed to make a good faith effort to resolve it.
Answered:
The business addressed the issues within the complaint, but the consumer either a) did not accept the response, OR b) did not notify BBB as to their satisfaction.
Unanswered:
The business failed to respond to the dispute.
Unpursuable:
BBB is unable to locate the business.
It all started when I saw a home for rent from this organization. I had sold my house and got into a short-term rental and I now am looking for a long-term rental for one year. The discriminations starts with the companies practice that they want income from an employer. I have been retired since 2009. I live off of savings, investments, pension, and have not started my Social Security since I turn 65 in two years. They denied my application on the fact that I did not provide to them satisfactory income. I have over $600,000 in investments, $100,000 in a money market. I am currently drawing my pension of almost 900 a month. Taking 5000 a month out for more investments. I also have 4000 a month from a lawsuit we are that payment will stop mid next year. All totaled I have over $10,000 a month in income. The home in question is only ************************************************************************************************* the end, this forces seniors like me onto the streets, since the majority of homes to rent in the **************** are owned by large organizations such as these. This predatory practice must stop. They never ran my credit report and if they did, they would see that my score is over 800 all they looked at is the fact that I was not drawing a weekly paycheck from a company.
Business Response
Date: 02/21/2024
The company received and reviewed the following BBB complaint. In a continued effort to provide superior customer service, we refunded the requested amount to the applicant. The company submitted for the refund, and it should be received within 1 to 2 weeks. The matter is resolved to the satisfaction of both the applicant and the company.
Customer Answer
Date: 02/21/2024

Complaint: 21283649

I am rejecting this response because:
AMH automatically rejected my application even though I was more than qualified. To add insult to injury upon your injury they reached out to me and demanded my original social security card as well as 2 years IRS statements. They said that they couldnt use my investments, *** or even Money Market funds as income. They should not be allowed to do business in the **************** since they discriminate against senior citizens who are retired. I want to see changes made to the application process and a written apology from the President. I am sure that he is unaware of this situation.

Sincerely,

***************************
Business Response
Date: 02/29/2024
The Company has issued a refund of the application fee to the Complainant. There are no further actions required for this case, and it should be considered closed.
Initial Complaint
Date:02/13/2024
Type:Service or Repair Issues
Status:
AnsweredMore info
Complaint statuses
Resolved:
The complainant verified the issue was resolved to their satisfaction.
Unresolved:
The business responded to the dispute but failed to make a good faith effort to resolve it.
Answered:
The business addressed the issues within the complaint, but the consumer either a) did not accept the response, OR b) did not notify BBB as to their satisfaction.
Unanswered:
The business failed to respond to the dispute.
Unpursuable:
BBB is unable to locate the business.
My mother and myself had to transfer to a new home due to no heat being provided in the first home. Her 1st home has 2 floors and one thermostat. She brought this to their **************** advised her that they didnt know what to do. They also advised, that in order to cut costs, all homes only come with one thermostat. We are living in ******, a state with extreme cold during the winter and extreme heat in the summer. One thermostat for a 2-story home with over 2000 sq ft can not maintain livable temps with one thermostat. So, we were forced to make a decision to transfer to another home with AMH, in order to prevent breaking lease & hopefully getting a better home. We were charged an application fee, even though we only transferred, and the previous homes account is still open & active & still asking us to pay rent for it. AMH even went as far as to place an eviction notice on the door of the previous home. My mother took the liberty of leaving the keys/garage remote at the previous address after not getting a concrete answer regarding what to do with them. She saw the notice on the door when she left the keys/garage remote there. Our deposit from the previous home hasnt been refunded as promised, were still owed a cleaning credit, as promised, for our new home due to lack of properly cleaning, and we were also promised a credit for a days rent at the new home due to us not officially residing there until the end if the day of move-in. They now have 2 deposits and even the refrigerator at the new home had a hard time openingOne thing after anotherWe are even more stressed now because of the eviction notice. We have never experienced this before, and had my mother not dropped off the keys/garage remote, had the notice actually gone further when were not even there???
Customer Answer
Date: 02/13/2024
My mother's name is *************************, and her current address is ***************************************************************
Customer Answer
Date: 02/13/2024
My mother's name is *************************, and her current address is ***************************************************************
Business Response
Date: 02/21/2024
The Company received and reviewed the following BBB complaint. We escalated this matter to our local team, which contacted the resident. Our local team reviewed the ledger and, in a continued effort to ensure resident satisfaction, the Company revised the charges as well as offered additional options to the residents. The matter is resolved to the satisfaction of both the resident and the Company.
Initial Complaint
Date:02/06/2024
Type:Product Issues
Status:
AnsweredMore info
Complaint statuses
Resolved:
The complainant verified the issue was resolved to their satisfaction.
Unresolved:
The business responded to the dispute but failed to make a good faith effort to resolve it.
Answered:
The business addressed the issues within the complaint, but the consumer either a) did not accept the response, OR b) did not notify BBB as to their satisfaction.
Unanswered:
The business failed to respond to the dispute.
Unpursuable:
BBB is unable to locate the business.
We submitted an application for a rental property per the posted application requirements. We were subsequently contacted by the company and my wifes social security card was requested. We forwarded a picture of her card in black and white which is all we had available. We were notified by the company that we needed to provide a color copy, we informed them the original is in a storage unit in ************** and not accessible. We informed the company who stated it was for identification purposes that we already provided a ******* drivers license and could provide a passport for my wife. We also informed the company that they can contact the Social security administration to verify her identity as their website states, that to require a copy of her card is not legal. The company refused and denied to process our application and wont return our application fee.
Business Response
Date: 02/14/2024
The company received and reviewed the following BBB complaint. In a continued effort to provide superior customer service, we refunded the requested amount to the applicant. The company submitted for the refund, and it should be received within 1 to 2 weeks. The matter is resolved to the satisfaction of both the applicant and the company.
Customer Answer
Date: 02/15/2024

