Choose the Right Property Management Team

Our management fee is a percentage of the rent we collect, or the monthly minimum per unit, whichever is more. On the Landlord plan that is 12% or $157. A home renting for $1,500 a month pays $180. A home renting for $1,200 pays the $157 minimum, because 12% of that rent is only $144.

Yes, the minimum applies when a unit is vacant, behind on rent, or being remodeled. Those are the months we work hardest on it: marketing, showings, turnover and collections all happen when rent is not coming in, and the work does not get cheaper when the rent is lower.

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We add 7% of each vendor invoice for work on your property, capped at $70 per work order. That fee is how we are paid for running maintenance: taking the tenant's request, deciding how urgent it is, scheduling the vendor and tenant access, and checking the invoice before we pay it.

Colorado's habitability law now sets short repair deadlines, as little as 24 hours to start work on a health or safety problem, and meeting them takes real staff time. Charging it as a markup means owners whose homes need more repairs carry more of that cost, and the $70 cap keeps it small on a large job. There is no separate maintenance coordination fee.

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We get your approval before any single repair or maintenance item expected to cost more than your maintenance limit, which is $2,000 unless your agreement sets a different amount.

The exception is a repair Colorado law makes urgent. When a problem affects habitability, such as no heat, no water or a gas leak, work has to start within 24 hours, and other habitability problems within 72 hours. Those deadlines are too short to wait for a callback, so we handle those repairs right away, whatever they cost, and the law makes the repair the owner's expense.

We try to call or email you afterward to let you know what was done. Every repair shows on your monthly statement, and the vendor's invoice is in your owner portal.

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Each month we total the rent we collected for you, then subtract our fees, repairs and bills paid, any bills that are due but not yet paid, and any rent a tenant prepaid for a future month. We send the balance to your bank electronically on or around the last business day of the month. Your monthly statement posts to your owner portal on the first or second business day of the next month.

Your first payment is usually smaller, and it usually takes a month or two to arrive. The setup fee and your reserve come out of the first rent we collect, unless you fund the reserve yourself, and prepaid rent and unpaid bills are held back too.

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Our standard reserve is one month's rent per unit, up to five units. Your management agreement states your exact amount. It is your money, held in our trust account, and it comes back to you when management ends.

The reserve pays bills as they come due and covers a tenant payment that bounces or gets reversed after we have already paid you. Without it, that shortfall would come out of other owners' money, which Colorado law does not allow.

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Setup is a one-time fee per unit for bringing your property under management: getting it into our systems, collecting the current leases, records and deposits, getting files from a prior manager, and setting up utility and vendor billing.

Leasing (tenant placement) is charged when a new tenant signs a lease of six months or longer. It covers preparing and signing the lease, the move-in meeting, and setting up the new tenancy. If the previous tenant broke their lease and paid us the early termination fee, we do not charge you a leasing fee for the new tenant.

Advertising is a separate flat $100 each time the home is listed for rent. It pays for preparing the listing and the fees for the syndication platform that posts it to the rental network sites, like Zillow.

Renewal is charged when a current tenant signs a new lease term. It is lower than the leasing fee because a tenant who has lived in the home a year needs less onboarding.

The amounts for each plan are in the table on our pricing page.

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First, how our fee works: we earn our management fee when we sign a lease or a renewal with your tenant. For your convenience, we collect it a month at a time over the life of that lease instead of all at once. That is why ending management in the middle of a lease has a cost.

You can end management anytime with 90 days written notice. Or, to end it when your current term runs out, give us written notice of non-renewal at least 60 days before the term ends. The easiest way to do either is our management termination form, and we confirm every notice in writing.

If management ends while a lease is still running, the management fee for the rest of that lease comes due as a closeout fee, figured at the current rent, with a minimum of $500 per unit. The minimum covers transferring the leases, deposits and records, the notices Colorado requires, and your final accounting and 1099. There is no closeout fee if a buyer of the property keeps Eclipse as manager.

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Compare the whole bill, not the headline rate. Some managers advertise a low percentage and make it back in fees you only see on your statement. We publish every fee we charge, plan by plan, so you can see what a full year costs before you sign.

Where we do cost more, here is what it pays for:

• No surprise fees. Our leasing fee is a flat amount, not a percentage of the first month's rent, and our repair markup is 7% of each vendor invoice, capped at $70 per work order.
• Vendors picked for you, not for us. We don't own a maintenance company, so vendors are chosen for price and quality, not to keep work in-house.
• Staying on the right side of Colorado law. Colorado's rental laws changed a great deal from 2024 through 2026, and keeping up takes trained staff. One mistake in screening, a notice or a repair deadline usually costs an owner far more than the difference in fees.

The fair test: ask any manager you are considering for every fee in writing, then set it next to our table.

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