Frequently Asked Questions
Have Questions? We’re here to help.

Finding the right apartment near Penn State University comes with plenty of questions, and we believe getting answers should be simple. At The Villas at Happy Valley, we’re here to provide clear, straightforward information about leasing, amenities, policies, and what everyday life looks like in our community. Whether you're planning ahead or ready to apply, you’ll find everything you need to feel confident in your decision. 

  • The Villas at Happy Valley offers spacious, fully furnished 3-bedroom, 3.5-bathroom townhomes designed with student living in mind. Residents have the flexibility to lease a private bedroom with a private bathroom or rent an entire townhome, whatever best fits your needs. Please contact the leasing office for current availability and pricing. 

  • Everything you need to stay productive, connected, and recharged is right outside your door. Residents enjoy access to a clubhouse, fitness center, dedicated study spaces, and a coffee bar perfect for early mornings or late-night study sessions. When it is time to relax, take advantage of the swimming pool, pickleball court, and outdoor gathering areas designed for socializing and unwinding. Added conveniences like on-site maintenance, free parking, and a CATA bus pass help make everyday living simple.


    Your fully furnished townhome is designed for comfort and privacy, featuring private bedrooms and bathrooms, in-unit washer and dryer, and high-speed internet included. Each home also features stainless steel appliances, smart locks, and 55” smart TVs in both the living room and every bedroom, creating a space that is as functional as it is comfortable.

  • A security deposit may be required depending on the qualification method selected. 

  • Guarantor 
    A guarantor is typically a parent or guardian who is financially responsible for the lease. Guarantors must reside in the United States and have a valid Social Security number. A minimum credit score of 600 and income equal to three times the monthly base rent is required. Proof of income is required, and all guarantors must pass credit, background, rental history, and income screening. 

    Self-Qualification 
    Applicants must have a credit score of 600 or higher and income equal to three times the monthly base rent. Proof of income is required, and applicants must pass credit, background, rental history, and income screening. 

    Security Deposit 
    The security deposit is equal to two months' rent and must be paid at the time of lease signing. 

    Guarantor Waiver Program 
    We offer a third-party guarantor waiver program for a monthly fee. This option requires no upfront costs and provides instant approval upon verification of student status. 

  • Internet, water, sewer, and trash removal are included with rent. Residents are responsible for electricity, which is billed based on usage and split evenly among the occupants of the home. Please contact the leasing office with any additional questions. 

  • We offer individual leases with standard 12-month installments.

  • The Villas at Happy Valley is pet-friendly with breed and weight restrictions. There is a one-time pet fee of $300 and a monthly pet rent of $35. 

  • Tours can be scheduled by contacting the leasing office by phone, booking through our website, or stopping by during business hours. We offer both in-person and virtual tours. 

  • Yes! Our on-site maintenance team is available to assist with work orders and emergency requests.

  • For urgent maintenance emergencies, please contact the office during business hours or follow the after-hours call prompt. Emergency requests may also be submitted through the resident portal by selecting emergency priority. For life-threatening emergencies, please call 911.

  • Each apartment includes essential furniture: 

    • 55-inch smart TV (in the living room and each bedroom) 
    • Couch 
    • Armchair 
    • Coffee table 
    • Entertainment stand 
    • End table 
    • Bar stools 
    • Full-size bed with under-bed storage 
    • Mattress 
    • Desk and chair 
    • Nightstand

  • Subletting is not permitted. Residents may reassign their lease by finding a qualified replacement. 

    Lease Reassignment Guidelines: 
    • Residents must notify the leasing office of intent to vacate 
    • The current resident is responsible for finding a qualified replacement 
    • An assignment fee equal to 85% of one month’s rent applies 
    • All outstanding balances must be paid before reassignment is finalized 
    • Lease concessions do not transfer 
    • The new lease rate will match the original lease rate 
    • Rent is not prorated 

    Reassignment Process: 
    • Resident notifies the leasing office 
    • Replacement completes an application and meets all rental criteria 
    • Replacement signs a new lease 
    • Current resident pays the reassignment fee and clears all balances 
    • Original resident responsibility ends once the replacement moves in and pays rent 

  • Yes. Unit transfers are available for an additional transfer fee. Please contact the leasing office to discuss available options.

  • Each unit has a designated mailbox, and packages are delivered directly to the front door.

  • Rent is due on the first of each month and can be paid through the resident portal.

  • Yes. Liability insurance is required for all residents. All residents are required to have renters insurance that meets the requirements of the lease contract. It must show a minimum of $100,000 of liability coverage per incident for the perils of fire, smoke, explosion, water discharge, & sewer backup. Coverage may be selected through a third-party that meets requirements or a mandatory enrollment of the liability waiver program with our preferred vendor, Foxen Insurance.

  • Yes! Free parking is available on-site.

  • No. We have one lease term. The total lease amount is divided into 12 equal monthly installments and is not prorated.