Camelot by the Sea HOA Risk Assessment: Workable with rules

02 The five questions

What the documents decide
before your first guest books.

Five dots is the best answer for an owner who wants to run the unit themselves. One dot is a red flag. Open “What the documents say” under each for the exact words.

Can you rent it your way?

Favorable

Whether the deed and rules let you rent short-term on your own terms: no requirement to use the on-site program, no minimum stay that kills weekend bookings, and no rule against saying where the condo is.

The deed expressly preserves every owner's right to rent with no minimum stay, no on-site requirement, no registration and no advertising or disclaimer rules; the only friction is a parking pass that expects a rental-company name and reservation number, a key or access code on file with the onsite office, and a missing page 4 of the current rules.

Short-term rentalsAllowed

Must use on-site programNo

Owner may rent it personallyYes

Off-site manager allowedYes

Owner-use limitsNone stated. Units are restricted to residential use by owners, their immediate families, guests, licensees and invitees, and the deed expressly preserves every owner's right to rent or lease (Master Deed Art XV p16). Timeshare/interval ownership is prohibited except for Grantor's reserved right in future phases (p16). No minimum stay, maximum-occupancy, owner-use cap or lease-approval requirement appears in any document supplied (page 4 of the recorded 2025 rules is missing, so this cannot be confirmed for the current rules in full).

RegistrationNo rental or guest registration with the HOA is stated. Practical requirements: every parked vehicle must display a pass showing check-in and check-out dates, rental company name and reservation number (Rules 2025 p1); pool bands are issued at the front desk on proof of occupancy (p2); the owner's room key or access code must be on file in a locked cabinet in the onsite management office (p2; Master Deed Art XVIII p17). Who issues parking passes to off-program guests is unstated (vendors/contractors obtain theirs from the HOA manager or onsite rental company, p1-2).

Advertising rulesNone on owners' listings. The deed reserves a perpetual advertising easement over corridors, passageways, elevators, building exterior and parking garage exclusively for Commercial Unit C-1 (Master Deed Exhibit B p46), and personal signage in or on windows, doors, elevators, balconies and common areas is prohibited without Board approval (Rules 2025 p2). No rule about using the resort name or photos in listings, and no disclaimer requirement.

Vote to change rental rulesMaster Deed amendments need an affirmative vote of 67% of the Members owning a Unit at a special meeting, proposed by a Board majority or owners of a majority of Units (Art XXX p31-32). The commercial-activities restriction in Art XV can only be amended with the Grantor's consent plus a unanimous vote of all Unit Owners (p16); any change to rights reserved to the Grantor or to the Commercial Unit(s) requires the written consent of the Grantor and all Commercial Unit owners (Art XXX p31). By-Laws need 67% of total votes including 67% of non-Grantor votes (By-Laws Art VI Sec 6 p73). Rules may be adopted or modified by the Board at any time (Art XIV p15; Rules 2025 p3).

What the documents say (9)

“Provided however, nothing herein shall be construed as limiting the right of any Owner of any Unit from renting or leasing his, her, their or its Unit.”Master Deed, Article XV, Residential Use Restriction, file page 16

“With the exception of the Commercial Unit(s), each Unit is hereby restricted to residential use by the Owner or Owners thereof, their immediate families, guests, licenses and invitees”Master Deed, Article XV, file page 16

“Grantor for itself, its successors and assigns, hereby reserves the right to submit Units in any future phases to a plan of interval ownership, and excepting such right of Grantor, no Unit nor any portion thereof may be submitted to a plan of Interval Ownership or any form of timesharing.”Master Deed, Article XV, file page 16

“Without limiting the commercial activities reserved in favor of the Commercial Units as set forth in this Master Deed, the Commercial Units may be used for all legal commercial or business purposes including, but not limited to, purposes of general rentals, management, offices, shops, stores, sales, meeting rooms, conference rooms, restaurant, lounge, game room, health spa, night clubs or any combination of such uses whether or not related to any prior phase or subsequent phase.”Master Deed, Article I.B, Definitions, file page 6

“In case of any emergency originating in or threatening any Unit, regardless of whether the Owner is present at the time of such emergency, the Board of Directors of the Association or any other person authorized by it or any other person or entity authorized by the Unit Owner (including rental managers and their agents), shall have the right to enter such Unit for the purpose of remedying or abating the cause of such emergency, and such right of entry shall be immediate.”Master Deed, Article XVIII, file page 17

“Passes must be hung from the rear-view mirror or placed visibly on the dashboard. The following information must be clearly legible from outside the vehicle: Check-in and check-out dates; Rental company name; Reservation number”Rules and Regulations recorded 2025-06-18, Parking, file page 1

“All present or future Owner, tenants or other persons who use the facilities of the Condominium in any manner are subject to the provisions of this Master Deed and all documents appurtenant hereto and incorporated herewith, and the mere acquisition or rental of any Unit or the mere act of occupancy of any Unit, shall signify that the provisions of this Master Deed are accepted and ratified in all respects.”Master Deed, Article XXXII, file page 34

“The foregoing restriction on commercial activities may not be amended without the consent of the Grantor, its successors and assigns and unanimous vote of all Unit Owner.”Master Deed, Article XV, file page 16

“At such meeting, the amendment or amendments proposed must be approved by an affirmative vote of sixty-seven (67%) percent of the Members owning a Unit in the Condominium in order for such amendment or amendments to become effective.”Master Deed, Article XXX, Amendment of Master Deed, file page 32

Will your guests be treated like guests?

Favorable

Whether a guest who booked through you gets the same resort as a guest who booked through the front desk: the same pools, parking, wristbands and check-in, or a second-class version of them.

