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Vista specializes in managing their own properties. This means Vista's staff is professionally trained into keeping the owner's best interest as their main priority without viewing "Owners" as another party like tenants.  Vista is selective and will NOT accept any property or owner for these services.

#1. Your property Must Qualify.
           Vista will not consider managing junk properties because we will not take on those monsters.

#2. The Owner  Must Qualify.
           Vista will screen owners and their properties. This is good business practice and prevents many problems.

Full Service Property Management

- Residential, Single Family and Multi-Unit
- Commercial - Retail - Office - Warehouse
- Discounts for volume Investor / Owners

Most of our inquiries involve Single Family Homes.
Here are our most Frequently Asked Questions

STEP 1: Qualifying
     - The Property must Qualify.
     - The Owner must Qualify.
     - If currently occupied by a Tenant, the Tenant must qualify.

STEP 2: FEES
     - Management Fee
     - Start Up Fee: One Month Rent
     - Lock System for All EXTERIOR Doors
                    Vista's custom lock program allows for proper lock and key control

STEP 3: Property Management Agreement  - required by Kentucky Real Estate Commission
     - Greater Louisville Association of Realtors Property Management Agreement


Frequently Asked Questions


QUESTION: what about advertising?

ANSWER: Vista's service includes:
     - Yard Sign
     - Your Property will be marketed on our website  VistaKy.com, which has outstanding Search Engine Optimization on Google and other search engines. Check it out yourself. Go to www.Google.com and enter such things you might think a tenant might enter when searching for a home to rent.

Yard signs and classified ads direct all folks to the website or phone the office.

QUESTION: What about repairs?

ANSWER: There are two kinds of repairs.
     1.)      IN HOUSE repairs
                    handled by Vista service person(s) at material plus labor and a service charge for travel.
     2.)      VENDOR repairs
               involve repairs requiring licensed trades such as
                         HVAC (furnace, AC)
                         electrician
                         Plumber
               and are billed at cost plus service charge.
     3.)  Major repairs and capital improvements will require Owner's approval. 

QUESTION: When do I get my money?

ANSWER: Tenants are billed on the 20th of each month for the rent due before the 1st. Therefore, we "close the books" on the 19th of each month. Your report and your funds minus fees and expenses will be mailed before the 1st. Most of the time they are mailed before the 24th, but to have a cushion for holidays or emergencies, the 1st is used in the agreement.

QUESTION: How do you show my unit?

ANSWER: Vista does not show Single Family Homes and will not show vacant units.
Prospective Tenants are invited to see an available home at any time convenient for them. They simply stop by the office during business hours with a $20.00 cash key deposit, a valid photo ID photocopied, and complete a Key Deposit Form to view the property. This really works. They do not have a Landlord, Owner, or Agent following them room to room encouraging them to make a hasty decision. This will be their home. We encourage them to check it out, check out the neighbors and neighborhood and take their time. Most folks really appreciate this opportunity, trust, and respect.

QUESTION: What about questions involving Tenants?
          (How much is application fee, how do they qualify, etc,)

ANSWER: go to the Frequently Asked Questions for Tenants.
    


Standards Of Professionalism            

The National Association of Residential Property Managers (NARPM) promotes a high standard of business ethics, professionalism, and fair housing practices. NARPM's members subscribe to the following Standards of Professionalism for property managers of single family and other small residential properties.

DUTY TO THE PUBLIC

The Property Manager shall endeavor to eliminate in the community, through the normal course of business, any practices which could be damaging to the public or bring discredit to the profession.

The Property Manager shall assist the governmental agency charged with regulating the practices of property managers.

The Property Manager shall comply with all local and state ordinances regarding real estate law, licensing, insurance, and banking.

DISCRIMINATION

It is the duty of the Property Manager to educate those with whom the Property Manager is affiliated to comply with all fair housing laws.

DUTY TO THE CLIENT

The Property Manager shall use a written management agreement outlining all responsibilities and fees. The Client will be provided a copy and the Property Manager will maintain a copy. The Property Manager shall communicate regularly with the Client and provide written reports of receipts and disbursements on a regular, agreed upon basis. In the event of any dispute, the Property Manager shall provide a written accounting as soon as practical.

Tenant applications shall be reviewed and verified in order to determine the Applicant's ability to pay and to determine the likelihood that the Applicant will comply with all provisions of the rental agreement.

The Property Manager shall accept no commissions, rebates, profits, discounts, or any other benefit which has not been fully disclosed to and approved by the Client.

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DUTY TO TENANTS

The Property Manager shall offer all Applicants a written Application. The Property Manager shall provide all Tenants with a copy of the signed rental agreement with all addenda.

The Property Manager shall make all disclosures as required by state and local laws and provide the Tenant an opportunity to complete a written condition report at the time of moving in.

The Property Manager shall respond promptly to requests for repairs.

Within the time prescribed by law, a written deposit refund determination shall be provided to the Tenant after they have vacated the property. No undue delay in refunding or accounting for the security deposit shall take place.

The Property Manager shall avoid exaggeration, misrepresentation, misinformation, or concealment of pertinent facts relating to the advertising, leasing, and management of a property.

PROPERTY CONDITION

The Property Manager shall not manage properties for Clients who refuse or are unable to maintain their property in accordance with safety and habitability requirements of the local jurisdiction.

PROTECTION OF FUNDS

The Property Manager shall hold all funds received on behalf of others in compliance with state law with full disclosure to the Client and must never commingle the firm's or personal funds with those of the Client.

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DUTY TO DISCLOSE EXPERTISE

If a client engages a Property Manager's services in a field where the Property Manager lacks experience and competency, the Property Manager shall fully disclose this fact to the Client.

DUTY TO FIRM

The Property Manager shall have no undisclosed conflict of interest with their Employers and shall notify their Employers immediately if a conflict should arise.

The Property Manager shall receive no kickbacks, rebates, or any other benefit without full disclosure to Employers.

RELATIONS WITH COMPETITORS

The Property Manager shall refrain from criticizing competitors or their business practices. In the event of a controversy between Property Managers with different firms, the Property Managers shall submit the dispute to arbitration rather than litigate the matter.

PRICE FIXING

Unless the Property Manager is purchasing another management company, fees, commissions, and compensations shall not be discussed with other Property Managers. The Property Managers shall always seek to avoid the appearance of impropriety in these matters.

The Property Manager's fees, commissions, and compensations shall be determined by the manager or the Property Manager's Broker based upon, but not limited to, expertise, experience, and the cost of service and expense.

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DUTY TO REMAIN EDUCATED

The Property Manager shall maintain their real estate licenses by meeting continuing education requirements as set out by the state in which they work.

IMPROVING THE PROFESSION

The Property Manager shall strive to improve the property management profession by sharing with others their lessons or experience for the benefit of all.

If you believe you and your property will qualify, please complete the form below and we will contact you shortly.