Complaint: 21239999

I am rejecting this response because:
My rights were violated under fair housing laws resulting in me having to pay $300 a month for rental housing over what I could have rented through AHS. Their actions were directly in conflict with federal laws relating to credit checks and allowable requirements.
Sincerely,

***************************
Business Response
Date: 02/29/2024
The Company issued a refund of the application fee on February 14, 2024. There are no further actions required for this case, and it should be considered closed.
Customer Answer
Date: 03/05/2024
The actions taken by this vendor go against federal laws and infringe on customers civil rights. To believe that a refund will make everything ok is ludicrous. They must stop this behavior and stop this prejudicial behavior.
Initial Complaint
Date:02/06/2024
Type:Order Issues
Status:
AnsweredMore info
Complaint statuses
Resolved:
The complainant verified the issue was resolved to their satisfaction.
Unresolved:
The business responded to the dispute but failed to make a good faith effort to resolve it.
Answered:
The business addressed the issues within the complaint, but the consumer either a) did not accept the response, OR b) did not notify BBB as to their satisfaction.
Unanswered:
The business failed to respond to the dispute.
Unpursuable:
BBB is unable to locate the business.
I reviewed a property in ***********, ** listed by AMH for ***********************************************. The listing for the property stated that all maintenance was included. After signing the lease and paying the security deposit, I found out that they DO NOT include maintenance (lawn maintenance) as advertised on the listing. I have requested the deposit back due to their false advertising; however, they have been uncooperative and difficult to work with. I was lied to regarding the terms of the lease.
Business Response
Date: 02/14/2024
The Company received and reviewed the following BBB complaint. We escalated this matter to our local team. The Company is not responsible for third party advertisements of properties and amenities. Per company policy, as outlined in the executed lease, no concessions can be made to the satisfaction of the complainant therefore, there is no resolution to this case.
Customer Answer
Date: 02/19/2024

Complaint: 21234897

I am rejecting this response because:

You are absolutely responsible for advertisements on third party websites if it is for your property. Realator.com certainly did not make up that all maintenance would be covered on this property. Due to this false advertisement, I demand that my security deposit be returned to me. I also stated that I no longer wanted the property before my security deposit was even charged.

Sincerely,

***********************
Business Response
Date: 02/29/2024
The Company maintains its position as outlined in our previous response; however, it is our understanding that this matter has been resolved.

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