Complaints

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

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  American Homes 4 Rent

  280 Pilot Rd Las Vegas, NV 89119-3532

  
• 

  American Homes 4 Rent

  23975 Park Sorrento #300 Calabasas, CA 91302-4012

  
• 

  American Homes 4 Rent

  781 Brooksedge Plaza Dr Westerville, OH 43081-4913

  
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  American Homes 4 Rent

  7021 Albert Pick Rd Ste C Greensboro, NC 27409-9533

  
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  American Homes 4 Rent

  3923 Coconut Palm Dr STE 110 Tampa, FL 33619-1356

  

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:04/11/2025

  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.

  On 2/2/25 at 1:14 PM, an AMH representative placed a lockbox on the front door of my residence without any prior notice from AMH or property management. My lease was still active for another three weeks, with a scheduled termination date of 2/23/25.That same evening at 7:31 PM, an unauthorized woman with two children attempted to access the property using the lockbox. Blink camera footage shows her reading a code from her phone and entering it into the keypad to gain entry.I immediately texted Ms. ****** at 7:42 PM using the specific text contact number from her email signature, but received no reply until over a week later (2/9/25). I called AMH after I sent the text to Ms. ****** and spent 44 minutes on the phone without resolution. The agent expressed surprise that a lockbox had been installed so early without my knowledge, repeatedly placed me on hold, and ultimately offered no solution.I was advised to post a Do Not Enter/Occupied sign on the door, tape over the lockbox, and purchase a new lock for my safety. The agent said no one with authority could be reached.This was a clear breach of contract. As a tenant, I am entitled to quiet enjoyment and basic safety. My security was seriously compromised due to AMH listing the property and placing a lockbox without notifying me or explaining procedures. This led to a stranger attempting to enter my home while I remained a legal occupant.The incident caused significant fear and anxiety, especially since I live alone. I had trouble sleeping and nearly missed work due to safety concerns. I did not receive any response from AMH until 11:21 AM the next daynearly 16 hours later, via email from Ms. ******* She advised me she would contact me by phone that afternoon to discussed but failed to do so. The lack of care or concern was evident and negligent.Acceptable compensation: removal of account balance, inability to add additional charges after lease end-4/23/25., and the return of my rental deposit.

  Business Response

  Date: 04/17/2025

  The Company received and reviewed the following BBB complaint. We escalated this matter to our local team, who contacted the resident on April 4. Our local team reviewed the move-out and lock box procedures with the resident. The matter is believed to be resolved to the satisfaction of both the resident and the company.

  Customer Answer

  Date: 04/22/2025

   
  Complaint: 23190056
  
  I am rejecting this response because:

  Nothing was resolved and I was never contacted by American Homes for Rent regarding this complaint nor any follow up regarding this matter.  To say the consumer is satisfied is a complete lie.  It was 16 hours before the Property Manager emailed me without fully addressing the issue, they did not explain why the lockbox was placed so far in advance and said the individuals who tried to enter the home was a scam, even though the property was shown as available on her phone.  The document I previously attached blatantly shows that the home was listed as available now.  The lockbox was installed without any notice nor instruction on what procedures to follow while I was still a tenant.  They tried to cover their tracks but failed to do so. The property manager has a specific phone number listed in her email signature for text messages, however it was over a week before receiving a response.  Their remedy to the problem was to have the lockbox removed, long after the mental and emotional damage was done  I demand compensation from American Hones for Rent due to their inability to provide myself a safe environment as the home was listed as available, a lockbox was placed far in advance of what is acceptable without any correspondence of it happening, the lack of communication and urgency to the matter that clearly produced personal fear, anxiety, and the lack of safety due to their actions.  
  
  Sincerely,
  
  ******* ********

  Business Response

  Date: 05/07/2025

  We are unable to provide the desired resolution being sought in this case. 

• Initial Complaint

  Date:04/10/2025

  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 reported a roof leak on 4/7 to the landlord. I sent pictures and a detailed message to the property manager describing the INTERIOR damage caused by the leak. 4/9 the company sent a contractor who barely spoke/understood English who was super nice and did the roof repairs, but left the ceiling in the house and the ruined carpet in the house untouched. I asked the contractor who politely told me that he only does roofs and someone else would have to make the repairs. When I contacted property management, they told me I only reported a roof leak and would have to submit another request in order to have the remaining damage fixed. EVERY TIME there is a maintenance issue, I get the run around from this company. I pay over $2200 per month for rent and expent maintenance to be taken care of properly AND in a timely manner. The management is rude and very unprofessional. There have been several other issues that take weeks to resolve. I am frustrated at this point. I want EVERYONE to be aware of what a crooked company this is. Here I am working my rear off to pay their ridiculous prices and I can't even get a water leak repaired properly?!

