Eclipse Property Management

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Eclipse Property Management We provide full-service residential property management to make owning rental property stress-free. Let us protect your investment!

From tenant screening and lease management to maintenance and rent collection — we handle it all.

10/16/2026

Common Maintenance Questions
Maintenance and repairs make up a huge part of the actual property management. We have to communicate with the tenants and the vendors and ensure that everyone is on the same page. Clarifying with the tenant the process and what's expected of them before the need for maintenance arises can forego unneeded mishaps. Here are some FAQs and their answers about maintenance that we get.

1. What am I responsible for maintaining?
Cleanliness, trash, HVAC filters, light bulbs, batteries, water filters, pest control of your choice, watering the foundation, preventing frozen pipes, and yard care. Some leases and landlords are different and can handle more or less than this.

2. How do I request repairs?
Requesting repairs can vary from lease to lease, but we use Rentvine and all our requests are sent through the tenant portal. Having photos and a detailed description is important for us to know what the issue is.

3. Can I fix something myself or hire my own contractor?
No. All repair decisions and contractor choices are landlord's. You also may not contract with any vendor without the property manager's permission. This makes the whole process easier as we have our own vendors to communicate with who are reputable.

4. Can I change the locks, paint, or hang things?
Not without permission. Only a reasonable number of small nails is allowed, and anything you install becomes the landlord's property. There are plenty of renter-friendly businesses and products to make your rental unique!

10/13/2026

The lease is ending, don't forget...

As a landlord or property manager, when the end of a lease is coming up, it can be your best or worst nightmare. Maybe the tenant wasn't so great and you can't wait wait for them to be gone, or maybe they were awesome and you're dreading finding a new tenant. But when the 60 days starts coming up, there's many things to remember.

When a lease expires, the tenant has to give notice before the expiration date, the number of days can change from lease to lease, but it is usually around 60 days. If the written notice of termination isn't received by the property manager/landlord, the lease automatically renews month-to-month.

Ending a month-to-month tenancy, however, also requires written notice from either the landlord or tenant, but it becomes effective either on the last day of the following month, or 30 days after the notice is received. When the lease termination applies also depends on the lease, but the notice must be at least a month before.

Unfortunately, tenants will often want to break the lease early. There are valid reasons, and not-so-valid reasons. The valid causes for early lease termination can include military service or deployment with the proper documentation, family violence, or certain s*x offenses/stalking. However, reasons such as job transfer/loss, changes in marital status, changes in health, and buying a home do not count as proper excuses.

However, if the tenant wants to break the lease and finds a replacement tenant, then it's allowed as long as the landlord approves them and they sign a new lease with terms no less favorable to the landlord. Depending on the lease agreement, the tenant leaving could also have to pay one month's rent as a fee, whether the landlord or tenant finds the replacement.

The final aspect to thing about, is if the tenant stays past the end of a lease. Holdover rent is then thrown into effect and can be double, or even triple, the normal monthly rent. Holdover rent is usually calculated on a daily basis, and other costs such as lost rent or eviction costs can also be added on.

Obviously, this is not all there is when it comes to the end of a lease, but it is a lot of it!

10/09/2026

Eclipse Property Management has acquired some office space! Come stop by (appointment only)!

10/06/2026

Having a good lease agreement is the foundation to a good tenancy. As a property manager or landlord, writing a lease can be stressful. How do you know what to put in there, and what not? How long should it be? Should I allow pets? Obviously, we can't answer all those questions for you, but below are some common, and mostly necessary clauses to include. This is not exhaustive, and not everything in there has to be included, but these items are meant to serve as a guide and template for your own residential lease agreement!

Your lease should include:
- a description
- the landlord's and tenant's names
- the property description (address)
- the tenancy term length
- each and every occupant's name
- the monthly rent amount
- the security deposit amount
- allowance (or not) of subleases or assignments
- what's included in the property (furnished/unfurnished, parking spots, etc.)
- a pet clause
- the tenant's duties for living there (no smoking, right to quiet enjoyment, etc.)
- other grounds for eviction
- the landlord's duties (maintenance, notice of entering the property, etc.)
- what happens if the tenant breaks the lease
- whether utilities are included in the rent
- lease renewal
- governing law of the state the property is in
- signatures from the tenant and landlord

If you don't want to go through all the trouble of writing your own lease, you can always go online and search for a template to use. The internet has many resources for you to make your life easier!

10/02/2026

The Importance of Renter's Insurance
For renters, navigating a disaster without a safety net can be financially devastating. For property managers and landlords, uninsured tenants can lead to severe legal and financial friction when displacement occurs. Renter's insurance is also a lot cheaper than you think, usually around $15 or $20 a month!

Here's all the benefits that comes with it:
Personal Property Protection: It repairs or replaces electronics, clothes, and furniture from fire, smoke, or vandalism. (Bonus: It even covers theft outside the home, like a laptop stolen from a car trunk!)
Liability + Medical Coverage: If a guest slips and gets injured inside the apartment, the policy covers medical bills and legal defense, keeping both the tenant and landlord out of a legal mess.
Loss of Use (Displacement Support): If a disaster makes the unit temporarily uninhabitable, the policy pays for hotel stays and restaurant meals while repairs are being made.

