diff --git a/src/common/Common.h b/src/common/Common.h
index 8a86bde6..d777a9e2 100644
--- a/src/common/Common.h
+++ b/src/common/Common.h
@@ -851,7 +851,7 @@ namespace Sapphire::Common
     uint32_t unkown1; //12
   };
 
-  struct YardObject
+  struct HousingObject
   {
     uint32_t itemId;
     uint16_t itemRotation;
diff --git a/src/common/Network/CommonActorControl.h b/src/common/Network/CommonActorControl.h
index 8d6e9ea1..6873140c 100644
--- a/src/common/Network/CommonActorControl.h
+++ b/src/common/Network/CommonActorControl.h
@@ -215,6 +215,11 @@ enum ActorControlType : uint16_t
     ShowBuildPresetUI = 0x3E9,
     BuildPresetResponse = 0x3ED,
 
+    /*!
+     * param1 = object array index
+     */
+    RemoveInteriorHousingItem = 0x3F1,
+
     /*!
      * param1 = identity shit
      *          u16 1 - container id
@@ -223,6 +228,7 @@ enum ActorControlType : uint16_t
      *          u16 1 - slot
      */
     HousingItemMoveConfirm = 0x3F9,
+    OpenEstateSettingsUI = 0x3FF,
 
     /*!
      * param1 = outdoor furnishings
diff --git a/src/common/Network/PacketDef/Zone/ServerZoneDef.h b/src/common/Network/PacketDef/Zone/ServerZoneDef.h
index 2f039202..5a406ee8 100644
--- a/src/common/Network/PacketDef/Zone/ServerZoneDef.h
+++ b/src/common/Network/PacketDef/Zone/ServerZoneDef.h
@@ -1679,22 +1679,20 @@ struct FFXIVIpcLandSetInitialize : FFXIVIpcBasePacket< LandSetInitialize >
   LandStruct land[ 30 ];
 };
 
-struct FFXIVIpcYardObjectSpawn : FFXIVIpcBasePacket<YardObjectSpawn>
+struct FFXIVIpcYardObjectSpawn : FFXIVIpcBasePacket< YardObjectSpawn >
 {
   uint8_t landId;
   uint8_t objectArray;
   uint16_t unknown1;
-  Common::YardObject object;
+  Common::HousingObject object;
 };
 
-struct FFXIVIpcYardObjectMove : FFXIVIpcBasePacket<YardObjectMove>
+struct FFXIVIpcYardObjectMove : FFXIVIpcBasePacket< YardObjectMove >
 {
   uint16_t itemRotation;
   uint8_t objectArray;
-  uint8_t landSetId;
-  uint16_t pos_x;
-  uint16_t pos_y;
-  uint16_t pos_z;
+  uint8_t landId;
+  Common::FFXIVARR_POSITION3_U16 pos;
   uint16_t unknown1;
   uint16_t unknown2;
   uint16_t unknown3;
@@ -1707,7 +1705,7 @@ struct FFXIVIpcHousingObjectInitialize : FFXIVIpcBasePacket< HousingObjectInitia
   uint8_t packetNum;
   uint8_t packetTotal;
   uint8_t u2; //Outdoor 0 / Indoor 100(?)
-  Common::YardObject object[100];
+  Common::HousingObject object[100];
   uint32_t unknown4; //unused
 };
 
diff --git a/src/world/Manager/HousingMgr.cpp b/src/world/Manager/HousingMgr.cpp
index 3713c83f..aea73e84 100644
--- a/src/world/Manager/HousingMgr.cpp
+++ b/src/world/Manager/HousingMgr.cpp
@@ -1010,16 +1010,17 @@ void Sapphire::World::Manager::HousingMgr::reqPlaceHousingItem( Sapphire::Entity
 
   auto ident = land->getLandIdent();
 
