diff --git a/src/common/Common.h b/src/common/Common.h
index 6ac99a0c..1c695917 100644
--- a/src/common/Common.h
+++ b/src/common/Common.h
@@ -864,7 +864,7 @@ namespace Sapphire::Common
   {
     IsEstateOwned = 1,
     IsPublicEstate = 2,
-    HasEstateMessage = 4,
+    HasEstateGreeting = 4,
     EstateFlagUnknown = 8,
     IsFreeCompanyEstate = 16,
   };
diff --git a/src/servers/sapphire_zone/Manager/HousingMgr.cpp b/src/servers/sapphire_zone/Manager/HousingMgr.cpp
index e58922b2..60f04b8a 100644
--- a/src/servers/sapphire_zone/Manager/HousingMgr.cpp
+++ b/src/servers/sapphire_zone/Manager/HousingMgr.cpp
@@ -244,6 +244,9 @@ void Sapphire::World::Manager::HousingMgr::sendWardLandInfo( Entity::Player& pla
   wardInfoPacket->data().landIdent.wardNum = wardId;
   wardInfoPacket->data().landIdent.territoryTypeId = territoryTypeId;
 
+  // todo: properly get worldId
+  wardInfoPacket->data().landIdent.worldId = 67;
+
   for( int i = 0; i < 60; i++ )
   {
     auto land = hZone->getLand( i );
@@ -258,20 +261,26 @@ void Sapphire::World::Manager::HousingMgr::sendWardLandInfo( Entity::Player& pla
     if( land->getState() == Common::HouseState::forSale )
       continue;
 
+    if( auto house = land->getHouse() )
+    {
+      if( !house->getHouseGreeting().empty() )
+        entry.infoFlags |= WardlandFlags::HasEstateGreeting;
+    }
+
     switch( land->getLandType() )
     {
       case LandType::FreeCompany:
-        entry.infoFlags = Common::WardlandFlags::IsEstateOwned | Common::WardlandFlags::IsFreeCompanyEstate;
+        entry.infoFlags |= Common::WardlandFlags::IsEstateOwned | Common::WardlandFlags::IsFreeCompanyEstate;
 
         // todo: send FC name
 
         break;
 
       case LandType::Private:
-        entry.infoFlags = Common::WardlandFlags::IsEstateOwned;
+        entry.infoFlags |= Common::WardlandFlags::IsEstateOwned;
 
         auto owner = land->getPlayerOwner();
-        std::string playerName = g_fw.get< Sapphire::ServerMgr >()->getPlayerNameFromDb( owner );
+        auto playerName = g_fw.get< Sapphire::ServerMgr >()->getPlayerNameFromDb( owner );
         memcpy( &entry.estateOwnerName, playerName.c_str(), playerName.size() );
 
         break;
@@ -284,6 +293,32 @@ void Sapphire::World::Manager::HousingMgr::sendWardLandInfo( Entity::Player& pla
   player.queuePacket( wardInfoPacket );
 }
 
+void Sapphire::World::Manager::HousingMgr::sendEstateGreeting( Entity::Player& player, const Common::LandIdent ident )
+{
+  auto landSetId = toLandSetId( ident.territoryTypeId, ident.wardNum );
+  auto hZone = getHousingZoneByLandSetId( landSetId );
+
+  if( !hZone )
+    return;
+
+  auto land = hZone->getLand( ident.landId );
+  if( !land )
+    return;
+
+  auto house = land->getHouse();
+  if( !house )
+    return;
+
+  auto greetingPacket = makeZonePacket< FFXIVIpcHousingEstateGreeting >( player.getId() );
+
+  greetingPacket->data().landIdent = ident;
+
+  auto greeting = house->getHouseGreeting();
+  memcpy( &greetingPacket->data().message, greeting.c_str(), greeting.size() );
+
+  player.queuePacket( greetingPacket );
+}
+
 void Sapphire::World::Manager::HousingMgr::buildPresetEstate( Entity::Player& player, uint8_t plotNum, uint32_t presetItem )
 {
   auto hZone = std::dynamic_pointer_cast< HousingZone >( player.getCurrentZone() );
diff --git a/src/servers/sapphire_zone/Manager/HousingMgr.h b/src/servers/sapphire_zone/Manager/HousingMgr.h
index 73e67125..f0e3c170 100644
--- a/src/servers/sapphire_zone/Manager/HousingMgr.h
+++ b/src/servers/sapphire_zone/Manager/HousingMgr.h
@@ -43,6 +43,8 @@ namespace Sapphire::World::Manager
 
     void requestEstateEditGuestAccess( Entity::Player& player, uint16_t territoryTypeId, uint16_t worldId, uint8_t wardId, uint8_t plotId );
 
+    void sendEstateGreeting( Entity::Player& player, const Common::LandIdent ident );
+
   };
 
 }
diff --git a/src/servers/sapphire_zone/Network/Handlers/ClientTriggerHandler.cpp b/src/servers/sapphire_zone/Network/Handlers/ClientTriggerHandler.cpp
index 277ac909..482e10c6 100644
--- a/src/servers/sapphire_zone/Network/Handlers/ClientTriggerHandler.cpp
+++ b/src/servers/sapphire_zone/Network/Handlers/ClientTriggerHandler.cpp
@@ -427,6 +427,28 @@ void Sapphire::Network::GameConnection::clientTriggerHandler( const Packets::FFX
 
       break;
     }
+    case ClientTriggerType::RequestEstateGreeting:
+    {
+      uint16_t territoryTypeId = param11 & 0xFFFF;
+      uint16_t worldId = param11 >> 16;
+
+      uint8_t ward = ( param12 >> 16 ) & 0xFF;
+      uint8_t plot = ( param12 & 0xFF );
+
+      auto housingMgr = g_fw.get< HousingMgr >();
+      if( !housingMgr )
+        break;
+
+      Common::LandIdent ident;
+      ident.territoryTypeId = territoryTypeId;
+      ident.worldId = worldId;
+      ident.wardNum = ward;
+      ident.landId = plot;
+
+      housingMgr->sendEstateGreeting( player, ident );
+
+      break;
+    }
 
     default:
     {