Eclipse Property Management

07/20/2026

MetroTex has finally added to their many achievements as an organization and has announced that they are going to match NTREIS rewards for qualifying brokers. This is definitely big progress in the Realtor world and a big step in unifying and organizing the entire industry!

When Realtors support and use the Multiple Listing Service (MLS) within NTREIS, it helps create accurate, reliable data for everyone who needs it, including: brokers, buyers, sellers, appraisers, agents, and more! The actual reward program gives out awards for brokers who contribute to the MLS and give beneficial and correct data to the market such as quality photographs, data completeness, and the outcomes of any exchanges.

The cooperation and commitment of MetroTex is crucial to keeping the housing market trustworthy and making the real estate industry exemplary. These incentives will give Realtors more reason to keep using the MLS and help add to the data pool that everyone can use. This big step forward shows the organization's undertaking to creating an organized and well-kept national trade.

Linked below is MetroTex's article on their announcement and some more information about what this will provide for the industry.

MetroTex will match NTREIS Rewards-2025 payments for qualifying brokers, recognizing the listing data and cooperation that power the MLS.

07/15/2026

Tenant vs. Landlord (Pt. 1)

While many times it may seem like the tenant and the landlord are pitted against each other, they're very much NOT. They're supposed to coexist with a mediator (the property manager) between them, limited contact between the two is usually the case. However, there are many laws written to try and keep peace within a lease. Below are two legal defenses a tenant can use to take action against the landlord if necessary.

Covenant of Quiet Enjoyment: the tenant's right to be able to live peacefully and without disturbance from the landlord in the property. The tenant has the right to live in the dwelling the way it was intended at the time the lease was created and until it ends.

Constructive Eviction: actions or inactions by the landlord that disrupts and inconveniences the tenant to a point where they are forced to leave the property. Basically, the landlord is such a nuisance to the tenant to where they can't take it anymore.

07/13/2026

Eviction. What's Next?

Facing an eviction can be overwhelming and difficult, especially when the legal process is unfamiliar. Having the knowledge about what happens after receiving a notice and what to expect in court can help people navigate an already challenging situation with a little less stress.

The eviction process follows a series of legal steps designed to give both landlords and tenants an opportunity to present their case. Before an eviction can occur, landlords must provide proper notice, file an eviction lawsuit, and attend a court hearing where a judge determines whether the tenant must vacate the property. Tenants have the right to appear in court, present evidence, and, if necessary, appeal the court's decision within the required timeframe. Everything in the court happens very timely, and it's important for both parties to stay punctual and informed throughout the entire process.

Understanding these procedures, legal timelines, and courtroom expectations can help reduce confusion and ensure that everyone involved is better prepared. Access to clear, reliable information allows for both tenants and landlords to make informed decisions and have an easier time with the eviction process (although it's never easy anyways).

This link is a more in depth version of this post, feel free to check it out for extra details and information!

07/08/2026

Does a Landlord Have To Replace Windows Damaged in a Burglary?

The tenant of a property I manage told me someone shattered a window while trying to break into his unit. He then sent me written notice of the broken window and is arguing that the landlord is obligated to pay for the repair because the damage was the result of a criminal act by a third party. Obviously, the landlord says the tenant has to pay. So who's right?

The answer depends on your lease. If you used Texas Realtor’s Residential Lease, then you are correct that the tenant must pay for the repair. Under Paragraph 15D(2) of the TR Residential Lease, a landlord does not have to pay to repair damage to windows and screens unless the damage is caused by the landlord’s negligence. Therefore, the tenant is responsible for the cost of repairing the window, regardless of how the damage was caused (e.g., a break-in, an accident, or a tenant who deliberately broke the window because he or she was locked out).

However, if you didn’t use the TR lease, or if your written lease doesn’t address this situation in the manner required by the Property Code, the broken window could be deemed a condition that materially affects the physical health and safety of an ordinary tenant and the landlord could be required to make a diligent effort to repair the window and ultimately be responsible for payment.

07/06/2026

07/06/2026

A crucial part of property management is our vendors. Most people don't notice all the behind-the-scene work they do, but in reality they keep our businesses running. It's very important for property managers to know their vendors and learn about them apart from their work. It's a two way street of expectations and trust.

Here is Victor Carillo of VC Home Improvement, a native to Dallas. By the age of 5, his father had him trained to recognize tools imperative to their work. By the time he was a young man, he could remodel houses from top to bottom. As Victor has grown, so has his business; he's expanded his work yet kept competitive prices which works out well for both him and his investors. He knows his clientele and it's obvious. Victor has been married for 2 years to his lovely wife, a teacher in Dallas. Why do we use Victor? Because he is honest, hard working, and makes us look good with our customers.

07/01/2026

Come join us for a broker open house at one of our properties on Friday, July 10th! Scan the QR code or use the link below to RSVP, there will be food!!
https://forms.gle/urdRSnxL1yUFd4fT9

06/24/2026

Property Management Speed Dating: Your worst fear...hiring the RIGHT property manager (Part 4 - can they handle the finances?)

Being an owner of a rental property can be very difficult; there's so many moving parts and there's ALWAYS problems that arise, you may not know how to deal with everything that occurs and that's why property managers exist. They're a great tool and make the leasing process much easier, but how do you know which fish to choose from the sea? 🐟 🐟 🐟 🐠 🐟 🐟 🐟 🐟 🐟

Going through Property Management Agreements (PMAs) can be a difficult read. There's lots of legal jargon and a lot of big words, but the easiest part of the reading are the numbers, am I right? What's really important is you understand what the numbers mean. Your property manager should walk through all the numbers and fees with you and help you decipher what they mean. Just like if you sign a prenup before marriage your lawyer should give you guidance and advice. Knowing how all the fees apply is crucial, but you must make sure that all the terms align with what you need.

This was the final part to the series! I hope you all learned what's necessary when searching for the right property manager, and if there's ever any doubt, come right back to Eclipse Property Management as we check all these boxes!

06/22/2026

Let's talk about how rewarding property management can be!

Many people don't realize all the different benefits of property management, especially the support it provides individually and locally. When you think of property management, the first thing that pops into your mind is most likely someone who helps out a landlord. However, it is so much more than that. Property management helps the lives of people in need of income in all fields: trades, owners, and much much more!

06/17/2026

Property Management Speed Dating: Your worst fear...hiring the RIGHT property manager (Part 3 - what can you expect from them?)

Being an owner of a rental property can be very difficult; there's so many moving parts and there's ALWAYS problems that arise, you may not know how to deal with everything that occurs and that's why property managers exist. They're a great tool and make the leasing process much easier, but how do you know which fish to choose from the sea? 🐟 🐟 🐟 🐠 🐟 🐟 🐟 🐟 🐟

This episode we're gonna talk about what they can do for you in the owner-manager relationship. You won't find all the same services in every property manager, and you won't find all the same loving acts of services in all relationships. Some of the main services to look for, and most important ones, include: tenant screening, maintenance coordination, lease enforcement, and financial reporting. Good thing for you we offer all of these!

These 4 services ensure an easy and simple process for you, the owner, when taking care of the leased property. It's also necessary to have a property manager who won't leave you high and dry in the middle of the journey. It would be awful to have your partner leave you in hard times, and your property manager eventually becomes like your partner through all the communication and challenges to overcome. Trust is important in every relationship and property management is no different!

In the final part to the series, we'll talk about the money, and what is right for you and your property. 💵