Guests of every owner hold a deed-level easement over the common elements and get pool bands from the front desk on proof of occupancy with no disclaimer, but parking-pass issuance and check-in for self-managed guests are unstated and the front desk belongs to the commercial unit run by the competing operator.

Amenities for your guestsSame as program guests

Wristbands & parking passesPool bands: 'All guests and owners' must have valid pool bands, distributed at the front desk upon proof of occupancy; guests return them at checkout and owners keep theirs year-round (Rules 2025 p2). Cost to guests unstated; the HOA budgets $4,000 for pool wristbands and $2,323.68 for 'Pool Wristband Enforcement' in 2026 (Budget 2026 p1). Parking: passes must be displayed showing check-in/check-out dates, rental company name and reservation number; permits are limited to 1 for studios and one-bedrooms and 2 for two- and three-bedrooms; towing at owner's expense; no boats, trailers, RVs or golf carts (Rules 2025 p1). Bike and oversized-vehicle parking is across the street only (Minutes 2023 p2). Who issues passes to off-program guests and any fee are unstated.

Check-inunstated for off-program guests. The front desk, reservations and guest-services areas are part of Commercial Unit C-1 (Master Deed Exhibit B p44) and are run by the onsite operator; the only front-desk function the rules assign to all occupants is pool-band issuance on proof of occupancy (Rules 2025 p2).

TrashOccupants must securely bag all trash and dispose of it in the nearest trash container; leaving trash in hallways or common areas is prohibited (Rules 2025 p2; 2-page sheet p2). Bulk trash removal ($107,550.54) and the compactor ($53,000) are paid by the HOA (Budget 2026 p1-2).

ElevatorsFour Otis 3,000-lb passenger elevators; no service or freight elevator (ECS p39-40). No vendor or move-in elevator rule is stated; the guest sheet says 'Do not play on elevators' (2-page sheet p2). Elevator phone and maintenance contract are HOA expenses.

Housekeeping & linenunstated. Commercial Unit C-1 holds two maid's areas and the laundry chute on every floor plus the laundry room and guest laundry (Master Deed Exhibit B p44) and has a deed easement to provide maid, laundry and room service over the common elements (Art VIII p13); the HOA provides no linen or housekeeping service and no rule requires owners to use the operator's.

What the documents say (10)

“the Common Elements shall be, and the same are hereby declared to be, subject to a perpetual non-exclusive easement in favor of all of the Owner of Units in the Condominium for their use and the use of their immediate families, guests, licensees and invitees, for all proper and normal purposes, and for the furnishing of services and facilities for which the same are reasonably intended”Master Deed, Article VIII, Perpetual Non-Exclusive Easement in Common Elements, file page 13

“All guests and owners must have valid pool bands to use the pool areas. Bands are distributed at the front desk upon proof of occupancy.”Rules and Regulations recorded 2025-06-18, Pools, file page 2

“Guests must return pool bands at checkout. Owners may retain their pool bands year-round.”Rules and Regulations recorded 2025-06-18, Pools, file page 2

“Parking permits are limited to: 1 permit for Studio and One-Bedroom units; 2 permits for Two- and Three-Bedroom units”Rules and Regulations recorded 2025-06-18, Parking, file page 1

“Vendors or contractors must submit a Certificate of Insurance (COI) to the HOA manager or onsite rental company and obtain approval before receiving a parking pass.”Rules and Regulations recorded 2025-06-18, Parking, file page 1

“All trash must be securely bagged and disposed of in the nearest trash container. Leaving trash in hallways or common areas is prohibited.”Rules and Regulations recorded 2025-06-18, General, file page 2

“Pools and pool decks are open from 9am to 11pm daily.”Property Rules and Regulations 2-page sheet, Pools, file page 2

“Pool towels are available, but must be signed in and out with the pool attendant.”Property Rules and Regulations 2-page sheet, Pools, file page 2

“No alcoholic beverages are permitted in the pool area unless purchased from the ABC licensed vendor on this property (SC State Law).”Property Rules and Regulations 2-page sheet, Pools, file page 2

“Without limiting the generality of the foregoing, the Owner of any Commercial UNIT, its families, guests, licensees, invitees, employees and agents shall have the right and easement to use the Common Elements in conjunction with the providing of its products and services, including, but not limited to, waiter or room service, laundry service, maid service and general condominium management services.”Master Deed, Article VIII, file page 13

How much work lands on you?

Favorable

What the rules make the owner personally responsible for: a local contact who answers in minutes, keys and passes, trash, fines for guest behaviour, vendor hours and elevators.

No local-contact or response-time rule and ordinary trash handling, but the owner must keep a key or access code on file with the onsite office, cannot use a lockbox or doorbell camera at the door, manages limited parking permits, replaces window glass, and answers for escalating $100/$250 guest fines.

Local contactunstated; no document requires a local agent or contact.

Response timeunstated; no response-time rule in any document.

Locks & keysEvery owner must deposit a key to the unit under the Association's control for emergency entry (Master Deed Art XVIII p17) and, under the current rules, must provide a room key or access code to be stored in a locked cabinet in the onsite management office, accessible only to authorized management personnel (Rules 2025 p2). Lockboxes, Ring-type doorbells and any storage at unit entry doors, door jambs, stairwells or common-area doorways are prohibited (p1). If an owner installs a non-compliant lock the Association may charge the cost of making a key and the charge becomes a lien (Art XXII p19). An access-code lock is therefore the practical self-check-in route.

