Owner FAQs

Property owners are not legally required to accept Section 8 tenants unless local ordinances mandate it. We always recommend reviewing the regulations specific to your area, and we are happy to help you understand your rights and obligations as a landlord in the Dallas market.

Yes, Eclipse Property Management is a fully licensed property management company operating in compliance with all applicable industry standards and regulations. Our licensing is a reflection of the accountability and integrity we bring to everything we do.

Yes, we offer direct deposit for all owner disbursements. Getting your rental income to you accurately and on time is part of the fiduciary responsibility we take seriously on your behalf.

Owner disbursements are processed on a consistent schedule, typically via direct deposit, after rent has been collected and any applicable expenses have been accounted for. Transparency and reliability in how we handle your money are non-negotiable for us.

Standard lease agreements are typically twelve months, though we evaluate each situation based on current market conditions and your preferences as the property owner. Flexible lease term options may be available depending on your specific needs.

We can get started as soon as the management agreement is in place and your property is ready to lease. We do not believe in unnecessary delays, and we will move with purpose to get your investment working for you.

Security deposits are held in a dedicated account in compliance with local laws and regulations. We handle this responsibility with the same level of care and accountability that guides every aspect of how we manage your property.

We do allow our owners to terminate the agreement before the end of the agreement. If we are not providing adequate service, please give us an opportunity to rectify the situation. If we cannot come to a mutual agreement then termination is an option for the owner. There is a termination fee.

The monthly fee for managing your property and taking care of the tenant’s needs and any maintenance is 8% of the rent.

If you own multiple properties, 3 or more, we offer a discounted rate of 6%

Rent is due by the 3rd of every month. If we do not receive rent by the third, the tenant receives a 5 day pay or vacate notice. The tenant has the option to pay the rent with the late fees or vacate within those 5 days. If neither option works the attorney is contacted to start the eviction process.

Our agreements are for one year and automatically renew. On occasions when a tenant has a lease longer than 12 months we can still be part of the relationship.

Before we place the house on the market the property must be cleaned, and ready to move in. If any repairs need to be done they have to be done prior to listing. We can help with this process if you like. We require that the rental property is up to Texas Property Code 92 Subchapter D. The code requires certain safety precautions, rekey, peep holes, window latches, keyless deadbolts at all entry doors. Rekey has to be performed within 7 days of tenant’s occupancy. There is a separate cost affiliated with this.

We can review the property upon move-in, once during the tenancy and at move-out. We offer a third party inspection service. There is a fee associated with this, the tenant pays for the move out inspection. If you would like to use their service for periodic inspection we can discuss this further.

Yes. However we have an app for this process. Many of the tenants either do not have a printer/scanner or forget to turn in the form. We made this process simple and utilized a mobile app. The tenant downloads the app and completes a thorough walk through noting any blemishes upon move in and can capture a picture. Once completed by the tenant, typically within 5 days, we can download a pdf document and share it with our owners.

If the tenant has made payment and funds are cleared the owners typically receive their income by the 15th of the month.

We work diligently to handle maintenance matters immediately. Over the past couple of years, we have worked to retain reliable vendors who can handle the workload in an efficient manner. Being real estate investors ourselves, we are mindful of how we spend our owner’s money.

We send a notice to pay or vacate immediately. If we need to file eviction we expedite this process. Our goal is to resolve the situation and re-lease the property quickly.