In the Sherwood Office Building almost across the street from Suburban Hospital.
TARC - Transit Authority of River City has a bus stop almost at our door.

Our address is

Vista Properties, Inc.
4012 Dupont Circle, Suite 203,
Louisville, KY 40207.

Once you have found your home, a $20.00 non-refundable fee is required on each adult resident. If an Applicant's legal status allows Vista to retrieve one combined credit report on 2 applicants, then 1 application fee is permitted.

This fee is for the administrative costs of processing your application & retrieving credit bureau information.

If no homes are available for you now, you may get "pre-approved" by submitting a completed application and fee along with details of the home you seek.

Once approved, you will be first in line on the next available home that fits your guidelines.
(Many homes never make the available list due to this procedure)

If you are "pre-approved" and you find another home BEFORE a Vista Home becomes available, your application fee will be refunded. We want you to come back to Vista and we are not in the business from application fees.

There are several ways to get an application -- Stop by our office during business hours, call and have one faxed to you, or after hours you may pick one up with list of available homes located in the brochure holder on our office front door.

Applications must be turned in to the office in person accompanied with a valid photo id.

• Single Family Homes:
                determined by the following formula --
  
                --Security Deposit is equalivalent to one month's rent PLUS $50.00.
                --For example, a home with $799 Rent will have deposit of $849.
  
  Apartments
       have varying Security Deposit requirements.
       Refer to the information on the apartment listing for specific dollar amount.

DEPOSIT TO HOLD WITH YOUR APPLICATION

Providing their are no approved application pending, You may put a deposit to hold on a home when you submit your application.

An amount equalivalent to a Security Deposit is needed for a DEPOSIT TO HOLD. Once approved, your Deposit to Hold money will be used for funds needed to complete the rental agreement process.

If you are approved and decide against renting the home, you will forfeit the DEPOSIT TO HOLD money.

If you are not approved, your DEPOSIT to Hold money will be returned to you withnin 30 days.
 

We are happy and pleased that you are considering a home with Vista. We are very proud of our homes and believe you will be too. Our requirement standards for qualifying to rent a home are simple and fair.

They are:
- Your gross monthly income must equal approximately three times the monthly rent of your home.
- A favorable credit history.
- Be employed or furnish acceptable proof of required income.
- Good references from previous Landlords.
- Occupant limits of 2 persons per bedroom.

No Credit or Bad Credit will NOT prevent You from renting a Vista Home.

Compensating factors to qualify can be: 
               - additional deposit
               - pre-paid rent
               - co-signers
for the purpose of helping applicants qualify who do not meet the initial qualifying standards.

We look forward to working with you. Vista is committed to provide equal professional service without regard to race, color, religion, sex, handicap, familial status, or national origin of any prospective client or customer. 

If you have questions, please call.

HOMES "READY NOW"
- take priority over "expected available" soon.
- We try to complete your application within 24 hours on business days. 
- Sometimes processing takes longer due to items beyond our control.
- Such things as verifying your rental history sometimes requires written or faxed requests and former Landlords do not always make You their top priority; however, we are successful at processing your application within 24hrs in most cases.

IMPORTANT: Once approved, You have 24hrs to properly complete your rental agreement or Vista may move on to the next application for this property. We apologize for this 24 hour rule; but, this prevents more problems than it causes. 
        For example, imagine you want the home on 123 Main Street and you learned that an approved applicant is in front of you. You know that they have 24 hours from the time they are approved before they disqualify their own application for not showing up, and now you can rent the home you wanted. How long would you want to wait? Each day delayed is also another day of lost rent. Although this policy seems strict, it really does prevent problems instead of causing problems.

HOMES "EXPECTED AVAILABLE SOON"
- these applications are processed in a timely manner, usually within 3 days.
- Sometimes processing takes longer due to items beyond our control.
- Such things as verifying your rental history sometimes requires written or faxed requests and former Landlords do not always make You their top priority; however, we are successful at processing your application within 3 business days in most cases.

 

READY NOW HOMES 

YOU can see the available homes ANYTIME on YOUR schedule.

- You will have the opportunity to view the home without pressure of a Landlord "pushing" you to make a quick on the spot decision.
- Absolutely no pressure, check it out completely at your leisure.
- This is accomplished by simply signing out a key.
(Remember, home must be READY NOW, not expected soon to be available homes)
- In order to keep costs down and to accomodate your viewing on your schedule, we do not make "appointments" to view homes, we have the following procedure:

First, "ride by" the home and see the outside and get a feel for the neighborhood and surrounding amenities such as schools, shopping, parks, etc. Make sure the location, style, and price of the home fits your needs.