+  bool status = false;
+
   if( isOutside )
-  {
-    if( !placeExternalItem( player, item, ident ) )
-      player.sendUrgent( "An internal error occurred when placing the item." );
-  }
+    status = placeExternalItem( player, item, ident );
   else
-  {
-    if( !placeInteriorItem( player, item ) )
-      player.sendUrgent( "An internal error occurred when placing the item." );
-  }
+    status = placeInteriorItem( player, item );
+
+  if( status )
+    player.queuePacket( Server::makeActorControl143( player.getId(), 0x3f3 ) );
+  else
+    player.sendUrgent( "An internal error occurred when placing the item." );
 }
 
 bool Sapphire::World::Manager::HousingMgr::placeExternalItem( Entity::Player& player,
@@ -1051,7 +1052,7 @@ bool Sapphire::World::Manager::HousingMgr::placeExternalItem( Entity::Player& pl
   auto zone = std::dynamic_pointer_cast< HousingZone >( player.getCurrentZone() );
   assert( zone );
 
-  zone->spawnYardObject( ident.landId, freeSlot, item );
+  zone->spawnYardObject( ident.landId, freeSlot, *item );
 
   return true;
 }
@@ -1099,7 +1100,7 @@ bool Sapphire::World::Manager::HousingMgr::placeInteriorItem( Entity::Player& pl
     auto zone = std::dynamic_pointer_cast< Territory::Housing::HousingInteriorTerritory >( player.getCurrentZone() );
     assert( zone );
 
-    zone->spawnYardObject( containerIdx, freeSlot, containerId, item );
+    zone->spawnHousingObject( containerIdx, freeSlot, containerId, item );
 
     return true;
   }
@@ -1107,9 +1108,9 @@ bool Sapphire::World::Manager::HousingMgr::placeInteriorItem( Entity::Player& pl
   return false;
 }
 
-Sapphire::Common::YardObject Sapphire::World::Manager::HousingMgr::getYardObjectForItem( Inventory::HousingItemPtr item ) const
+Sapphire::Common::HousingObject Sapphire::World::Manager::HousingMgr::getYardObjectForItem( Inventory::HousingItemPtr item ) const
 {
-  Sapphire::Common::YardObject obj {};
+  Sapphire::Common::HousingObject obj {};
 
   obj.pos = item->getPos();
   obj.itemRotation = item->getRot();
@@ -1169,7 +1170,7 @@ void Sapphire::World::Manager::HousingMgr::reqMoveHousingItem( Entity::Player& p
   }
   else if( auto terri = std::dynamic_pointer_cast< HousingZone >( player.getCurrentZone() ) )
   {
-    moveExternalItem( player, ident, slot, pos, rot );
+    moveExternalItem( player, ident, slot, *terri, pos, rot );
   }
 }
 
@@ -1214,7 +1215,7 @@ bool Sapphire::World::Manager::HousingMgr::moveInternalItem( Entity::Player& pla
   auto invMgr = g_fw.get< InventoryMgr >();
   invMgr->updateHousingItemPosition( item );
 
-  terri.updateObjectPosition( slot, item->getPos(), item->getRot() );
+  terri.updateHousingObjectPosition( slot, item->getPos(), item->getRot() );
 
   // send confirmation to player
   uint32_t param1 = ( ident.landId << 16 ) | containerId;
@@ -1228,8 +1229,42 @@ bool Sapphire::World::Manager::HousingMgr::moveInternalItem( Entity::Player& pla
 
 bool Sapphire::World::Manager::HousingMgr::moveExternalItem( Entity::Player& player,
                                                              Common::LandIdent ident, uint16_t slot,
-                                                             Common::FFXIVARR_POSITION3 pos, float rot )
+                                                             Sapphire::HousingZone& terri, Common::FFXIVARR_POSITION3 pos,
+                                                             float rot )
 {
+  auto land = terri.getLand( ident.landId );
+
+  // todo: add proper perms check
+  if( land->getOwnerId() != player.getId() )
+    return false;
+
+  auto& containers = getEstateInventory( ident );
+  auto needle = containers.find( InventoryType::HousingExteriorPlacedItems );
+  if( needle == containers.end() )
+    return false;
+
+  auto container = needle->second;
+
+  auto item = std::dynamic_pointer_cast< Inventory::HousingItem >( container->getItem( slot ) );
+  if( !item )
+    return false;
+
+  item->setPos( {
+    Util::floatToUInt16( pos.x ),
+    Util::floatToUInt16( pos.y ),
+    Util::floatToUInt16( pos.z )
+  } );
+
+  item->setRot( Util::floatToUInt16Rot( rot ) );
+
+  auto invMgr = g_fw.get< InventoryMgr >();
+  invMgr->updateHousingItemPosition( item );
+
+  terri.updateYardObjectPos( slot, ident.landId, *item );
+
+  // todo: something is sent to the player here to indicate the move has finished successfully
+  // currently they can move one item and then can't move any more
+
 
