Frequently Asked Questions
Where is Vista’s Office?
4012 Dupont Circle, Suite 203
In the Sherwood Office Building across from Suburban Hospital.
Check Out This Interactive Google Map
Place Your Cursor On The Map Above,
Please Note Google Maps Image Above lists the wrong address in the corner.
The image is correct and Vista’s office is
Driving directions, from the Watterson Expressway (I-264)
Got a Quick Question or Short Message?
How Much Is The Application Fee?
Once you have found your home, a $35.00 non-refundable applicationfee is required on each applicant.
Believe it or not, the application fee is not just a “random” fee as many would think. Your application fee helps with the administrative costs of processing your application, costs of credit reports, and more. It is very hard to work for free, and we trust you will agree with this. It costs money to process applications.
We strive to keep our costs as low as possible. Many other companies charge much more, sometimes twice as much as Vista. We do NOT want a bunch of applications.
Vista strives to qualify every application submitted.
If no homes are available for you and your household now, you can still submit an application NOW to get “pre-approved.”
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 always consider Vista for your next home.
Get Your Rental Application Right Here, Right NOW!
1.) Vista Online Rental Application is Ready For You Now!
Simply Select Your Rental Application Below.
Pay Pal makes it simple and easy to pay your household application fee now
Upon processing your payment, you will get BOTH Your Online Application allowing you to fill-in-the-blanks or you can download your rental application and drop it by our office.
How Much Is The Security Deposit?
ALL STAR PLAN = FREE RENT!
Here is the Summary. Most of the time in Renting a Home, You hear about the ugly stuff that occurs if you fail to do this or that. VISTA is proud of the ALL STAR Program for responsible folks like YOU!
Vista’s All Star Program Allows YOU to earn a Bonus REWARD for being responsible!
Earn discounted and FREE RENT by avoiding late charges & violations.
YOU WIN with Vista’s All Star Plan!
Be sure to ask about Vista’s FREE RENT Program!
Can I put a “DEPOSIT to HOLD” on a Home when I submit my Application?
DEPOSIT TO HOLD WITH YOUR APPLICATION
Providing there is not an approved application pending, You may put a deposit to hold on a home when you submit your application. You must submit a dollar amount equivalent to the Security Deposit or more for your “Deposit To Hold.”
This is a very powerful and strong benefit for you.
Your Deposit to Hold shows you are dead serious about renting this home and you are not going to the shopping mall in search of dozens of homes. Once approved, your Deposit to Hold money will be used for funds needed to complete the rental agreement process.
When You put a “Deposit To Hold” on a selected home, this home will be immediately removed from the list of available homes, thus putting you in the driver’s seat.
Once approved, you will have 24hrs to co-ordinate an appointment with our office to produce all of the monies needed and complete your new tenant paperwork package. This does NOT mean you have to ‘move in’ within 24hrs. This simply means you start paying rent. You may still move in on your schedule. This is very helpful for folks who are moving to Louisville, Kentucky from another town.
Should You Decide Not to Rent AFTER YOU ARE APPROVED, YOU will forfeit the DEPOSIT TO HOLD money. Vista will have to begin the entire process to advertise and market this home for rent again.
If you are not approved, your DEPOSIT to Hold money will be returned to you within 30 days to the address you entered on your form. If you wish to get your funds immediately, there will be an $85 charge deducted from your funds for processing your application along with starting the marketing and advertising process again.
What Does It Take To Qualify?
We are happy and pleased you are considering a Vista Home. 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.
– Your gross monthly income must at least 3 times the monthly rent.
– A favorable credit history.
– Be employed or furnish acceptable proof of required income.
– Good references from landlords along with being clean & responsible.
– Occupant limits of 2 persons per bedroom.
Bad Credit will NOT Prevent You from Qualifying!
Compensating factors to qualify can be:
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.
Got a Quick Question or Short Message?
How Can I See A Vista Rental Home?
You Can See a Vista Home ANYTIME YOU Choose!
That’s It, take your time, check out your potential future home, and with confidence, you can return the key, fill out an application and capture the home you want.
Question: When Can I See the Home?
Answer: Anytime You Want!
