First of All, I am Blessed that Viva Apartment's has Employed such a Wonderful Apartment Manager such as JENNIFER LACAPA! During this time of Government Closures this November '25, there was a Huge Mixup with "HUD" payments because of an internal change of whose to get paid basically and some missing forms. After JENNIFER tried contacting "HUD" numerous times she got a hold of me and informed me of the situation. Of course I immediately contacted "HUD" and asked what was happening, after I contacted them they finally responded ( I guess they reply to tenants more quickly ) about the above situation. Now the reason and the ONLY REASON that I'm writing this Review is because of JENNIFERS LACAPA PROFESSIONALISM AND KINDNESS!!! I mean I was sitting here all weekend thinking that I was going to have to pay Novembers rent on top of my portion. If this was JENNIFERS predecessor she would've charged me a late fee. After all is said and done everything was resolved and In conclusion all I can say and I'll keep on saying it is GOD BLESS VIVA APARTMENT'S for hiring JENNIFER LACAPA as the current Manager. SHE IS A KEEPER!! GOD BLESS YOU JENNIFER and I'll talk to you later... read more

I was helped with leasing here by apartment manager Miriam, she is so attentive, consistent, and kind! Apartments are also well kept.

Viva apartments is a well upkept apartment complex. I enjoy the the swimming pools & that there is a park close by. The manager is awesome & will Address any need that is brought to her attention. Believe me,this is much appreciated. Look forward to many more years of occupancy here. Thanks,Viva!!! read more

My partner and I lived at Viva for one year from October 2019-October 2020, and we were generally happy with our experience. Our apartment was recently remodeled, spacious and clean. We appreciated the great storage: a walk-in closet, full pantry, linen closet, and coat closet. The kitchen and the bathroom shower/tub felt clean and bright. We enjoyed that there was no one under us, especially during the pandemic, since we could exercise at home without fear of disturbing the lower tenants. At first we were disappointed that we didn't get a covered parking spot with accompanying carport storage, but towards the end of our tenancy we were able to get one. The manager, Rosemarie, is very personable and friendly. The landscaping is gorgeous and is one of the things that drew me to Viva. We liked seeing the courtyard view with the pool and landscaping. I like that the neighborhood is gated which makes me feel safe. The location is super convenient for grocery shopping since it is close to Westgate (Trader Joe's, Smart & Final, Sprouts), Safeway on Hamilton, Grocery Outlet on Winchester, Mitsuwa on Saratoga, and Lion Market just north of 280. You can literally choose wherever you want to go and it's close to you. We could easily hit up 3 grocery stores in one trip since everything was so close. There is some road noise from San Tomas but it is more like white noise, and not bothersome. There are sometimes children playing in the courtyard, and music playing, but we weren't too bothered by that either--it's just part of apartment life. The thing that bothered me most about living at Viva was not the complex itself, but the neighborhood--there is often litter in the streets or items to be dumped (furniture, mattresses, etc.) on the sidewalks. I wish other neighborhood residents wouldn't litter or improperly dispose of their unwanted items. The neighborhood is a mix of single family homes and apartments. My partner and I enjoyed going on daily walks and exploring all the adjacent neighborhoods--there are lots of great walking and running routes. Apparently Viva got new management in 2017--I think they deserve a much higher review score than they have, since their current score is mostly based on old reviews from before. We enjoyed our experience at Viva and I would recommend Viva to those who are looking in West San Jose. read more

I posted this review before but someone marked it as "not recommended ". I would not give this place any star but you have to give it something so you can post a review. This complex is so terrible!! The community used to look so nice and now there is trash laying around everywhere. There is NEVER a response from management when there is a complaint. There is never anyone in the office. The only time you hear from management is when your rent is due. The laundry room is always dirty and the washer and dryers do not work properly. I've lived here 10 years and this is the worst, I've ever seen it . If I could afford to move I would. read more