FinesRules violations: 1st offense written warning, 2nd offense $100, 3rd and subsequent offenses $250 per occurrence; repair costs billed on top; the HOA may remove individuals from the property; violations expire 12 months after issuance; unpaid fines must be resolved at or before closing and reset on sale (Rules 2025 p3). Under the By-Laws a fine for an occupant's violation is first assessed against the occupant, then the owner must pay it on notice if the occupant does not; fines are a lien and the Board may suspend voting and common-element use rights, with 10-day written notice, a hearing before the Covenants Committee or Board and a 30-day appeal (By-Laws Art III Sec 23, Master Deed file p70-71). Owners are liable for damage caused by their guests, lessees and agents beyond Association insurance proceeds (Master Deed Art XXXI.B p33). Throwing items from balconies, fireworks and noise/parties are grounds for immediate eviction (Rules 2025 p1-2).

Contractors & vendorsContractors must be licensed and insured, submit a certificate of insurance listing Camelot By The Sea HOA as additional insured, and obtain a parking pass from the onsite manager (Rules 2025 p1-3). Alterations that create excessive noise or touch structural components (plumbing, electrical, ceilings, subfloors) need Board approval via the Unit Alteration Request Form; post-tension cables in ceilings and slabs must not be cut, drilled or penetrated; power tools and excessive noise prohibited 8:00 PM-8:00 AM; no contracting work on Saturdays or Sundays between Memorial Day and Labor Day (p2). The Master Deed requires written consent of the Association (and of the Grantor while it holds phase rights or owns a unit) for structural changes and bars enclosing balconies or changing the exterior (Art XX p18).

AlsoQuiet hours 11:00 PM-8:00 AM daily; no hallway storage (shoes, mats, beach chairs); no personal signage; no bicycles, skateboards or hoverboards on the grounds; no hanging towels or items on balcony railings; no grilling anywhere; non-smoking property including e-cigarettes and marijuana; no pets (Rules 2025 p1-2). The Association pays in-unit electricity from common dues and may cut off a delinquent unit's electricity 20 days after a missed payment (Master Deed p29). Insurance deductible shortfalls for owner-maintained items are the owner's cost (Art XXII p19). Owners, not the Association, maintain and replace all window glass including sliding-glass-door glass (frames are the Association's) (Art XXII p19); the 2018 ECS report observed single-pane windows in metal frames at the guest rooms and about 100 windows damaged by Hurricane Matthew in 2016 (ECS p30). A unit's 'Insurance Assessment' is billed as a separate line from the regular assessment (Email 2026; budgets).

What the documents say (12)

“Owners must provide a room key or access code for their unit. Keys must be stored in a locked cabinet in the onsite management office. Access is restricted to authorized management personnel only.”Rules and Regulations recorded 2025-06-18, General, file page 2

“To facilitate entry in the event of any such emergency, the Owner of each Unit is required by the Association, to deposit under the control of the Association a key to such Unit.”Master Deed, Article XVIII, file page 17

“Storage of personal items or lockboxes is not allowed in stairwells, at unit entry doors, in common area doorways, or door jambs. This includes Ring Doorbells and similar devices.”Rules and Regulations recorded 2025-06-18, General, file page 1

“Violations of these rules are subject to fines determined by the Board of Directors. Repeated offenses will incur escalating fines. The cost of repairs resulting from violations will be billed in addition to fines.”Rules and Regulations recorded 2025-06-18, Enforcement and Collection Policy, file page 3

“1st Offense: Written warning/violation notice; 2nd Offense: $100 fine; 3rd and subsequent offenses: $250 fine per occurrence”Rules and Regulations recorded 2025-06-18, Enforcement and Collection Policy, file page 3

“The HOA may remove individuals from the property for continued non-compliance.”Rules and Regulations recorded 2025-06-18, Enforcement and Collection Policy, file page 3

“Upon the sale of unit, any unpaid fines must be resolved at or prior to closing. Association violations are not conveyed to the new owner and are reset upon completion of sale.”Rules and Regulations recorded 2025-06-18, Enforcement and Collection Policy, file page 3

“In the event that any occupant of a Unit violates the Master Deed, By-Laws, or a rule or regulation and a fine is imposed, the fine shall first be assessed against the occupant; provided, however, if the fine is not paid by the occupant within the time period set by the Board, the Owner shall pay the fine upon notice from the Association.”By-Laws (Master Deed Exhibit E), Article III Section 23 Enforcement, Master Deed file page 70

“No contracting work is allowed on Saturdays or Sundays between Memorial Day and Labor Day.”Rules and Regulations recorded 2025-06-18, Contractor Regulations, file page 2

“Ceilings and subfloor slabs contain a post-tension cable system that must not be cut, drilled, or penetrated.”Rules and Regulations recorded 2025-06-18, Contractor Regulations, file page 2

“Throwing or dropping any items from balconies will result in immediate eviction.”Rules and Regulations recorded 2025-06-18, Balconies, file page 1

“The Owner or Owners of each Unit shall be liable for the expense of any maintenance, repair or replacement rendered necessary by his or their act, neglect or carelessness, or by that of any Member of his or their family, or his or their guests, employees, agents or lessees, but only to the extent that such expense is not met by the proceeds of insurance carried by the Association.”Master Deed, Article XXXI.B, Remedies in Event of Default, file page 33

Is the money healthy?

Favorable

Whether the association can pay for the building without surprise bills: reserves, special assessments, insurance deductibles, how fast dues are rising, and how much of the fee passes through to a master association.

On the guide's own tests the picture is strong: reserve/capital funding is 23% of the 2026 budget, no special assessment has been levied or proposed, the insurance line fell 24% for 2026, regular dues rose exactly 5% and inclusions cover in-unit electricity, water, cable and internet; it falls short of 5 because there is no reserve study, the 2018 engineer's $2M balcony/water-intrusion program and roof replacement are unconfirmed, the Board can levy additional assessments without a vote, and the master-POA pass-through is unquantified.

