VineBrook Homes

Independent Sources

Shown for context — not merged with USAComplaints' own numbers.

Contacts & Login

• Official website (VineBrook Homes): https://vinebrookhomes.com/
• Current residents: Evergreen resident services: (855) 806-6400
• Current residents: Evergreen Live email: [email protected]
• Evergreen Live resident portal login: https://evergreenlive.ender.com/auth/login
• Emergency maintenance number on VineBrook contact page (also BBB-listed): (855) 513-5678
• VineBrook customer service email (contact page): [email protected]
• Corporate office, Dallas (SEC filings): (214) 276-6300

Locations

VineBrook Homes rent, repairs, deposits and how to complain: what VineBrook's pages, Ohio law and regulators say (checked October 7, 2026)

VineBrook's own pages, opened on October 7, 2026, say that its residents now deal with a different company for day-to-day matters. This page did not review a VineBrook lease; lease terms and state law decide your rights, and VineBrook says it owns homes in 21 states.

Who to contact now. VineBrook's Contact Us page says: 'VineBrook Homes property management has transitioned to Evergreen Live. All resident services are now managed by Evergreen.' It lists Evergreen at (855) 806-6400 and [email protected], an Evergreen resident portal for paying rent and submitting service requests, and a separate line for emergency maintenance, (855) 513-5678. It also says 'Your lease terms, rent amount, and due dates will remain unchanged' and that management of security deposits was transferred to Evergreen. Evergreen's own contact page says maintenance requests go through the tenant portal, where you can also chat with an Evergreen Live associate. A general email, [email protected], is also listed.

Two VineBrook pages do not match. The Contact Us page (post-transition) and the Help Center (which still refers to the VineBrook Resident Portal and a rent mail-in address of 'VineBrook Homes, Accounts Receivable, 3500 Park Center Drive, Suite 100, Dayton, OH 45414') were both live on October 7, 2026. The Contact Us page says the transition was phased by market; the 10-Q says groups of homes moved on July 18, September 17 and October 23, 2025. The Contact Us page also says 'All payments will be made through Evergreen going forward.' This page therefore does not treat the Dayton address as a verified current rent-payment location; before mailing a check anywhere other than the Evergreen portal, ask Evergreen to confirm the payee and address in writing, and pay only as the most recent notice for your own home directs.

Emergencies and urgent repairs. Evergreen's contact page, opened on October 7, 2026, says: 'If you’re dealing with a life-threatening emergency such as fire, gas leak or medical issues, please call 911 immediately.' and 'For urgent issues that require immediate attention, please submit a work order first by logging into your member portal.' VineBrook's Contact Us page separately lists (855) 513-5678 for emergency maintenance; the two company pages word this differently, so keep a record of whichever route you use.

What the Help Center says about timing and duties. It states response times of 1 to 2 business days for emergencies and 3 to 10 business days for non-emergency maintenance, and that written notice to vacate is due at least 60 days before the lease end date. On rent it says both 'Rent is due on the 1st of each month and considered late after the 2nd' and 'A late fee will apply to payments received after the 1st'; check your lease for the controlling terms. It lists resident duties such as HVAC filters, lawn care, trash, pest control and gutters, and refers to Section 12.1 of the lease. For deposits it says a move-out inspection is completed and a statement is sent 'per local laws'.

Keep a record. Submit requests in the portal so they are time-stamped, keep photos, and send important notices in writing to the address your lease names for notices.

Ohio example of tenant rights (other states differ). Ohio Revised Code 5321.04 requires a landlord to 'make all repairs and do whatever is reasonably necessary to put and keep the premises in a fit and habitable condition' and to comply with applicable building, housing, health and safety codes. Under 5321.07, a tenant who is current on rent may give written notice of the problem; if the landlord does not remedy it within a reasonable time or thirty days, whichever is sooner, the tenant may deposit rent with the court clerk, ask the court for an order, or terminate the rental agreement. The statute says the notice 'shall be sent to the person or place where rent is normally paid' (so confirm the current Evergreen payee and address, given that VineBrook's pages conflict), and that the section does not apply to a landlord party to rental agreements covering 'three or fewer dwelling units' who gave the required written notice of that fact, or to 'a dwelling unit occupied by a student tenant.' Under 5321.16, deductions from a security deposit must be itemized in a written notice delivered within thirty days after the rental agreement ends and possession is delivered, and the statute says 'The tenant shall provide the landlord in writing with a forwarding address or new address'; a landlord that does not comply can owe the amount wrongfully withheld as damages plus reasonable attorney fees. These are summaries of statutes as displayed by the State of Ohio on October 7, 2026, not legal advice.