OUR APARTMENT GOT BROKEN INTO!!! We were gone on vacation for a few weeks and we came home to stolen items from our apartment. Thankfully, our pets were unharmed. I blame this on the poor designing of the apartments and bad neighborhood. The windows are right next to the door, so anyone can easily get the windows open and reach in to unlock the front door. We moved out after this. Aside from that: Pros: Management and maintenance here is very nice and understanding. Tracy was nice and the new manager, Mike, is nice too. Cons: Mostly about the neighborhood. Almost everyday, we woke up to the Mexican families across the street blasting their music for the entire neighborhood to hear. The cops came almost every day and the families frequently party until midnight each weekend. Whether it's music blasting from their houses or from their cars, one time we heard someone blasting it for 20 minutes at 3am! If it's not someone blasting their music, it's the pastry guy honking his horn several times a day trying to get customers. Not only that, but people are always trashing the street and twice, a beer bottle and a nail ruined our tires while trying to park. The park next door has a lot of drug dealing going on...the area is no good whatsoever. A month or two after we moved in, we heard some drunk guy fire off his gun in the middle of the night after fighting with someone who lived there. One time we witnessed this guy get beaten up in the street and carried inside. Another thing is the floors creak and if you are on the top floor, don't be surprised if the neighbors below you hit the ceiling if you are just walking around at night. For $1450 a month you cannot even get up and go to the bathroom without someone banging on the ceiling. There is also no A/C and the place is usually 10-15 degrees hotter than it is outside. However, if you leave your windows open while you are gone on vacation, because you have pets, you risk being broken into. Parking is also a nightmare, if you have more than one car, you have to park it on the street and sometimes very far away due to limited availability. Don't forget to move your car before 9AM the first Wednesday of each month, otherwise you'll get a $45 ticket! If you don't mind loud music at all hours of the day and never plan to open your windows, this is the place for you. read more

My family lived in Viva apartments for 2 years and all this period staff management especially Rosemarie were very kind, intelligent to all our requests. All the maintance works was done in shortly period. The apartments are renovated and looks well. And also the neighbors were friendly and affable. Three times they returned me my delivery package which was dropped off by mistake. There is a park and a lot of stores nearby, Westgate center is just 5 minutes distance by car. Actually I was walking there in a good weather. Complex itself not so large but has sweeming pools, laundry rooms. I heard that they are going to increase the number of amenities. I think that management is trying to do all the best and they deserve gratitude. read more

Nice place to stay. Park nearby and has stores close enough to home. Safe area also for families

The inside of my apartment looks nice, but the cheap materials are showing their value. Light switches don't work, outlets are falling out of the walls, the spray coating in the shower is peeling off (I swear, I've been so gentle when cleaning!), the spray over the cheap laminate counters is coming apart, the water pressure sucks, and the water is so full of rust from the old pipes that my water is brown and is staining the sinks and tubs. We can't use window A/C units and there's no central air or heat, so it gets really miserable in the summer. The parking lot and dumpster area are always a disgusting mess with trash blowing all over out of the uncovered dumpsters and there are always people out there smoking and blowing that stench up into our bedroom windows. I really wish mgmt would do something about that. Doesn't feel safe to come home at night and see a group of scrubby-looking men out there smoking by the dumpsters. The neighbors are generally nice and quiet. Their kids are not. Please take them to the park to scream! And supervise them. They are just being kids, but they need their parents to watch them, especially in the pool. My biggest complaint about the neighbors across the street are people double-parking in the street because they are too lazy to walk 4 extra feet or take an extra minute to park their damn car. It's so dangerous. This is a circle, so cars come flying around the turns and if you have to drive in the wrong side of the street to avoid the double-parked car, then good luck not getting hit. Major hazard. And it's a constant problem. I wish the police would come enforce this. Location-wise, it's close to major expressways and 280. It's a short trip to get to Campbell, Cupertino, Santana Row. But there's not much for shopping, restaurants that are healthy, and no walk-ability. But I don't have too many complaints other than double-parkers. I thought the noise from my bedroom window overlooking San Tomas might bother me at night, but it is usually just white noise. We are far enough from the lights so we don't hear the acceleration, which causes the most annoying noise from busy streets. The rent was reasonable (if that word can even be used in this part of the world), but is going up. We have rent control and I get the sense that some of the folks in this complex might be on subsidized programs. It's good to see that you don't have to be tech-rich to live in SJ. All-in-all, I give it a solid "Meh". read more