2026 budget$2,712,683

Dues change+5.0% on the year

Reserves23% of budget

Reserve balance$1,135,747

Reserve studyNone in the set

Special assessments2026 Studio $303.08 / 1BR $401.94 / 2BR $623.47 / 3BR $831.30 per billing (period not stated; reconciles to quarterly); $473,000 budget line, down from $624,000 in 2024 and 2025 Standing 'Insurance Assessment' billed separately from the regular assessment to fund the Association's insurance expense (property, flood, liability, D&O). It is a recurring budget line, not a one-time special assessment. No one-time special assessment is recorded or proposed in any of the budgets, minutes or e-mail supplied.

InsurancePer the 2024 USI Insurance Services summary: Property $28,500,000 per occurrence per schedule, 05/31/24-05/31/25, $384,565 annual premium, layered across about 14 listed carriers (Lloyd's of London appears three times): Starstone Specialty, United Specialty, Ironshore Specialty, Kemah Capital, Lloyds of London, Lancashire, Canopius, Everest, Axis, Lexington, Arch Specialty, Ategrity, Swiss Re and Westfield; General Liability James River 03/22/24-03/22/25 $2,000,000 aggregate / $1,000,000 per occurrence, $5,000 deductible, $46,931.50; Excess Liability Texas Insurance Company $25,000,000 occurrence and aggregate, $43,990; Directors & Officers Continental Casualty $1,000,000 each loss / policy year, $1,000 retention, $2,608; Pollution Liability Greenwich Insurance Co $1,000,000, $5,000 SIR, $1,673.05. Total of the six premiums listed = $502,638.55 (about 19% of the 2024 budget). Budgeted Insurance Expense and the matching Insurance Assessment income were $624,000 in 2024 and 2025 (23.6% and 22.7% of those budgets) and $473,000 in 2026 (17.4%); the 2024 budget-vs-actual shows insurance expense of $395,544 through September against $468,000 budgeted and insurance-assessment collections $89,894 under budget (Minutes 2024 p11). The Master Deed requires casualty coverage at full replacement value including windstorm, wind-driven rain, water and flood 'if available', makes the Board the Insurance Trustee, and charges owners for deductible shortfalls on owner-maintained items (Art XXII p19; Art XXV p21-23). If proceeds are insufficient the Association must fund the gap from reserves or an assessment (Art XXV p24). No 2025 or 2026 renewal summary or certificate was supplied.

Wind deductible$25,000 Named Storm (flat dollar amount, not a percentage of values); $50,000 All Perils except $50,000 Earthquake; Special Form replacement-cost coverage including Wind, Hail, Wind Driven Rain and Earthquake (USI summary 2024, file page 1)

FloodFlood policy with Homesite, 05/31/24-05/31/25, $26,223,000 building limit, $25,000 deductible, $22,871 annual premium (USI summary 2024, p1)

DelinquencyHomeowner accounts receivable $35,618.23 at September 30, 2024, up from $18,354.80 at December 31, 2023, with a $1,897.96 allowance for doubtful accounts (Minutes 2024 p10); budgets carry Doubtful Accounts of $1,200 (2024), $4,200 (2025) and $1,300 (2026) and Fines/Late Fees income of $1,500-$4,500, so delinquency is small against a $2.7M budget. Remedies: assessment is in default if unpaid by the due date, the Board may accelerate the annual assessment, enforcement including foreclosure after 20 days, interest at the legal rate, attorney's fees, lien, receiver and rental recovery (Master Deed Art XXVIII.G-K p27-29); the Association may terminate the delinquent unit's electricity after 20 days (p29); By-Laws treat a monthly installment as delinquent on the 15th (p69); the 2025 rules set default at 30 calendar days past due (Rules 2025 p3). Foreclosure buyers take free of prior delinquencies, which are absorbed as a common expense (p29). On a voluntary sale the buyer is jointly and severally liable with the seller for any unpaid assessments, and the Association must furnish a payment-status statement on the owner's written request that the buyer may rely on (Art XXVIII.M p30).

What the documents say (27)

“30100 - Regular Assessment 2,208,182.59”Budget 2026, Income, file page 1

“30200 - Insurance Assessment 473,000.00”Budget 2026, Income, file page 1

“Total Income 2,712,682.59”Budget 2026, file page 1

“90949 - Capital Projects 635,149.71”Budget 2026, Reserve Expenses, file page 2

“60010 - Electricity-Units 210,000.00”Budget 2026, Utilities, file page 2

“Total Income 2,752,000.00”Budget 2025, file page 1

“90910 - Reserve Contribution 242,590.00”Budget 2025, Reserve Expenses, file page 2

“90949 - Capital Projects 325,000.00”Budget 2025, Reserve Expenses, file page 2

“Total Income 2,647,250.00”Budget 2024, file page 1

“90910 - Reserve Contribution 346,026.46”Budget 2024, Reserve Expenses, file page 2

“83300 - Insurance Expense 624,000.00”Budget 2024, General and Administrative, file page 1

“1 118 0.34% $594.39 $624.10 $401.94”Management e-mail, Camelot Budget and Assessments-2026 (January 21, 2026), Residential Assessments table (columns: Bedrooms, Units, Owner Percent, Previous Monthly Rate, Monthly Rate, Insurance Assessment), file page 1

“STUDIO 40 0.26% $448.10 $470.51 $303.08”Management e-mail, Camelot Budget and Assessments-2026 (January 21, 2026), Residential Assessments table, file page 1