Where to complain. The Ohio Attorney General's site offers an online consumer complaint at filecomplaint.ohioattorneygeneral.gov; other states have their own attorney general or consumer protection office. For possible housing discrimination, HUD's page says to report as soon as possible because time limits apply and lists 1-800-669-9777. For code violations, contact your city or county code enforcement office; a local legal aid office can explain deposit and repair remedies. The BBB profile shown below also accepts complaints and reviews.

VineBrook Homes government actions: City of Cincinnati lawsuits (2021 and 2023), the June 2024 settlement and no state or federal action identified

City of Cincinnati, 2021. The June 10, 2024 settlement agreement describes an earlier action the City began in July 2021 in the Hamilton County Court of Common Pleas (Case No. A2102259) against several VineBrook entities, resolved by a settlement agreement entered on August 27, 2021. WCPO reported, citing court records, that the company had $213,000 in civil fines for code violations and $391,000 in unpaid water bills and that the case ended with a $563,000 settlement and a pledge to cure code violations within 45 days; the settlement document stated that the claims were disputed and their validity 'expressly denied by the parties.'

City of Cincinnati, January 18, 2023. The City's press release says it sued VineBrook Homes and its Cincinnati affiliates in the Hamilton County Court of Common Pleas, alleging breach of the 2021 settlement, public nuisance, civil conspiracy and intentional, repeated violations of the Ohio Landlord Tenant Act and the Cincinnati Municipal Code, and that VineBrook then owned approximately 950 properties in Cincinnati. BBB's description adds that the complaint sought appointment of a receiver. VineBrook asked the court to dismiss the case, calling it 'a broad overreach of government authority' (WCPO, May 2023). Legal Aid moved to intervene on behalf of five tenants, and WCPO reported that VineBrook said it would 'vigorously defend' itself. On February 7, 2024 the VineBrook defendants filed an amended answer and counterclaim, according to the settlement agreement.

June 10, 2024 settlement. The signed agreement says it was made 'solely to compromise and avoid the uncertainty, burden and expense associated with litigation' and 'does not constitute an admission of any fault, liability, wrongdoing, violation of law or unlawful action' by either side; both parties 'deny fault, liability and wrongdoing.' Its term is 24 months from June 10, 2024. Terms include: a monitor (Jeff Lane of Prodigy Properties) paid for by VineBrook; new Cincinnati leases to carry specified lease changes starting 60 days after the effective date (for example, deleting the clause making 'any small cost repair' the tenant's responsibility and the $75 'trip fee', and replacing them with a defined list of tenant duties and a statement that structural aspects and matters of habitability are the landlord's responsibility; a revised abandonment notice; holdover rent set at 150 percent of monthly rent); an inspection protocol with commitments by the City on permits and inspections, under which VineBrook pays permit fees and a formula-based 'Total Permit Compensation' to the City tied to the permit non-compliance rate found; mutual non-disparagement; and dismissal of the action within three business days. VineBrook's Exhibit D 'Updated Lease FAQs' states that there is 'no automatic or generic trip fee for a service request.' The City 'acknowledges, confirms, and agrees that as of the Effective Date, all costs and fees alleged as to all matters alleged in the Action were previously paid in full and resolved.'

Status caveat. BBB's profile, opened October 7, 2026, still lists the case under 'Pending Government Action' while describing the June 2024 settlement. This page did not open the Hamilton County clerk's docket, so it does not state when the dismissal was entered. On its face the 24-month settlement term ended on June 10, 2026; whether any extension applies was not found in the sources checked.

Other government action. No attorney general lawsuit, consent order, FTC or CFPB action against VineBrook was identified in the sources checked on October 7, 2026 (SEC filings, CourtListener case-name search, BBB, press coverage). VineBrook's 2025 Form 10-K and June 30, 2026 Form 10-Q say management is not aware of any legal proceedings 'contemplated by government agencies' that are reasonably likely to have a material adverse effect; that is the company's statement. FTC and state attorney general enforcement pages were not searched individually, and a city-level action in another market would not appear in those sources.

