Owners
Why we’re closed on Fridays
Eclipse runs Monday through Thursday. Here’s why we tried it, what happened to Thursdays, why the big projects get done on Friday, and why it turned out better for owners and tenants.
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Straight talk about rentals
Advice for rental owners and tenants in Grand Junction and Alamosa, from the people who manage the homes.
Colorado Law
Colorado rewrote the security deposit law. Here’s what changed on January 1.
HB25-1249 rewrote Colorado’s security deposit rules. A shorter clock, no flat cleaning fees, a ten-year carpet rule, and triple damages. A property manager’s read, for owners and tenants.
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Owners
What a property manager actually does for the fee
All property managers look the same from outside. They aren’t. The cheeseburger problem, the risk owners worry about versus the one that will actually hurt them, and why treating tenants well is a profit strategy.
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Owners
What a vacant month really costs
Holding out for an extra $100 a month can cost an owner more in empty weeks than it earns in a year. The math, the break-even, and why it’s a mindset problem, not a pricing problem.
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Tenants
Why we stopped telling tenants to call their own plumber
After-hours problems used to be the tenant’s problem. It didn’t work. What happens now when a furnace dies at 11 PM, and why we chose MAX On-Call.
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Owners
Self showings, and why I resisted them for so long
I was late to self showings. Every fear I had about strangers in a vacant house, what actually keeps people out, the tenant who knocked on the walls, and why speed is the owner’s argument.
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Owners
What renters in the San Luis Valley say about their property managers
All 322 Google reviews of the five long-term rental managers in the San Luis Valley, in one table. Ratings, one-star share, who answers, and one review farm we found.
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Owners
We read every Google review of every property manager in Grand Junction. Here’s what they say.
We pulled all 1,357 Google reviews of 16 Grand Junction property managers into one table. Who’s above four stars, who’s below three, and what people complain about.
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General
What We Stand For
I’m reminded of the song by Aaron Tippin, “You’ve Got to Stand for Something”. In the song he says, “You’ve got to stand for something or you’ll fall for anything”. Nobody can be everything to everyone. Nobody agrees with someone 100% of the time. Even in the most important relationship in my life we…
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General
Why our tenants do their own move-in inspection
Every deposit dispute I have ever been part of came down to one question: what did the place look like on day one? Not what the tenant remembers, not what the owner remembers. What the pictures show. So a few years ago...
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General
Should you hire a manager or build your own leasing office?
Every so often a developer or an owner with a big enough portfolio asks me whether they should hire us or just build their own leasing office. I get paid if they pick the first answer, so take everything below with that...
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General
The software we run on, and what it does for you
Owners ask about our software more than you'd think, usually right after they ask about the fee. It's a fair question. The system a manager runs on decides how fast you get paid, how fast a repair gets done, and whether...
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General
What you're paying for when you pay a property manager
Our fees are on the website, every line of them. I did that on purpose, because the most common question I get from a new owner is some version of "why are you more than the guy down the street," and I'd rather answer...
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General
What managing rentals in Grand Junction actually looks like
Grand Junction is where Eclipse grew up, and it's still the market where we manage the most homes. People ask me what property management is like here, usually because they own a rental and they're deciding whether it...
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