NOTE: if service people are working on the home, you may view the home providing they say it is safe to do so. Please do not ask the service people questions regarding their job, work to be done, or details involved in the renting the home. The service people are there to perform their assigned duties and are not involved in the process of renting homes. All questions can be answered at our office.

Signing Out KEY
- Providing the home you wish to see status is "ready now" or close to ready now and not occupied
- You may visit our office and sign out a key to the home.
- This process involves a $20.00 cash deposit, a copy of your valid picture ID will be made, and signing a form.
- You may view the home at your leisure without pressure associated with an agent or Landlord watching over you impatiently hoping you view the home quickly.
- Take your time, check it out.. this is going to be YOUR HOME... You want to make the right decision.
- Return the key, fill out your application, or if this home does not fit your needs, simply return the key and receive your key deposit.

- "Occupied Now?"
- "Address not available yet?"
- "Only "PRE-APPROVED APPLICANT ... see inside of home?"
Vista strives to be efficient. If the home you are interested has the above phrases contained in the information on the home, there are several reasons for this. Let's take them one at a time and try to explain each simply using the KISS method.
      
      Vista buys houses and homes on a regular basis. In order to be efficient by reducing "down time" or lost rent time, we will on occassion advertise the style, neighborhood, number of bedrooms, amenities, and price of homes and we may be forbidden to disclose the actual address. Most of the time this is demanded by the Seller of the property because they do not want prospective people riding by their home while they are trying to pack up and move out of their home. Keep in mind, that not all moving experiences are wonderful and cheerful. Sometimes the sale involves finalizing the estate of a family member or loved one, or the sale is the result of financial disaster, or worst. Vista respects and will honor the requests of the seller; however, in these situations, we will inform you of general information involving the upcoming home.

        Homes also become available due to a current Vista customer's change in household resulting in the need of a different size home. Our customers are usually willing to assist in your search of a home providing they are not inconvienced unreasonably. We do NOT ask permission to have OPEN HOUSES of their home. We ask our current Tenant if a "pre-approved applicant" may make an appointment, thru the office, to schedule an appointment to see their home at a time convenient for them. This has worked well in the past and please respect our procedures. You should also view this procedure as a powerful tool for You. You will have the opportunity to also ask the current Resident their opinion of Vista. We are confident you will not be disappointed.

Do NOT knock on the door of an occupied home. 
Vista values good relations with all residents. Knocking on the door without being pre-approved thru our office may disqualify you immeidately from renting the home. If you can not follow this simple common courtesy rule, Vista doubts you can accept the responsibility of following the terms of your rental agreement. Remember, you may see the inside of an occupied home AFTER being pre-approved and our office sets up an appointment convenient for both you and our resident.

REMEMBER, the first qualified applicant approved gets the home; therefore, if a home you are interested in is in the "occupied now" status, please get pre-approved so you do not miss out on your opportunity to rent the home you desire.

Animals may be allowed. 
- Safe and legal animals that do not damage or reduce value of property may be allowed with an animal deposit.
- As noted recently in the national news, a jury convicted a couple of manslaughter from the actions of their animals they referred to as "pets".
- Locally, a child was killed by animals contained in a 6 foot tall fenced yard. There is a major push to protect people, especially children, from potentially dangerous animals.

Insurance is being cancelled WITHOUT NOTICE upon discovery of certain animals.

- Some insurance companies have begun using a list of dangerous animals compiled by the National Center for Disease Control in Atlanta, Georgia. If your animal is on the list, it could pose problems in the near future.
- Our animal policy is subject to change without notice as a result of changes from our insurance carriers.
- Animals not in violation of any local ordinance or insurance regulation are usually accepted providing an "animal deposit" has been paid and the monthly rent includes $25.00 for the animal.
- Vista values animals and pets.
- Again, animals that are your pets must be:
          - safe
          - allowed by all local laws, regulations,etc.
          - not pose a threat, hazard, or nuisance to others or property
          - allowed by insurance company
If your animal complies with these guidelines, your pet will be accepted. The only exception would a property owner who specifically states in their management contract that no animals are allowed.
(FYI, at this time, we have no owners that forbid animals)
Vista values animals, pets, people and property!

A Home is labeled "approved application pending".
- Vista will label a home "approved application pending" upon completing the application process of a qualified applicant for this home.
- This status does not state that the home is rented, it simply means a qualified application has been received and they have not completed their rental agreement to begin renting the home.
- Occassionally a person submits applications for homes all over Louisville at the same time (not all Vista Homes) and unfortunately sometimes they do not answer the phone or return messages. Although we can not explain their actions, we will not remove a property from our available homes list until the home is actually rented.

How long can we hold a home for a qualified applicant?