“05/31/24 05/31/25 $384,565 $28,500,000 per occurrence per schedule.”USI Insurance Services coverage summary 2024, Property line, file page 1

“Deductibles: $50,000 All Perils except: $50,000 Earthquake $25,000 Named Storm.”USI Insurance Services coverage summary 2024, Property line, file page 1

“Total 10200 - Reserve Cash Accounts 1,135,746.54 952,637.90 183,108.64”Annual Meeting packet November 1, 2024, Balance Sheet as of September 30, 2024 (Sep 30, 24 / Dec 31, 23 / $ Change), file page 10

“12000 - Accounts Receivables-Homeowners 35,618.23 18,354.80 17,263.43”Annual Meeting packet November 1, 2024, Balance Sheet, file page 10

“90910 - Reserve Contribution 0.00 259,519.86 (259,519.86)”Annual Meeting packet November 1, 2024, Profit & Loss Budget vs. Actual January through September 2024, file page 12

“30200 - Insurance Assessment 378,106.06 468,000.00 (89,893.94)”Annual Meeting packet November 1, 2024, Profit & Loss Budget vs. Actual January through September 2024, file page 11

“The Board of Directors of the Association, in establishing said annual budget for the operation, management and maintenance of the Condominium shall include therein a sum to be collected and maintained as a reserve fund for replacement (sometimes referred to herein as the "Reserve for Replacements Fund or Reserve Fund for Replacements") of Common Elements”Master Deed, Article XXVIII.D, file page 27

“Pursuant to the Declaration, the Association shall become a member of the 21st Avenue Ocean Front Property Owner's Association, Inc. and shall be subject to the assessments as provided in the Declaration.”Master Deed, Article VII, file pages 12-13

“Recognizing that a portion of the common expenses represented by the assessments levied and collected by the Association is attributable to commonly metered electrical utilities used and consumed by each Unit Owner, instead of each Unit having a separate electrical meter for each Unit, and recognizing that to allow a Unit Owner to continue using such electrical utilities during the time such Unit Owner is in default of such assessments is patently unfair to all other Unit Owner who are paying for the delinquent Unit Owner's electricity, the Association is hereby granted the right, at any time any assessment, installment or accelerated installment is not paid within twenty (20) days after its due date, to terminate electrical utility service to the delinquent Owner's Unit.”Master Deed, Article XXVIII.J, file page 29

“Replacement Reserves, today's dollars $3,238,000.00 $14,078.26 $703.91”ECS Property Condition Assessment 2018, Project Summary (Today's Dollars / $/Room / $/Room/Year), file page 3

“However, [the property contact] indicated that $2 million was planned on balcony and water intrusion related repairs, likely occurring within a three to five year time frame.”ECS Property Condition Assessment 2018, Section 3.3.3 Building Exteriors, file page 28 (name redacted)

“Cracking and isolated spalling in the concrete was observed in the walls and on the ramps. Efflorescence was observed emanating from the cracks in the walls. [The property contact] indicated that two post-tension tendons near the elevator were repaired in 2016 at a cost of approximately $60,000.”ECS Property Condition Assessment 2018, Section 3.2.4 Parking Garage, file page 21 (name redacted)

“ECS anticipates the roof will require replacement during the term. [The property contact] indicated that replacement is planned for 2021.”ECS Property Condition Assessment 2018, Section 3.3.6 Roofing Systems, file page 32 (name redacted)

“The parties expressly acknowledge and agree that ECS is not providing a Reserve Study, which is subject to the National Reserve Study Standards and requires much more detail than a typical Property Condition Assessment.”ECS Property Condition Assessment 2018, Section 2.1 Scope of Services, file page 14

Who's really in charge?

Typical

Who holds the power the documents hand out: an owner-elected board, or a developer or commercial-unit owner with deed-level rights over rentals, guest services and the building's name.

The Board is owner-elected and the commercial unit has no deed-level monopoly on rentals, and by the deed's own dates the developer's board-designation, four-votes-per-unit and veto rights expired March 15, 2026; it is held to 3 because the commercial unit owns the front desk and guest-service areas and is exempt from Association rules without Grantor consent, the developer's successor keeps a perpetual right of first refusal and consent rights over maintenance deferrals and key amendments, nothing confirms the March 2026 transition, and all deed disputes go to binding arbitration.

StructureTwo tiers: a master association above this one

Master association21st Avenue Ocean Front Property Owner's Association, Inc. (Declaration of Covenants, Conditions, Easements, Liens and Charges for 21st Avenue Planned Unit Development, recorded February 1, 2000, Deed Book 2229 Page 645)

Commercial unitYes, with its own deed rights

On-site operatorVacasa (identified in the November 2023 minutes as operating Camelot with a general manager, and as 'Vacasa Receivable' on the September 30, 2024 balance sheet); the 2018 ECS report lists 'Oceana' as the landscaping contractor and interviewed a representative 'with Oceana Resorts' (ECS p8), so Oceana Resorts appears to have been involved in operations in 2017-2018, though the report does not state it was the rental operator. HOA management: Resort Association Management, Inc. (RAM).