I have been living here for 4 plus years and never had a problem till the new owner Mayfield Management bought the apartment complex. They are money hungry pirañas . They do not care about the tenants AT ALL ! They do not fix any problems you have in your apartment till they feel like it. They are over priced for the poor quality 50 year old building. When I moved here in 2011, Mike the old property manager was always caring, knowledgeable and humanity. Now this place went to shit ! Mayfield is trying to sell this place maybe because they went over their head, who knows , but I hope they get what they deserve . Karma will happen . This owner is a greedy, selfish A hole who does not care for his tenants. read more

Warning: Potential Scam! I think its called Viva Apartments now, and they look beautiful from what I can tell. I was interested in seeing them. Alas, the price was too good to be true, because we couldn't get a hold of anyone at the phone # listed for over a week. Note that we couldn't even leave messages and the phone # provided was actually a fax #. They didn't respond to email either. That plus all of the info other yelpers mentioned about the neighborhood...why bother? read more

I moved to Viva in January of this year and have really enjoyed living here. The entire process went very good. The manager was so nice I was very comfortable with her . My move in went smooth my apartment is lovely. Quartz counter tops beautiful white cabinets and wood floors. The area is well established very nice neighborhood family's around and a park near by. I read the reviews and just had to put in my opinion I love it here and would recommend to others. read more

The apartments are great except for the new manager! He is racist, has a bunch of attitude and over all he is just rude. I hope that the owners start paying more attention to this detail, this is the main reason why we want to move. read more

I have lived at the (now called) Viva apartments for over 4 years. When Mike was the manager, the place was cleaned up of problem tenants, our maintenance was taken care of quickly and efficiently, and our complaints were heard and taken care of in a reasonable and professional manner. After Mike left the manager position, the complex went to hell in a hand basket. Most of our complaints are ignored, they forced everyone to remove their "yards" i.e. patio furniture, plants and other items that each tenant paid for with their own money, in favor of wood chips and the ugliest plants available. Our tap water now tastes like sewage water and smells really bad after mistakes were made during a overhaul of our water and sprinkler systems. The maintenance personnel are rude and disrespectful to the tenants and their living spaces, and the current manager thinks it is acceptable to drink and party with tenants who participate in illegal activity, including doing and selling drugs out of their apartment to neighbors and strangers alike. She also shouts her private business so the whole complex can hear it. She claims to not play favoritism to certain tenants, yet her behavior is evidence to the contrary. She refuses to acknowledge noise complaints made against the same tenants she parties with. She can be rude or hostile to anyone that confronts her about her behavior and conduct as manager, and she refuses to or lies about reporting problems to the management company (the people who employ her, sign her paychecks and give her an apartment to live in), meaning the tenants' concerns are not being heard or addressed by the people who own the property we live on and who have the power to improve the conditions of our complex. The behavior of the manager, the maintenance personnel, and their irresponsible, unprofessional conduct in these positions is unacceptable and should not be tolerated by Mayfield Management company, but because of the manager's refusal to pass on our concerns to the management company, our concerns are going unheard and are, essentially, being ignored. Absolutely disgraceful. DO NOT MOVE INTO THIS COMPLEX IF YOU CAN HELP IT. You will not be treated with dignity and basic respect that you should be given as a paying, rule abiding tenant, unless you play into the politics of the manager and certain tenants, and make it into their "clique". read more