- What about the people like yourself who want to rent this home --- you are asking -- how long is Vista going to allow an application to tie up this home?
- THEREFORE, Once approved, an applicant has 24 hours to complete the rental agreement producing all funds needed.
- Unfortunately, some folks promise the moon and never deliver. Their actions resulted in the creation of the 24 hour rule. Due to the actions of some, we were required to develop a policy that is fair to all applicants.
- Now, imagine having your application "behind" these folks. You are hoping that they fall apart so you can rent it.
- How long would you want to wait?
- Hopefully, this will help you understand this policy.

If the Home you like is labeled "approved app pending", PLEASE, fill out an application.
If the applicant ahead of you falls apart, the next application will be processed - make sure it is YOURs.
- If your application is "behind" or a back-up to the approved app pending, and the status of the home changes to "rented", you will be notified of this action and will be given the opportunity of returning your application fee or hold for another home.
 

If YOU WAIT to see what happens to this home, YOU might lose.
Somebody else can submit a back up application in front of you.

Vista wants to rent homes quickly.

An "Option to Buy" or "Rent to Own" is like putting "dibbs" on a home.
--You can purchase an Option to Buy at the time you complete your rental agreement.
--Option to Buy fees start at $1500 depending on the purchase price of the home. A higher priced home has a larger Option Fee.
--Once you purchase the Option to Buy, your purchase price is locked in for one year and your option also prevents the sale of your home to anyone else.
       
        With Vista's Rent with Option to Buy Program, you can shop for a home just like a regular home buyer. While you are living in your home and making your payments on time each month, you are adding good scores to your credit report and rating. (VISTA is a member of Trans Union and National Tenant Network and reports payment history)
         Some financial institutions may actually allow you to refinance your home. Call today for more information on this program to homeownership.

Click here for more info on the Option Program

The Section 8 program is a federal subsidized housing program. As we understand it, local agencies can be approved to operate a federally approved Section 8 program. There could be several agencies locally that participate in this program.

Vista participates with the HAJC Section 8 program. This is the Housing Authority of Jefferson County located at 801 Vine St. in Louisville, Kentucky. If you have attended your briefing, received your white packet, you may begin your search for a home located in JEFFERSON COUNTY. Homes located outside of Jefferson County, Kentucky will not be approved with HAJC.

The Section 8 program is based on NUMBER OF BEDROOMS.
- Your Housing Choice Voucher is based upon number of bedrooms.
- The dollar amount listed on your voucher is for rent that includes ALL UTILITIES furnished with rent.
- Almost all single family homes for rent do NOT include utilities with the rent.

When phoning the office, YOU will be asked the following:
- Are You on HAJC program?
- Have you attended your briefing and do you have your white packet?
- How many bedrooms on your Housing Choice Voucher?

PLEASE DO NOT SHOP FOR A HOME BY THE DOLLAR AMOUNT OF YOUR VOUCHER.

USE THE NUMBER OF BEDROOMS

Providing HAJC agrees to the rent amount, many homes are available to the HAJC Section 8 program. Unfortunately, there are many homes with rent that exceeds the maximum allowed by the Section 8 program; therefore, preventing participating families from pursuing these homes.

NOTE: due to the recent merger of local government, HAJC will become the Louisville Metro Housing and will be the only agency in Louisville servicing the Section 8 program. PLEASE NOTE, Vista will only participate with the HAJC forms and paperwork. HAL participants and paperwork will not be accepted.

Vista is not in the business of making loans for home purchases.
Vista is in the business of keeping good customers for a long time.
        On occassion, we have assisted many established Vista customers with the purchase of their home, especially those customers with Option to Buy. Sometimes the Buyer may be short on some down payment cash needed to secure a better interest rate on a home loan, and in these type cases, Vista has financed part of their down payment money.
       In a few situations where an established customer has trouble getting a decent interest rate on a home loan due to some glitches on their credit report; but, they have maintained an excellent payment history over 24 months or more with Vista, we have financed the purchase of their home using "Contract for Deed" and Owner Financing purchase plan.
      If you feel like you can not buy a home right now, Vista might be your answer. Call today.

Click here for more Info on Option to Buy

Even before starting to look at homes, find out what price home you can afford.
- In general, you can afford to rent three times your net monthly income.

- More precisely, the price you can afford to pay for a home will depend on five factors:                                     

• income
• cash available
• outstanding debts
• credit history
• current interest rates

These items listed here are geared specifically for the purchase and are consideration factors with renting a home.
- The qualifying standards to rent are much easier than trying to qualify for a home loan to purchase.

If you have a question not listed above, click here to ask us any question and we will respond promptly. You may call us anytime at (502) 896-2595 and we will be glad to help.

Click here to E-Mail your Question not on our FAQ list