BoardThree to five directors (By-Laws Art III Sec 4, Master Deed file p64). During Class II (Grantor) control all directors were Grantor-appointed and need not be owners (Sec 2 p63); after one year and 90 days the owners elect one at-large director for two years (Sec 6(a) p64). At the first annual meeting after Class II control ends, five directors are elected (two for three years, two for two years, one for one year) and every seat thereafter carries a three-year term with no term limits (Sec 6(b) p64). Directors may be removed by a majority vote of the membership after Class II control; three unexcused absences or 30+ days' assessment delinquency allows removal by the Board (Sec 7 p64-65). Officers (President, VP, Secretary, Treasurer) are elected annually by the Board (Art IV p71). The Board must meet at least four times a year (at least once per quarter) and its meetings are open to all voting members, who may speak only if a director asks on their behalf (Art III Sec 10 and 16, p65-66). Directors must be members except Grantor appointees (Sec 1 p62). The November 2023 meeting listed five board members and the November 1, 2024 meeting was an 'Election of Directors' (Minutes 2023 p1; Minutes 2024 p1), so the Board appears owner-elected today, but no document records when or whether Class II control formally terminated.

Developer rightsThe Grantor (originally Anderson Family Development, Inc.; rights assigned in 2014 to JBADH, LLC per the 2018 amendment) reserved: the right to add up to three more phases of up to 250 units each and amend the deed to do so without owner consent until March 15, 2026 (Art IV p8-10; Art XXX p32); Class II membership with four votes per unit owned, terminating no later than March 15, 2026 (By-Laws Art II p60); the right to designate a majority of the Board while it owns a unit or any phase remains unsubmitted, ending no later than March 15, 2026 (Art XXXIII p34); a veto over all Board and committee actions while Class II membership exists (By-Laws Art III Sec 3 p63); approval of every Master Deed amendment while it holds phase rights, and consent for any amendment touching Grantor rights, Art XXIII (maintenance schedule) or Art XXXVII (Art XXX p31-33; p21; p37); a standing veto over deferring or delaying any repair or replacement listed in the Exhibit F Maintenance Schedule, which the Board may not postpone 'without the written consent of the Grantor' (Art XXIII p20); a 10-day right of first refusal on every resale of a residential unit, with exemptions for foreclosure, family and trust transfers, and a $50 compliance certificate fee (Art XXXVII p36-37, re-noticed by the 2018 amendment); use of Unit 204 as a sales/marketing office for Anderson-entity properties until it records a termination (Art XV p16); the right to be employed, or have an affiliate employed, as managing agent (By-Laws p68); no obligation to recuse from votes on contracts between Grantor and the Association (p35); utility and cable easements and C-1 ownership of in-unit phone/cable wiring if Grantor provides the service (Art IX p13). By the deed's own dates the phase, Class II, board-designation and veto rights lapsed on March 15, 2026, but the right of first refusal, the Art XXIII deferral consent, the Art XVI rule-consent and the consent rights over amendments to Grantor or commercial-unit provisions have no sunset and run to successors and assigns. The person the 2018 amendment names as the Grantor's notice contact is listed among 'Others present' at the November 2023 annual meeting, so the developer's successor remained engaged with the Association as of 2023 (Amendment p2; Minutes 2023 p1). No document records a recorded termination of Class II membership or confirms the March 2026 transition.

Commercial-unit rightsCommercial Unit C-1 (5.01602% interest) may be used for any legal commercial purpose including general rentals, management, offices, shops, restaurant, lounge, spa and night club (Art I.B p6); it owns the lobby, front desk, guest services, reservations, manager's office, conference room, laundry room, guest laundry, laundry chutes, vending areas and maid's areas on every floor (Exhibit B p44); holds a perpetual advertising easement over corridors, elevators, building exterior and garage and an exclusive rooftop antenna/satellite easement (p46); may use the common elements to deliver room service, laundry, maid and condominium management services (Art VIII p13); may alter its non-structural components without Board consent (Art XX p18); is exempt from the nuisance/commercial-use limits, and the deed also carves out a 'pool deck snack bar and easement for related services and employees' from the ban on commercial activity (Art XV, XVII p16-17); is not bound by any Association rule that affects it unless the Grantor consents in writing (Art XVI p17); and its rights can be altered only with the written consent of the Grantor and all Commercial Unit owners (Art XXX p31). The deed does not give C-1 an exclusive right to rent or manage residential units, and owners' right to rent is expressly preserved (Art XV p16). Operator in 2023-2024: Vacasa; the HOA buys 'Bulk Services' (corridors, trash, pools, pool attendant, parking-lot cleaning, IT, security) from the onsite provider, $578,219.03 in 2026 (Budget 2026 p1).

VotesOne vote per unit for Class I (owner) members, with co-owners designating a single Voting Member; proxies allowed; quorum is 51% of the total vote; 'majority' means more than 50% (By-Laws Art II Sec 1, 9-11, p60-62). The 2023 annual meeting had 62.09% present in person or by proxy (Minutes 2023 p1). Assessments are allocated by percentage interest (Master Deed Art XXVIII.A p26). Special meetings may be called by petition of 10% of the votes (By-Laws p61). Borrowing for amenities over 5% of budgeted gross expenses needs a majority member vote (By-Laws Art III Sec 21 p69).

Changing the deedMaster Deed: 67% of Members owning a Unit, at a special meeting called 20-60 days after a proposal by a Board majority or a majority of unit owners, recorded within 30 days (Art XXX p31-32); unanimous owner and mortgagee consent to change percentage interests or assessment basis; Grantor consent for Grantor rights, Art XXIII, Art XXXVII and (while phase rights exist) any amendment at all; Grantor plus all commercial owners for commercial-unit rights (p31, p33, p37). By-Laws: 67% of total votes including 67% of non-Grantor votes, effective on recording (By-Laws Art VI Sec 6 p73). Termination of the regime needs unanimous consent of all owners and lienholders (Art XXIX p31). Rules: Board may adopt, promulgate, enforce and modify at any time (Art XIV p15; Rules 2025 p3).