  Business Response

  Date: 04/17/2025

  The company received and reviewed the following BBB complaint. We escalated this maintenance work order with our team and contacted the resident. 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:04/07/2025

  Type:Product 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.

  This company is refusing to give us our $1830 back to us. When we moved into their property ****************************************************** it was not clean and had not been maintenance. My husband and I had to spend hundreds of dollars on paint and cleaning supplies after moving from ***********. The property manager refused to acknowledge the problem. The garage stopped working, and I had to wait months until they sent someone to fix it. The faucet fell off and towel holder fell, and they refused to fix it. She refused to answer our phone calls about the property negligent. We have pictures and videos when we moved into the property, and took pictures and videos when we left the property. We left the property spotless, yes AMH is trying to charge us $356.72 after the turmoil we already had to endure. Additonally, the landscaping was not properly maintained, and they left us a yard full of weeds. Every time I try to call ****** ********* she refuses to call me or call me back. Additionally, she does not email me back when I have concerns. Instead of filing a small claims, I am trying to get this resolved over the phone. No one will help me with my issues

  Business Response

  Date: 04/16/2025

  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 move-out paperwork and has settled the account to with the former resident. The matter is believed to be resolved to the satisfaction of both the resident and the company.

  Customer Answer

  Date: 04/28/2025

   
  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,
  
  ******* Puthavongsa

• Initial Complaint

  Date:04/07/2025

  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 wife and I divorced in 2020. Since the divorce I've submitted documentation to remove her from my lease since AMH indicated that she was the primary lessee which was an error prior to our divorce. AMH requires a 30 day notice but my records indicates that my ex-wife and I have been notifying them every since the divorce finalization I've lived at the residence for approximately 9yrs and maintained and upkept the lease since my ex-wife relocated back to her home state. The issue is that only the primary can renew the lease. I contact AMH once again since my ********* was about to expire in April. Finally around March 17, 2025 I was sent documentation in which my ex-wife and I signed to have her removed from the lease and notated that she is not the primary resident. AMH acknowledged receipt but has not presented me with a lease renewal. I called everyday to ensure that I would receive a renewal before the expiration on the lease on April 2, 2025. I also explained to them that according to their online portal I have not been indicated as the primary resident therefore enabling me to accept a renewal proposal. As a result my lease has expired and they have indicated my lease as month to month in which I emailed a representative of the management team that I've resided at the residence for 9yrs and never opted for a month to month lease and would like to continue with a yearly lease prior. I continue to call requesting for my property manager that is not accessible due to either being in a meeting or out the office. My phonecalls are never returned. My payments on the lease were always on time and never late. However as a result of AMH not communicating or providing a proposal for a lease renewal I now have an extra fee for a month to month lease that I did not opt for. This issue could have been corrected prior to the expiration of my 2024- 2025 lease. It has been approximately three weeks with no results. I pray for a satisfactory solution without retaliation.

  Business Response

  Date: 04/17/2025

  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 lease and, in a continued effort to ensure resident satisfaction, the Company revised the lease per the residents request. The matter is resolved to the satisfaction of both the resident and the Company.

• Initial Complaint

  Date:04/07/2025

  Type:Billing 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.

  ***** ******* ********, a former tenant of a property managed by American Homes 4 Rent located at:************************************************* lease ended in August 2018, and I fulfilled all rental obligations. In fact, upon moving out, I received a refund, and I have a full resident ledger as evidence. This documentation clearly shows that no balance was owed.However, my credit report through Experian RentBureau is inaccurately showing a collection related to this property. I was recently denied housing because of this false reporting.I contacted American Homes 4 Rent directly, and a representative confirmed there is no outstanding balance. However, they refuse to issue a correction letter or initiate a dispute on my behalf. They directed me to handle the matter myself with the credit bureau, leaving me without the support needed to resolve the issue quickly.I am seeking the following resolution:Immediate removal of the false collection from my credit report.A written confirmation from American Homes 4 Rent or their credit reporting vendor that this item was incorrectly reported.Assistance from BBB in getting this matter resolved fairly and efficiently.Ive attached supporting documentation, including my resident ledger and a screenshot of the false collection.