VineBrook Homes background: who owns the homes, who manages them, and the move to Evergreen Live

VineBrook Homes Trust, Inc. is a Maryland corporation with principal offices at 300 Crescent Court, Suite 700, Dallas, Texas. Its 2025 Form 10-K says it was formed in 2018, that its shares have no public trading market, and that it is externally advised by NexPoint Real Estate Advisors V, L.P. under an advisory agreement dated November 1, 2018. It describes itself as a single-family rental landlord specializing in 'workforce housing' (the company's term, defined in the filing as housing affordable to households earning about 60 to 120 percent of area median income, with rents it believes range from $1,300 to $2,500 per month). At December 31, 2025 it reported 22,390 homes in 21 states; at June 30, 2026 it reported 21,560 homes in 21 states (10-Q). The VineBrook website lists markets including Cincinnati, Dayton, Columbus, St. Louis, Indianapolis, Birmingham, Columbia, Kansas City, Jackson, Memphis, Augusta, Milwaukee, Atlanta, Pittsburgh, Pensacola, Greenville, Little Rock, Huntsville, Raeford, Portales, Omaha, the Triad and Montgomery.

Who manages the homes. The 10-K says that on August 3, 2023 the company acquired its former property manager, VineBrook Homes, LLC (the 'Legacy VineBrook Manager'), and that on June 10, 2025 subsidiaries signed property management agreements with Evergreen Residential Management, LLC; October 23, 2025 is the 'Transition Effective Date' on which the last property moved and the legacy agreements ended. The 10-Q says the first group of properties moved on July 18, 2025, a second on September 17, 2025 and the final group on October 23, 2025. Evergreen Live is the resident-facing name on the VineBrook website and Evergreen's site, and BBB lists 'Evergreen Live' as an alternate name on the VineBrook Ohio listing. The filings describe Evergreen Residential Management as the 'Evergreen Manager', paid fees by VineBrook subsidiaries; this page does not state any common ownership beyond what the filings say. A separate segment, NexPoint Homes (83.5 percent owned by VineBrook Homes Trust, per the 10-K), has property management agreements with Mynd Management, Inc., according to the 10-Q, so residents of NexPoint Homes properties may deal with a different manager.

Buying and selling. The 10-Q for June 30, 2026 says the company intends to sell approximately 3,000 homes from the VineBrook Portfolio and approximately 725 homes from the NexPoint Homes Portfolio over the next twelve months (its cautionary statement rounds the intended sales to approximately 3,750 homes); the 2025 10-K had said approximately 4,600 homes, a superseded projection. In 2025 the company sold 884 homes and bought 435 build-to-rent homes. In April 2024 a company spokesperson told the Midwest Newsroom that homes identified for sale 'are typically sold vacant' and that it tries to align properties for sale with owner-occupant buyers where possible. If your home is sold, your lease terms and state law determine what happens to the tenancy; ask in writing who your landlord and payee are.

2026 share tender offer. VineBrook's Schedule TO Amendment No. 3 (October 6, 2026) says the company offered to purchase up to 909,090 shares of its Class A common stock for $33.00 per share (up to $30 million), and the offer expired on October 5, 2026. The company's press release says a preliminary count by the depositary showed 2,753,350.1403 shares tendered, that the offer was oversubscribed, and that purchases would be prorated, with a preliminary proration factor of approximately 33.02 percent; it says these figures are preliminary and subject to final confirmation. This concerns shareholders, not tenants.

VineBrook Homes complaint record: this site's posts, BBB as displayed, Trustpilot and press reports

This site's own archive. As of October 7, 2026, usacomplaints.com has 0 approved complaint posts that name VineBrook Homes, Evergreen Live or its Dayton address (database search of titles, offender fields and text for 'vinebrook' with and without a space, 'Evergreen Live', '3500 Park Center' and 'NexPoint Homes'). No complaint counts on this page come from our own posts.

BBB. The BBB profile for Vinebrook Homes Ohio, LLC (Dayton, Ohio listing; BBB of Dayton and Miami Valley), as displayed on October 7, 2026, shows rating A+, BBB Accredited, 238 total complaints in the last 3 years, 16 complaints closed in the last 12 months, and customer reviews of 1.18 out of 5 stars ('Average of 105 Customer Reviews'). BBB's raw page data gives: accredited 2009-03-16, file opened 1990-08-21, business started 1956-01-01. BBB states that it does not verify third-party information and that the nature of complaints and a company's responses is often more important than the number. BBB keeps separate listings for VineBrook in other cities, and those were not combined here. In May 2023 the Midwest Newsroom reported that tenants had filed more than 470 complaints with BBB over the previous three years and that VineBrook met with BBB about them; that is a 2023 press figure and is not the same as today's displayed count.

Trustpilot and ComplaintsBoard. A Trustpilot search for 'vinebrook' on October 7, 2026 returned five unrelated companies, and trustpilot.com/review/vinebrookhomes.com returned 'The page you're looking for could not be found.' A ComplaintsBoard search for VineBrook was attempted but redirected to the site's home page, so ComplaintsBoard was not checked. A CFPB complaint-database company lookup for 'vinebrook' returned no match (VineBrook is a landlord, not a lender, and CFPB complaints concern financial products).