Renter's insurance isn't written in law, but putting it in lease agreements can drastically reduce the operational risk for property managers/landlords! Putting it in the lease does then make it legally required for the tenant to reside at the property, so make sure to highlight the importance of it when acquiring new tenants.

09/28/2026

Documentation, it IS that important

A lot of landlords or property managers know that keeping documents is important, but which ones do you actually need to keep?

Keeping records is crucial for proof in the not-so-fun situations, such as evictions. You should always start from the very beginning of each tenant. This usually starts with the signed lease agreement. This is proof that you showed the tenant what was expected of them and they understood it (signing does not always signal action, so be sure to go over the lease and any actions they must take as well as following consequences if they are not in compliance).

All communication should be kept as well. Online communication is easy to keep track of (emails, texts, etc.), but if you can, find a way to keep track of any in person communication and notices.

Communication goes hand in hand with maintenance. If the tenant has any requests or requires maintenance to tend to something at the property, make sure you have logs of that as well. Whether the tenant paid or the landlord, who's at fault, and any other records.

A ledger of all rent payments can be super helpful as well. It could be the proof you needed to show that the tenant pays late every month, or maybe they pay early. But if necessary to evict the tenant, having dates of when they paid rent and how much is definitely needed.

If it gets to a point of eviction, take pictures of the notice to vacate and any court documents that you served the tenant. Official records are some of the best pieces of evidence you can have!

Of course, if there's any other pertinent information, such as photos of damages, warning letters, keep those as well! All documents can come in handy, but don't forget to stay organized. With all the information required of property managers and landlords, it can be easy to lose something in your Google Drive.

09/24/2026

Landlords, are they your tenant or your bestie? It's important to draw that line, and a property manager is your golden ticket for a professional relationship!

09/21/2026

Why deal with evictions when you can prevent them??
The most important step when choosing tenants for a property is the screening process. Tenant screening helps pick out the best applicants and avoid the worst ones.

The first step is to establish clear criteria for potential applicant. They have to have this and this, and they cannot have that. Examples include credit score minimums, a minimum gross income amount, no prior evictions, and anything else that you find to be reasonable. You also have to think about the neighborhood the property is in and the surrounding demographics; don't set criteria that will never fit for prospects.

Next, running background checks and verifying information is crucial. Run their credit scores, verify past and current employers, and any other necessary information. There are also many reputable databases to run any criminal or eviction records, which should be done for any applicant (you never know what someone is hiding).

A thorough onboarding process can make a world of problems disappear. If all of a tenant's questions can be answered in a sit down session with the landlord and/or property manager, many emails and texts will be avoided. Going through the lease line by line can enlighten the tenant and avoid any miscommunications. A simple "cheat sheet" provided to the tenant with any rules and regulations could also work!

It is never the better option to skimp out on tenant screening, but NEVER discriminate against a prospect, that could cause more problems than an eviction. Distinguish between the two and have a thorough process and you hopefully won't find a problem tenant!

09/17/2026

Common Eviction Mistakes
As a landlord or property manager with a problem tenant, it can definitely be a hassle to get them out. It can also be super tempting to want them gone and dislike them for making your life harder! But that never means you're above the law.

Eviction procedure must be followed in all cases, and that means not performing the eviction yourself. You cannot change the locks, remove the tenant's belongings, or any other action that prevents the tenant from residing there. You must get a court order (writ of possession) to legally remove the tenant.

You might want to retaliate against the tenant, but you have to understand the law first. Retaliation is taking action against a tenant when they are exercising their legal rights, which you are definitely not allowed to do.

Discrimination under the Fair Housing Law prohibits unfair treatment when a person is engaging in any housing affairs (renting, buying, seeking housing assistance, etc.) because of race, color, national origin, religion, s*x, familial status, and/or disability. Usually, it's hard to see when you yourself or discriminating against a person, so if you're unsure always go back and double check the laws! It's illegal to do so, and can result in way worse problems than having to evict a tenant.

The only thing you should be worried about when trying to evict a tenant, is doing it the legal way! You should never get greedy, and remember, there's a plethora of resources if you get stuck.

09/14/2026

What's a Writ?
A writ of possession is your legal way to evict a tenant if they're being a problem! It's an official letter from a Texas court that orders the tenant(s) to vacate the property by a specific date and time. If, by some off-chance, the tenant(s) do not vacate by the date and time, a constable will forcibly remove them and any possessions from the property.

To get a writ, you have to start the eviction process including going through a notice to vacate, filing an eviction, and a trial where the landlord/property manager is granted possession. You can then file for a writ if the tenant(s) does not leave the property voluntarily.

There are also a couple stipulations that come with a writ of possession: the constable has to post a 24 hour notice stating that the writ is going to be executed; the tenant's property cannot be destroyed or damaged when being removed; the landlord has to hire movers at their own expense.

If you believe a tenant isn't going to pay rent or cause other various issues, don't hesitate to file for eviction. You should never wait to file for eviction, it's better to remove the tenant than let them cause a whole world of problems for you and everyone else involved.

Address

Dallas/Fort Worth
Dallas, TX

Opening Hours

Monday 9am - 5pm
Tuesday 9am - 5pm
Wednesday 9am - 5pm
Thursday 9am - 5pm
Friday 9am - 5pm

Telephone

+19726727221

Website

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