Question: How Can I See It?
Answer: This EASY to SEE a Home Program has been designed for YOU! Have You ever checked out other homes and houses for rent while a leasing agent or landlord is standing there or following you thru the home. Isn’t this just absolutely nerve wracking on your part?
You’re trying to evaluate this house because it will become YOUR HOME! Don’t you want to take your time, walk thru the house, think about placing your furniture, rooms for your family members, laundry, yard size, neighborhood and whatever else is a concern for YOU.
You should be concerned about making the right decision for this house to become your home. Vista wants you to make the right decision.
Here’s the Story How Your BIG Benefit Was Created
How To Make an Appointment to see a home before submitting your application
Have you ever gone to see a home and found a landlord standing there watching you? Following you room to room, trying to listen to your comments, and “eyeing you up” evaluating you as a possible tenant? Isn’t it horrible? Makes you feel like you have to walk thru the house quick and get out of there, doesn’t it?
Even worse, have you ever been told “meet me there at 5pm” only to find out you and 3 other folks who want the same house are there at 5pm also? Ugly, now you really have to go fast to beat out the others and you really might not like the house but simply got caught up in the excitement to BEAT the other folks.
Vista has a special program JUST FOR YOU!
Because you’ve been there and done that,
– Allows YOU to take Your time
If You want these Benefits and more for You to check out your Home, Vista has 1 Simple Easy Step for You, …. simply sign out a key!
Now You got it straight from the Horse’s mouth to have a better understanding of this true benefit for you.
Give Us A Call Now
We’ll Have your key ready for you to sign out.
Got a Quick Question or Short Message?
How Long Does It Take to Process My Application?
Vista strives to process your application in 2 hours!
On rare occasions it may take up to day. For example, if you submit your rental application at 3:30pm on a Friday afternoon, please understand your application will not be processed until Monday morning.
more information about processing applications:
HOMES labeled as “READY NOW”
– take priority over “expected available” soon.
– We try to complete your application within 2 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 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 an approved applicant is in front of you. You know 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 SOON” “Upcoming” “Coming 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.
Animals May Be Allowed! – We Love’em Just Like You!
Safe and legal animals that do not damage or reduce value of property may be allowed with an animal deposit.
NEW ANIMAL APPLICATION:
Louisville, Ky “Family Pet” (pit bull) Attacks and Kills their 2 year old Grandbaby
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 community push to protect people, especially children, from potentially dangerous animals.
Insurance Companies are taking very aggressive action because of these concerns involving dangerous animal. Many insurance companies are canceling policies WITHOUT NOTICE upon discovery of certain animals.
Some insurance companies use 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 an additional $25.00 for each animal.
Vista values animals and pets.
Animals must be:
If your animal complies with these guidelines, your animal may be accepted.
The only exception would be a property owner who specifically states in their management contract “no animals are allowed.” (FYI, at this time, we have no owners that forbid animals)
Vista values animals, pets, people and property!
“Approved App Pending”
What does Approved App Pending mean?
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.
Occasionally 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.
Vista wants to rent all homes quickly.
Rent To Own – Rent with Option to Buy
Here is a brief summary of Vista’s Option to Buy Program.
Rent to Own – Rent with Option To Buy
– Similar to putting “Dibbs” On Your Home
– LOCKS in your purchase price for 12 months!
– monthly rent is discounted cheaper than regular rent
– allows you opportunity to
1.) obtain financing
2.) exercise your Option
3.) and purchase your Home
Most other programs charge an additional monthly fee for participation in an Option plan.
Vista actually discounts your monthly rent with your participation in our Rent to Own Program.
If someone approaches Vista and wants to buy the house you are renting with an Option to Buy, — no deal — You have an exclusive Option to Buy on your home and nobody can buy it during your Option period.
Established Vista customers may be offered Owner Financing, including no money down, after developing an excellent relationship with Vista Properties, Inc.
Option Fees are determined by the Sale Price of the Home and generally start at $1,500
What’s The Catch? ( the fine print and ugly part )
Vista’s Rent to Own and Rent with Option to Buy Program details:
This is NOT “down payment”… not yet, but it could be…
It becomes part of your down payment when you “exercise” your Option.