Disputes or lawsuitsNone reported in the 2023 or 2024 meeting materials; Legal/professional fees are budgeted at only $200 per year (Budgets 2024-2026). The Master Deed contains a binding, irrevocable agreement to arbitrate all disputes under the Master Deed or between the Grantor and any owner under the South Carolina Uniform Arbitration Act (Art XXXVIII p37; banner p1). The 2018 ECS report records no reported ADA complaints or litigation and no outstanding building, life-safety or zoning violations (p47, p55). The 2023 minutes record member dissatisfaction with bulk-service performance and corridor care (Minutes 2023 p2).

What the documents say (17)

“Further, provided that Grantor has not terminated "Class II" membership in the Association in accordance with the Articles of Incorporation and By-Laws of the Association, or so long as any phase or phases of the Condominium project have not been submitted to the Condominium or so long as the Grantor, its successors or assigns, is the Owner of one or more Units, then Grantor, its successors and assigns, shall have the right to designate and select a majority of the persons who shall serve as Members of each Board of Directors of the Association.”Master Deed, Article XXXIII, file page 34

“The power of the Grantor to designate Directors as above referred to shall terminate no later than the 15th day of March, 2026.”Master Deed, Article XXXIII, file page 34

“So long as the Class "II" membership exists, the Class "II" Member shall have a veto power over all actions of the Board of Directors and any committee, as is more fully provided in this Section.”By-Laws (Master Deed Exhibit E), Article III Section 3, Master Deed file page 63

“In any event, the Class II membership shall terminate no later than March 15, 2026.”By-Laws (Master Deed Exhibit E), Article II Section 1, Master Deed file page 60

“For a period of ten (10) days following such receipt of the aforesaid notice to Grantor, Grantor, its successors and assigns, shall have the right to purchase the subject Unit upon the same terms and conditions as set forth in the offer therefor.”Master Deed, Article XXXVII, Right of First Refusal, file page 36

“This provisions of this Article XXXVII shall not be amended without the express written consent of Grantor.”Master Deed, Article XXXVII, file page 37

“WHEREAS, the rights reserved to Anderson Family Development, Inc, as grantor under the Master Deed, were assigned to Grantor by Quit Claim Assignment of Grantor Rights and Other Rights dated January 14, 2014, and recorded January 15, 2014, in Deed Book 3710, at Page 56, records of Horry County”Amendment to Master Deed recorded 10/25/2018, Recitals, file page 1

“Except as specifically amended herein the terms and conditions of the Master Deed, including Article XXXVI, remain in full force and effect”Amendment to Master Deed recorded 10/25/2018, Paragraph 2, file page 2

“Provided, however, any such rules or regulations which purport to diminish, abrogate or in any way affect the Commercial Units, including the Limited Common Elements and easements appurtenant thereto or other rights reserved herein in favor of the Grantor, its successors and assigns relative to the Units, Commercial Units, Common Elements, Limited Common Elements or any other portion of the Condominium shall not be binding upon the Grantor, the Owner of Commercial Units, their successors and assigns, unless and until the Grantor consents in writing to the same.”Master Deed, Article XVI, file page 17

“Furthermore, a perpetual, appurtenant easement for advertising is hereby reserved over the corridors, passageways, elevators, building exterior, parking garage and other Common Elements, which easement is a Limited Common Element for the exclusive use and benefit of Commercial Unit C-1 and the Owner thereof.”Master Deed, Exhibit B, file page 46

“Ground level: The entire two story lobby area, front desk area, administrative area and bathroom located behind the front desk area, guest services area and restrooms located behind the guest services area, reservations area, reception area, manager's office, conference room area, vending area, electrical room (located next to the fire command room), laundry room and break room (includes three (3) rooms and hallway), guest laundry, the laundry chute room and laundry chute, two (2) vending areas (each containing 200 square feet) located in the pool area, as may be re-located from time to time.”Master Deed, Exhibit B, Commercial Unit C-1, file page 44

“The number of Directors in the Association shall not be less than three (3) nor more than five (5), as provided below.”By-Laws (Master Deed Exhibit E), Article III Section 4, Master Deed file page 64

“At the first annual meeting after the termination of Class II control, five (5) Directors shall be elected.”By-Laws (Master Deed Exhibit E), Article III Section 6(b), Master Deed file page 64

“No management contract may have a term in excess of one (1) year and must permit termination by either party without cause and without termination fee or penalty on ninety (90) days' or less written notice.”By-Laws (Master Deed Exhibit E), Article III Section 19(b), Master Deed file page 68

“The Grantor, or an affiliate of the Grantor, may be employed as managing agent or manager.”By-Laws (Master Deed Exhibit E), Article III Section 19(a), Master Deed file page 68

“IN THE EVENT THAT A DISPUTE OR CLAIM SHALL ARISE WITH RESPECT TO ANY OF THE TERMS OR PROVISIONS OF THIS MASTER DEED, OR A DISPUTE BETWEEN GRANTOR AND ANY ONE OR MORE UNIT OWNERS SHALL ARISE, ALL DISPUTES OR CLAIMS SHALL BE RESOLVED IN ACCORDANCE WITH THE SOUTH CAROLINA UNIFORM ARBITRATION ACT UNDER S.C. CODE ANN. SECTION 15-48-10(A).”Master Deed, Article XXXVIII, Arbitration, file page 37

“In order to establish quorum, 51% of the total votes of the association must participate in person or by proxy. Mr. [name withheld] stated that 62.09% of the total votes were present in person and or by proxy, therefore a quorum was deemed to be established.”Minutes of the Annual Meeting November 3, 2023, Certification of a Quorum, file page 1 (name redacted)

03 Pros and cons

For the owner who runs it themselves.