   return true;
 }
\ No newline at end of file
diff --git a/src/world/Manager/HousingMgr.h b/src/world/Manager/HousingMgr.h
index 9fe6dd42..5fc3dc56 100644
--- a/src/world/Manager/HousingMgr.h
+++ b/src/world/Manager/HousingMgr.h
@@ -163,7 +163,7 @@ namespace Sapphire::World::Manager
      * @param item The item to convert into a YardObject
      * @return The resultant YardObject
      */
-    Common::YardObject getYardObjectForItem( Inventory::HousingItemPtr item ) const;
+    Common::HousingObject getYardObjectForItem( Inventory::HousingItemPtr item ) const;
 
 
     void reqMoveHousingItem( Entity::Player& player, Common::LandIdent ident, uint16_t slot,
@@ -186,7 +186,7 @@ namespace Sapphire::World::Manager
      * @return
      */
     bool moveExternalItem( Entity::Player& player, Common::LandIdent ident, uint16_t slot,
-                           Common::FFXIVARR_POSITION3 pos, float rot );
+                           Sapphire::HousingZone& terri, Common::FFXIVARR_POSITION3 pos, float rot );
 
     /*!
      * @brief Processes the movement of an item placed inside a HousingInteriorTerritory
diff --git a/src/world/Territory/Housing/HousingInteriorTerritory.cpp b/src/world/Territory/Housing/HousingInteriorTerritory.cpp
index 60e147c7..064ba620 100644
--- a/src/world/Territory/Housing/HousingInteriorTerritory.cpp
+++ b/src/world/Territory/Housing/HousingInteriorTerritory.cpp
@@ -45,7 +45,7 @@ Housing::HousingInteriorTerritory::~HousingInteriorTerritory() = default;
 
 bool Sapphire::World::Territory::Housing::HousingInteriorTerritory::init()
 {
-  updateYardObjects();
+  updateHousingObjects();
 
   return true;
 }
@@ -86,8 +86,8 @@ void Sapphire::World::Territory::Housing::HousingInteriorTerritory::onPlayerZone
     objectInitPacket->data().packetNum = yardPacketNum;
     objectInitPacket->data().packetTotal = yardPacketTotal;
 
-    auto yardObjectSize = sizeof( Common::YardObject );
-    memcpy( &objectInitPacket->data().object, m_yardObjects.data() + ( yardPacketNum * 100 ), yardObjectSize * 100 );
+    auto yardObjectSize = sizeof( Common::HousingObject );
+    memcpy( &objectInitPacket->data().object, m_housingObjects.data() + ( yardPacketNum * 100 ), yardObjectSize * 100 );
 
     player.queuePacket( objectInitPacket );
   }
@@ -110,7 +110,7 @@ const Common::LandIdent Sapphire::World::Territory::Housing::HousingInteriorTerr
   return m_landIdent;
 }
 
-void Sapphire::World::Territory::Housing::HousingInteriorTerritory::updateYardObjects()
+void Sapphire::World::Territory::Housing::HousingInteriorTerritory::updateHousingObjects()
 {
   auto housingMgr = g_fw.get< Manager::HousingMgr >();
 
@@ -128,9 +128,9 @@ void Sapphire::World::Territory::Housing::HousingInteriorTerritory::updateYardOb
   // zero out the array
   // there's some really weird behaviour where *some* values will cause the linkshell invite notification to pop up
   // for some reason
-  Common::YardObject obj {};
-  memset( &obj, 0x0, sizeof( Common::YardObject ) );
-  m_yardObjects.fill( obj );
+  Common::HousingObject obj {};
+  memset( &obj, 0x0, sizeof( Common::HousingObject ) );
+  m_housingObjects.fill( obj );
 
   auto containers = housingMgr->getEstateInventory( getLandIdent() );
 