  Business Response

  Date: 04/17/2025

  The Company received and reviewed the following BBB complaint. We escalated this matter to our local team Our local team reviewed the move-out paperwork and found all charges to proper for the home that the resident rented through AMH at *************************. We are unable to provide the desired resolution being sought in this case.

• Initial Complaint

  Date:04/03/2025

  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 am disputing a maintenance charge of $425.00 for a dryer venting opening that needed to be created in the home. I had to buy a new dryer as I thought something was wrong with my dryer. When I installed the new dryer, it alerted me that there was an issue with the ventilation. I contacted AMH and they sent an in-house contractor that could not find the opening that led to the roof where the dryer ventilation is found. He then said to me that he would send a work order for an outside contractor to come out and create the opening that was inadvertently closed when work was done on the home at some point in the past. He did not, I called and was told nothing had been set up for this repair. I then sent the request and now I found out when I accessed my rent portal that I am being charged for this. According to the outside contractor, all this time it was venting into the attic until it stopped. After calling and no one seem to know what/why I was being and what for, I was connected to my rude, why are you bothering me, nonchalant property manager Mr. ******** that only says, " I will contact maintenance and get back to you" I was told this on 03/26/2025, 04/2/2025, and he was unaware of the email I sent on 03/31/2025. I will be making my rent and utility payments through the portal and leaving the $425.00 unpaid. This is not the best practice to place a charge on someone's account without explanation and notification of the charge. This was snuck in hoping I would not notice it and pay for it.

  Business Response

  Date: 04/11/2025

  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 work order and, in a continued effort to ensure resident satisfaction, the Company revised some of the charges on April 11. The resident should receive a refund within 1 to 2 weeks. The matter is resolved to the satisfaction of both the resident and the Company.

• Initial Complaint

  Date:04/02/2025

  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.

  I am a disabled veteran and have two disabled children and a baby with my significant other that moved into our Ohio rental on February 28, 2025. Prior to our move in on February 28th, 2025, we were told that we had the right to have the electric and gas placed in our own name, even though the lease states that **** would have it in their name. I sent an email to them on February 28, 2025 to confirm that we would be placing them in our name. We then noticed they removed us from those bills, without being notified and back into their name saying they never received a request and per the lease it will be in their name. Ohio is a deregulated state that allows us to have the utilities in our name. Unfortunately, there is only one provider to choose from for this house.We utilize a budget plan with the electric and gas companies anywhere we rent in this area, that sticks to a certain amount per month for affordability, and because the electric and gas company here have been sued for ridiculously high prices without proof of monitoring the correct usage. **** requires proof for the budget plan, which utilities companies wont give unless the services are in our name. This is preventing us from being able to maintain oversight on how much we would spend on our electric and gas bill, and leaving us vulnerable to the possibility of inflated costs by the utility company and due to mismanagement of the electric and gas bill. Their lack of oversight on the bill because they use Conservice, would potentially cost us more than we would pay if we were able to use the budget plan for our electric and gas. ********** does not request budget plans for utilities for tenants but is paid to manage the bill for them. We want the gas and electric in our name so we can work with the utility company to get the budget plan and prevent ridiculous or unmonitored prices to be charged to us.

  Business Response

  Date: 04/11/2025

  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 work order and, in a continued effort to ensure resident satisfaction, the Company revised some of the charges on April 11. The resident should receive a refund within 1 to 2 weeks. The matter is resolved to the satisfaction of both the resident and the Comp

  Business Response

  Date: 04/11/2025

  Please disregard the previous response that was sent. The correct response should read: 

  The Company received and reviewed the following BBB complaint. We escalated this matter to our local team, which contacted the resident on April 7. Our local team reviewed the request, in a continued effort to ensure resident satisfaction, the Company has granted the request for resident to manage their gas and electric utilities. The matter is resolved to the satisfaction of both the resident and the Company.

  Customer Answer

  Date: 04/14/2025

   
  Complaint: 23146376
  
  I am rejecting this response because: I was never called, emailed or notified we were allowed to switch it back in our name. We are not rejecting the permission to switch the electric and gas into our name, but rejecting their response because it NEVER OCCURRED. The property manager never contacted me and I would actually appreciate a formal email stating that the electric and gas can be in our name. 
  