Press reports (attributed). NPR's Midwest Newsroom reported in May 2023, after interviewing eight current and former tenants in the St. Louis area and reviewing court filings and BBB complaints, that tenants described 'unresolved maintenance issues, unfounded evictions, aggressive rent collection tactics, poor customer service and more'; it said VineBrook declined an interview and quoted a company statement that its 'team prioritizes customer service.' It also reported that St. Louis County described complaints about VineBrook as 'basic or run-of-the-mill' in nature and handled through usual practices, and that Nebraska's attorney general said it 'cannot comment on consumer complaints or investigations' while Missouri's did not respond. A 2024 follow-up described a tenant in Hazelwood, Missouri who reported a cockroach problem and cancelled maintenance requests; those are one resident's statements. In Cincinnati, WCPO quoted a former tenant who said she disputed a grass fine that VineBrook paid and added to her rent bill and had trouble resolving it in the company's customer service portal. These reports are journalists' accounts of allegations and are not findings by a court or regulator.

Company position. VineBrook told WCPO in 2023 that it would defend itself and remained 'committed to providing safe, functional, and affordable single-family rental homes'; in the June 2024 Cincinnati joint statement it said it was 'excited for this reset of relations with the City based on mutual cooperation.'

VineBrook Homes court record: City of Cincinnati cases, tenant class actions reported in 2023 and federal dockets

Cincinnati cases. See the government-actions section above and the court cases listed on this page: City of Cincinnati v. VineBrook Homes, LLC (Hamilton County, A2102259, settled August 2021) and City of Cincinnati v. VineBrook Homes, LLC, et al. (A2300224, filed January 18, 2023; settlement agreement dated June 10, 2024, with no admission by either side).

Tenant class actions (as reported). WCPO reported on May 12, 2023 that attorney Rick DeBlasis had filed two proposed class actions against VineBrook in Hamilton County since 2021: the first, about rental deposits not fully refunded, was rejected by Judge Leslie Ghiz as a class action, and the second alleged that a $10 monthly maintenance fee in VineBrook leases violated Ohio law, with VineBrook arguing that the earlier dismissal barred it. This page did not open those dockets, and the outcome of the second case was not found in the sources checked; no result is stated here.

Federal dockets. A CourtListener case-name search for 'vinebrook' on October 7, 2026 returned 14 federal dockets (newest first) filed between 2022 and 2024 or 2025 in district and bankruptcy courts, whose captions show individual people as the other party (some brought by tenants, some by VineBrook entities). This page does not describe most of them individually, did not review their claims, and the search does not cover state-court cases or dockets whose captions do not contain the word.

Florence v. VineBrook Homes Trust, Inc. (S.D. Ohio, No. 2:24-cv-04079, filed October 17, 2024). The docket, opened on October 7, 2026, shows an Opinion and Order dated August 13, 2026: 'The Court GRANTS Defendants' Motion to Dismiss (Doc. 28). As a result, the Court DISMISSES all counts except Count 6, the FDCPA claim against HW, WITHOUT PREJUDICE. The Court DIRECTS the Clerk to TERMINATE all Defendants, except Hunter Warfield, Inc., from the Court's docket.' The listed VineBrook defendants include VineBrook Homes Trust, Inc. Later entries (September 2026) concern pretrial scheduling. A dismissal without prejudice is not a ruling on the merits, and the claims were allegations.

Is VineBrook Homes Legitimate?

VineBrook Homes Trust, Inc. is a Maryland corporation that files annual and quarterly reports with the SEC (10-K for 2025 filed March 11, 2026; 10-Q for June 30, 2026 filed August 14, 2026), reports 21,560 single-family rental homes in 21 states, operates vinebrookhomes.com, and is BBB Accredited with an A+ rating as BBB displays it. The website says resident services are now handled by Evergreen Live. Its record also includes a 2021 City of Cincinnati lawsuit and settlement, a 2023 City lawsuit alleging breach of that settlement, public nuisance and Landlord Tenant Act violations (resolved by a June 2024 settlement with no admission by either side), BBB complaints and reviews as displayed above, and press reports of tenant complaints about repairs and communication. No attorney general or federal enforcement action was identified in the sources checked on October 7, 2026.

Court & Public Records

Company Relationships

• Affiliated with: NexPoint Real Estate Advisors V, L.P.
• Affiliated with: Evergreen Residential Management, LLC
• Affiliated with: NexPoint Homes Trust, Inc.
• Affiliated with: VineBrook Homes, LLC
• Affiliated with: Mynd Management, Inc.

Frequently Asked Questions