@@ -151,24 +151,24 @@ void Sapphire::World::Territory::Housing::HousingInteriorTerritory::updateYardOb
 
       auto obj = housingMgr->getYardObjectForItem( housingItem );
 
-      m_yardObjects[ offset ] = obj;
+      m_housingObjects[ offset ] = obj;
     }
 
     containerIdx++;
   }
 }
 
-void Sapphire::World::Territory::Housing::HousingInteriorTerritory::spawnYardObject( uint8_t containerIdx,
-                                                                                     uint16_t slot,
-                                                                                     uint16_t containerType,
-                                                                                     Inventory::HousingItemPtr item )
+void Sapphire::World::Territory::Housing::HousingInteriorTerritory::spawnHousingObject( uint8_t containerIdx,
+                                                                                        uint16_t slot,
+                                                                                        uint16_t containerType,
+                                                                                        Inventory::HousingItemPtr item )
 {
   auto housingMgr = g_fw.get< Manager::HousingMgr >();
 
   auto offset = ( containerIdx * 50 ) + slot;
   auto obj = housingMgr->getYardObjectForItem( item );
 
-  m_yardObjects[ offset ] = obj;
+  m_housingObjects[ offset ] = obj;
 
   for( const auto& player : m_playerMap )
   {
@@ -185,11 +185,11 @@ void Sapphire::World::Territory::Housing::HousingInteriorTerritory::spawnYardObj
   }
 }
 
-void Sapphire::World::Territory::Housing::HousingInteriorTerritory::updateObjectPosition( uint16_t slot,
-                                                                                          Sapphire::Common::FFXIVARR_POSITION3_U16 pos,
-                                                                                          uint16_t rot )
+void Sapphire::World::Territory::Housing::HousingInteriorTerritory::updateHousingObjectPosition( uint16_t slot,
+                                                                                                 Sapphire::Common::FFXIVARR_POSITION3_U16 pos,
+                                                                                                 uint16_t rot )
 {
-  auto& obj = m_yardObjects[ slot ];
+  auto& obj = m_housingObjects[ slot ];
 
   obj.pos = pos;
   obj.itemRotation = rot;
diff --git a/src/world/Territory/Housing/HousingInteriorTerritory.h b/src/world/Territory/Housing/HousingInteriorTerritory.h
index d928cd27..f77fc49a 100644
--- a/src/world/Territory/Housing/HousingInteriorTerritory.h
+++ b/src/world/Territory/Housing/HousingInteriorTerritory.h
@@ -24,14 +24,15 @@ namespace Sapphire::World::Territory::Housing
 
     const Common::LandIdent getLandIdent() const;
 
-    void updateYardObjects();
-    void spawnYardObject( uint8_t containerIdx, uint16_t slot, uint16_t containerType, Inventory::HousingItemPtr item );
-    void updateObjectPosition( uint16_t slot, Common::FFXIVARR_POSITION3_U16 pos, uint16_t rot );
+    void updateHousingObjects();
+    void spawnHousingObject( uint8_t containerIdx, uint16_t slot, uint16_t containerType,
+                             Inventory::HousingItemPtr item );
+    void updateHousingObjectPosition( uint16_t slot, Common::FFXIVARR_POSITION3_U16 pos, uint16_t rot );
 
   private:
     Common::LandIdent m_landIdent;
     uint32_t m_lastActivityTime;
 
-    std::array< Sapphire::Common::YardObject, 400 > m_yardObjects;
+    std::array< Sapphire::Common::HousingObject, 400 > m_housingObjects;
   };
 }
\ No newline at end of file
diff --git a/src/world/Territory/HousingZone.cpp b/src/world/Territory/HousingZone.cpp
index d7ff7e08..07bac271 100644
--- a/src/world/Territory/HousingZone.cpp
+++ b/src/world/Territory/HousingZone.cpp
@@ -104,8 +104,8 @@ bool Sapphire::HousingZone::init()
   }
 
