Eclipse on Broad

This review is long so I added pt2 in images. I was in Unit 203 room C which had black mold, and then I was moved to Unit 202 which had a leaky ceiling in the living room. PROS: ….I literally can’t think of anything. Location, I guess? CONS: Parking: There is very expensive parking ($75 a month) and the majority of it is uncovered. You don’t get to choose if you get covered parking or uncovered parking. You do get an assigned space. Also there are less parking spaces than tenants, so only some people get parking. They will promise you a parking space and not deliver on that promise. I know this because it happened to a few of my neighbors. Visitors get towed even if they’re in the *visitor* parking spots. Do NOT park in those spots because you WILL be towed. Luckily I saw this myself before inviting anyone over! What’s even the point of having visitor parking spots if they can’t be used? Also, there’s only 3 of those spots for the entire apartment complex! Rent: I have the 2024-2025 year’s rent in a 4x4 since I took over someone’s lease ($975 base plus whatever utilities are plus $75 parking plus $13 accidental damage waiver) which is $1063 excluding utilities. It’s ridiculous how expensive the rent is for what little you get. There’s no amenities, no study rooms, no pool, only a lobby and a “gym” which is smaller than my apartment unit and has very little equipment. The 2025-2026 rent is much more expensive. Eclipse sent me the *wrong* lease at first and had me sign the wrong lease with less than 24hours notice because I’d lose my spot if I didn’t. Thankfully for lease takeovers, it is illegal to charge more rent. But the base rent over the course of one year increased from $975 to $1035 (photo attached) which is a 7% increase! Inflation was only 2-3% from 2024 to 2025. So the increase in rent is not even justified, especially for the mold and mildew that is everywhere, and non-covered parking, and a lack of pool or study room; I could go on. Employees: Bad communication all around. First of all, I was sent a lease over the summer, and there was no listed deadline to sign it. I emailed to ask if there was a deadline on July 11 and got no response (screenshot included). Radio silence. Then literally the day before the deadline that I *asked* about, I get an email saying I have less than 24 hours to sign (wtf) and panicked because the lease they had sent me had the wrong rent (lease takeover means I was supposed to get the previous tenant’s rent) and I emailed them and they eventually sent the correct lease with the correct amount, but only after the girl whose lease I took over had her parents contact the complex. My lease started on a Wednesday, but my classes started the Monday beforehand, meaning I had to commute to UGA for two days before I could move in. I asked if I could drop off my stuff earlier and was told no because people were cleaning. Ok, valid. Then I get to the apartment and there’s dust everywhere, and the dishwasher has mold/mildew, and there clearly had been no vacuuming or anything. My roommate’s bedroom had (probably has still) mold on the vents and in her toilet. I had mold behind my toilet that had been painted over and it grew back. What cleaning happened??? Furthermore, when the property manager said I could come on Wednesday before my classes started at 8am, she said I could pick up my keys at 7am or anytime after since she would be at the office at 7am. So I got up at 5:30 and left at 6 and commuted an hour to get to the apartment early. I got there at 7am and nobody answered the door or picked up the phone. I thought maybe she’s late… so I waited until 7:15am and knock and call again. No response. I had to look into the windows and walk around the building to wave someone down (another employee) and she tried to tell me to come back later, even after I had been explicitly told that it was ok to come at 7am! By that point it was 7:30 and I’d gotten my keys, but it was a weird experience. Black mold explanation in images. Photo evidence attached.

I was a resident at Eclipse on Broad for 3 years during my time at UGA and just moved out this past July. My friends still live in the building so this review is a mix of my experiences and things I have been told since my move out. Living in the building has been a dream: the common area is spacious, rooms are private, and the location is unbeatable. However, I want to issue warnings to future residents about building management. During my time as a tenant, the property swapped hands 3 times: once from Perennial Properties to Pierce Education Properties (PEP), then from PEP to Landmark Properties. One of the charms of the Eclipse has always been a smaller building feel, more personal management, and a less "corporate" feel to other buildings in the area. Since Landmarks acquisition, that feeling has completely gone away. Although Landmark is completing some much needed maintenance work (painting the interior and exterior of the building, etc) be ready for rising rent and a more expensive experience. They are installing water monitors across the building to start charging units for water (has been a key feature of the building for years), have replaced the apartment flooring with colors that do not compliment the units, have replaced furniture with arguably worse products, and plan on changing the already precarious parking process. My move out and the final months of my time in the building were plagued by management that only cared about quick renovations and signing new tenants, not the people who still lived there. This is more a personal experience than my more comprehensive breakdown of the direction of the building but worth noting and very inline with the expectations of Landmark. Here is the gist: the reason Eclipse was such a great building despite a less luxurious and amenity filled experience was because the building is small, cheaper, and has a distinct character. There were always slight issues living there but the price and vibe made up for it. Now, expect the Eclipse to become a mirror of the buildings around it: $1200-1500+ rent, cut down trees, and management that cares about their bottom line. The current rental rates are artificially low driven by vacant units and a strong desire to get residents onto Landmark leases that serve their interests better. If you don't mind paying much more, this shift to Landmark will be welcome, they are giving the building some much needed TLC. However if you were looking for affordability and charm, expect that to degrade.

Don't waste your time and money!

I’ve lived at The Eclipse on Broad for three years, and honestly, we considered moving at one point—but Catrina, the property manager, was the main reason we stayed. She’s incredibly kind, on top of everything, and truly cares about the residents. Whether she’s handling requests fast or decorating the place to make it feel like home, she goes above and beyond. Catrina makes this community feel personal and welcoming, and it just wouldn’t be the same without her. We’re graduating and we’re going to miss her so much! Also, shoutout to Meiko, the maintenance man—he’s the best and always gets things done quickly.

Overpriced, exploitative, corporate student housing. Does not have security cameras. Staff will come in at their convenience, not yours. Has roaches. States it is pet friendly but not all rooms are and it is not specified which are or aren't. The property management company is completely irresponsible and lets staff take the fall.