  
  Sincerely,
  
  ****** ********

  Customer Answer

  Date: 04/14/2025

  Please disregard the message that I never received the email. I was able to locate it in an archive folder within my email. I have no further action on this complaint. 

  Respectfully,

   

  ****** ********

• Initial Complaint

  Date:04/02/2025

  Type:Billing 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.

  American Homes 4 Rent forces use of a 3rd party utility vendor who is constantly causing delays for charges to appear in accounts.But checking with the utility providers themselves there is no delay.Attached image shows charges still from back in December when it's about to be ***************** is ******** which has been accused:Conservice, a utility billing company, has faced lawsuits and investigations alleging illegal practices, including overcharging tenants, inflated utility charges, and double-dipping on fees.

  Business Response

  Date: 04/11/2025

  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 found all charges to be proper. In a continued effort to ensure resident satisfaction, our team explained the use of Conservice for utilities and explained the reasons for billing delays. The matter is believed to be resolved to the satisfaction of both the resident and the Company.

• Initial Complaint

  Date:03/28/2025

  Type:Billing 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.

  Our trash saga began on Jan 10, 2025, when AMH set up servicesexcept we got the wrong trash can. We reported it on Feb 12, only to be told itd take 30+ days to fix. Instead, we cancelled and got our own service. Simple, right? Nopewere still being charged for a service we never properly had.Weve called countless times, been told to just pay it, and denied access to accounting like its a top-secret government agency. Oh, and that $7.50 renters insurance charge? We sent proof of coverage in early Feb, yet its still on our bill.On March 26, ****** claimed we werent charged for trash (hilarious, because we definitely were). All we want is for AMH to stop billing us for services we dont usebecause the only trash we want in our lives is the kind we actually throw out.2/1/2025Trash - 01/10/25-02/28/25$40.28 - paid 3/1/2025Trash - 03/01/25-03/31/25$25.42 - paid 4/1/2025Trash - 03/31/25-04/30/25$23.83 --- Charged by AMH but I declined to pay 2/1/2025Limited Waiver (02/2025)$7.50 - paid 3/1/2025Limited Waiver (03/2025)$7.50 - paid Please someone who is above ****** and ****** help!

  Business Response

  Date: 04/07/2025

  The Company received and reviewed the following BBB complaint. We escalated this matter to our local team, which contacted the resident by on March 28. Our local team reviewed the ledger and, in a continued effort to ensure resident satisfaction, the Company revised some of the charges on April 3. The resident can also set up their own trash service. The matter is resolved to the satisfaction of both the resident and the Company.

• Initial Complaint

  Date:03/26/2025

  Type:Service or Repair 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.

  I have been renting from AMH since May of 2024 and it has been one problem after another. To begin with, they moved my initial move in date back without an apology and caused an already stressful move to be worse as I had to reschedule everything. Once I moved in the problems immediately started, within the first two weeks, a ceiling fan came crashing down damaging my coffee table and almost landing on my 5 year old. She is still scared to be under ceiling fans because of this. Glass was all over the place even in her toys she was playing with. A week or so later my A/C wasnt working properly in the dead of summer. My house wouldnt even stay below 80 degrees. I am a disabled veteran with breathing issues and also have a small child so it was a safety concern. There was no urgency in coming out and fixing the problem and all they did was pull some leaves out of the ** and tell me this was typical for ******* and to run my fans at all time. It got worse as the summer went on and I put in another request and they closed it without a response. A few weeks later I started hearing an electrical crackling which they came out immediately for. When the problem was discovered, which was an outside motion light, the maintenance man could not believe how dangerous the situation was and told me it was primed to start a house fire. Because the light was so poorly rigged up. There has been a spider problem since I moved in no matter how much I clean. My dishwasher has broken twice and had to be replaced. A few months back I reached out to a generic number since its next to impossible to get property management on the phone or respond to your emails to ask if I could go month to month after my lease was up if I couldnt close on my house in time. I was told that it is possible sometimes but I would need to speak with property management when the time came. It was implied that once my lease was up it was up. I am trying to move out on 5/11 and they will not get in touch with me.

  Business Response

  Date: 04/04/2025

  The Company received and reviewed the following BBB complaint. We escalated this matter to our local team, which contacted the resident by email on March 28. Our local team received and reviewed the move out information. The matter is believed to be resolved to the satisfaction of both the resident and the Company.

  Customer Answer

  Date: 04/07/2025

   
  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,
  
  ******* *******