   // zero out the yard obj arrays so we don't leak memory like SE does :^)
-  Common::YardObject obj {};
-  memset( &obj, 0x0, sizeof( Common::YardObject ) );
+  Common::HousingObject obj {};
+  memset( &obj, 0x0, sizeof( Common::HousingObject ) );
 
   for( auto& arr : m_yardObjects )
   {
@@ -175,7 +175,7 @@ void Sapphire::HousingZone::onPlayerZoneIn( Entity::Player& player )
     housingObjectInit->data().packetNum = yardPacketNum;
     housingObjectInit->data().packetTotal = yardPacketTotal;
 
-    auto yardObjectSize = sizeof( Common::YardObject );
+    auto yardObjectSize = sizeof( Common::HousingObject );
 
     auto& objects = m_yardObjects[ isInSubdivision ? 1 : 0 ];
 
@@ -345,17 +345,17 @@ void Sapphire::HousingZone::updateYardObjects( Sapphire::Common::LandIdent ident
   }
 }
 
-void Sapphire::HousingZone::spawnYardObject( uint8_t landId, uint16_t slotId, Inventory::HousingItemPtr item )
+void Sapphire::HousingZone::spawnYardObject( uint8_t landId, uint16_t slotId, Inventory::HousingItem& item )
 {
   auto bounds = m_yardObjectArrayBounds[ landId ];
   auto offset = bounds.first + slotId;
 
-  Common::YardObject obj {};
+  Common::HousingObject obj {};
 
-  obj.itemId = item->getAdditionalData();
-  obj.itemRotation = item->getRot();
+  obj.itemId = item.getAdditionalData();
+  obj.itemRotation = item.getRot();
 
-  obj.pos = item->getPos();
+  obj.pos = item.getPos();
 
   // link obj
   auto yardMapIndex = landId <= 29 ? 0 : 1;
@@ -370,6 +370,31 @@ void Sapphire::HousingZone::spawnYardObject( uint8_t landId, uint16_t slotId, In
     packet->data().objectArray = static_cast< uint8_t >( slotId );
     packet->data().object = obj;
 
+    player.second->queuePacket( packet );
+  }
+}
+
+void Sapphire::HousingZone::updateYardObjectPos( uint16_t slot, uint16_t landId, Inventory::HousingItem& item )
+{
+  auto bounds = m_yardObjectArrayBounds[ landId ];
+  auto offset = bounds.first + slot;
+  auto yardMapIndex = landId <= 29 ? 0 : 1;
+
+  auto& obj = m_yardObjects[ yardMapIndex ][ offset ];
+
+  obj.itemRotation = item.getRot();
+  obj.pos = item.getPos();
+
+  for( const auto& player : m_playerMap )
+  {
+    auto packet = makeZonePacket< Server::FFXIVIpcYardObjectMove >( player.second->getId() );
+
+    packet->data().itemRotation = item.getRot();
+    packet->data().pos = item.getPos();
+
+    packet->data().landId = landId;
+    packet->data().objectArray = slot;
+
     player.second->queuePacket( packet );
   }
 }
\ No newline at end of file
diff --git a/src/world/Territory/HousingZone.h b/src/world/Territory/HousingZone.h
index 8b14f711..b8295afe 100644
--- a/src/world/Territory/HousingZone.h
+++ b/src/world/Territory/HousingZone.h
@@ -55,11 +55,12 @@ namespace Sapphire
     Entity::EventObjectPtr registerEstateEntranceEObj( uint8_t landId );
 
     void updateYardObjects( Common::LandIdent ident );
-    void spawnYardObject( uint8_t landId, uint16_t slotId, Sapphire::Inventory::HousingItemPtr item );
+    void spawnYardObject( uint8_t landId, uint16_t slotId, Sapphire::Inventory::HousingItem& item );
+    void updateYardObjectPos( uint16_t slot, uint16_t landId, Inventory::HousingItem& item );
 
   private:
     using LandPtrMap = std::unordered_map< uint8_t, Sapphire::LandPtr >;
-    using YardObjectArray = std::array< Common::YardObject, 800 >;
+    using YardObjectArray = std::array< Common::HousingObject, 800 >;
     using YardObjectSubdivisionArray = std::array< YardObjectArray, 2 >;
 
     /*!