“Exercise” your Option simply means when you “buy your home.”
Until you “Buy Your Home,” You have simply purchased an “Option.”
Your BENEFITS For You To Purchase an OPTION TO BUY
Allows You to LOCK YOUR PURCHASE PRICE for a full year.
Gives You The Opportunity to Get Your Own Loan to buy your home.
On this program you will see yourself feeling great about your home and you becoming a homeowner. There is a huge powerful feeling of being a “homeowner” vs. “just renting.”
You will immediately begin to discover all of the benefits available for “Home Owners”. Such things as additional tax benefits where Uncle Sam allows you to deduct the mortgage interest paid directly from your earned income. For example, let’s say you make $50,000 annually. If your house payment is $600 monthly and $500 goes toward interest, ( $500 X 12 Monthly Payments = $6,000 ), then Uncle Sam immediately adjusts your taxable earned income from $50,000 down to $44,000 resulting in a huge drop in the amount of income tax you pay every year.
Your Option Fee provides you the benefits listed above.
At the time you exercise your Option to Buy and actually purchase your home, your fee will be credited to the purchase price.
Vista’s program has discounted monthly rent for customers who purchase an Option to Buy; therefore, no part of the monthly rent is credited toward the purchase price of the home.
What happens if I do not exercise my Option to Buy?
Sometimes this happens.
You have several choices:
a.) You will NOT forfeit your entire Option Fee ( a portion equivalent to a security deposit is set aside for you )
b.) maintain excellent relationship with VISTA & pursue Owner Financing
c.) You may renew or purchase another Option
SECTION 8 or any other Govt Assistance
As of December, 2016 Vista no longer participates in HUD’s Section 8 program.
WHY? Vista has participated in the program since approx 1992. Long story short, Louisville’s Section 8 program is very anti-landlord causing the landlord to lose money along with a boatload of time wasting frustrations.
NOTE: You may find an owner in our Tenant Finder Service program who may be willing to accept Section 8 even after our office have advised them of all of the headaches.
If you wish to see some of the idiotic examples, please visit https://www.FaceBook.com/LouisvilleLandlordsLoveSection8
Do You Rent to Section 8? NO
The Section 8 program is a federal subsidized housing program. As we understand it, local agencies can be approved to administer this federally approved Section 8 program. There could be several agencies locally that participate in this program.
Vista participates with the Metro Housing Section 8 program. This is the Section 8 office located at 801 Vine St. in Louisville, Kentucky.
Only AFTER 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 can not use this local agency.
Section 8 uses a “Voucher System” based on NUMBER OF BEDROOMS.
– Your Voucher is based on bedrooms, NOT Dollar Amount.
– The dollar amount on your voucher is for rent including ALL UTILITIES.
– Single family homes for rent do NOT include utilities with the rent.
When You Contact Our Office
YOU will be asked the following about Your Section 8:
Are You on the Metro Housing Section 8 program?
Have you attended your briefing?
Do you have your white packet?
How Many Bedrooms On Your Voucher?
Please Do NOT Shop by the Dollar Amount of Your Voucher.
Please Use The Number Of Bedrooms.
Providing the local Section 8 office agrees to the rent amount, many homes are available on this Section 8 program. Unfortunately, there are many homes with rent exceeding the maximum rent allowed by the Section 8 program; therefore, preventing participating families from pursuing these homes.
TENANT FINDER HOMES
What is a “Tenant Finder Home”?
YOU need a Home — Vista wants to help
QUALIFIED Owners and Landlords may list their available homes on our website. If your application is approved, you will be renting from the Tenant Finder Home owner.
Can Vista finance my home purchase?
In order to maintain compliance with all aspects of housing laws, Vista offers you the next best thing which is the Rent to Own or Rent with Option To Buy Program. Please watch the video above explaining the Option To Buy Program.
What should I consider before looking for a Vista Home?
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:
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.
The rule of thumb in renting a home is that the monthly rent should not be more than 30% of your net monthly income.
You can always pay rent in advance to avoid the income qualifier.
Co-Signers may be used to qualify for income.
Many folks purchase an Option to Buy to help qualify.
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