The same building reads very differently to an owner on the rental program and an owner on Airbnb. This list is for the second one.

Working for you

The Master Deed expressly preserves every owner's right to rent or lease the unit, with no minimum stay, no owner-use cap and no requirement to use the on-site program (Master Deed, Art XV, file p16)
The deed contemplates owner-chosen 'rental managers and their agents' having unit access, so an off-site manager or self-management is consistent with the governing documents (Master Deed, Art XVIII, p17)
Timeshare and interval ownership are prohibited for all units other than any future Grantor phases, which never materialised in these documents (Master Deed, Art XV, p16)
Full amenity parity: all guests and owners get pool bands at the front desk on proof of occupancy, and owners keep their bands year-round; no amenity is reserved to program guests and no disclaimer is required (Rules and Regulations recorded 2025-06-18, Pools, p2)
Guest amenity access is guaranteed at deed level: the common elements carry a perpetual easement for every owner's 'immediate families, guests, licensees and invitees', not only for program guests (Master Deed, Art VIII, p13)
Regular dues cover in-unit electricity, water/sewer, cable TV, phone/internet, gas for central hot water, trash, interior pest control and a bed-bug program, so an STR owner's utility exposure is minimal (Budget 2026, p1-2; Master Deed p29)
The 2026 Insurance Assessment line fell 24% from $624,000 to $473,000, and 2024 insurance expense ran under budget (Budget 2026 p1; Budget 2025 p1; Minutes 2024 p11)
The named-storm deductible on the property policy is a flat $25,000 and all-other-perils $50,000, stated as dollar amounts rather than a percentage of insured values (USI Insurance Summary 2024, p1)
Reserve/capital funding is 23.4% of the 2026 budget ($635,149.71) and was about 20.6% in 2024 and 2025; reserve cash was $1,135,746.54 at September 30, 2024, up $183,109 in nine months (Budget 2026 p2; Minutes 2024 p10)
Regular assessments rose a predictable 5.0% per unit for 2026 and the total 2026 budget is 1.4% lower than 2025 (Management e-mail 2026-01-21, p1; Budget 2026 p1)
An access-code lock is acceptable as long as the code is on file with the onsite office, giving a workable self-check-in path (Rules 2025, General, p2)
Fines are assessed first against the occupant, require written notice, a hearing and an appeal, expire after 12 months and are reset on sale (By-Laws Art III Sec 23, Master Deed p70-71; Rules 2025 p3)
Management contracts are capped at one year with 90-day no-penalty termination, and no contract signed during developer control can bind the Association without that out (By-Laws Art III Sec 19 and 22, Master Deed p68, p70)
The deed mandates a termite bond, a replacement reserve, a general operating reserve and a professional common-element inspection every three years (Master Deed Art XXIII p20; Art XXVIII.D-E p27)
Owner engagement is solid: 62.09% of votes were present at the 2023 annual meeting against a 51% quorum (Minutes 2023, p1)
The 2018 engineering assessment found only $2,500 of immediate repairs and rated the foundation, frame, drainage, electrical, elevators, fire-alarm and sprinkler systems Good (ECS 2018, Project Summary p3; p11)
Delinquency is low: homeowner receivables were $35,618 on a $2.65M budget and bad-debt budgets are $1,300-$4,200 (Minutes 2024 p10; Budget 2026 p1)
The HOA holds $25M excess liability, $1M D&O and pollution coverage in addition to property and flood (USI Insurance Summary 2024, p1)
Buyers can get a binding assessment-status statement from the Association before closing, and the 10-day right of first refusal self-waives if the Grantor does not respond or sue within 90 days of a transfer (Master Deed Art XXVIII.M p30; Art XXXVII p36-37)
The Board must send every member an annual report (balance sheet, income statement, changes in financial position) within 120 days of year-end, prepared by an independent CPA, and hold at least four open board meetings a year (By-Laws Art III Sec 10, 16, 20(g), Master Deed p65-66, p69)

Watch-outs

The developer's successor (JBADH, LLC) holds a 10-day right of first refusal on every residential resale (exempting foreclosure, family and trust transfers) that cannot be amended without its consent; it is deemed waived only if the Grantor fails to respond within 10 days of notice or does not sue within 90 days after a non-compliant transfer, and the 2018 amendment shows the right was still being administered, adding an e-mail-first notice step to every closing (Master Deed Art XXXVII, p36-37; Amendment recorded 10/25/2018, p1-2)
The deed let the Grantor designate a majority of the Board, hold four votes per unit and veto every Board action until as late as March 15, 2026; nothing in the set records when Class II control actually ended or the recorded notice of termination (Master Deed Art XXXIII p34; By-Laws Art II Sec 1 p60, Art III Sec 3 p63)
Commercial Unit C-1 owns the entire lobby, front desk, guest services, reservations area, laundry and the maid's rooms on every floor, has perpetual advertising and rooftop easements, cannot be bound by Association rules without Grantor consent, and its rights can only be changed with the Grantor's and all commercial owners' consent - a self-managing owner has no leverage over the front-desk experience (Master Deed Exhibit B p44, p46; Art XVI p17; Art XXX p31)
The 2018 ECS assessment flagged a planned $2 million balcony and water-intrusion refurbishment within 3-5 years, roof replacement (~$280,000, planned 2021), garage concrete cracking/spalling after a $60,000 post-tension tendon repair, and ~100 hurricane-damaged windows; no document confirms these were completed and the 2025 budget carries a $0 'Waterproofing' placeholder (ECS 2018 p21-22, p28, p30, p32; Budget 2025 p2)
No reserve study exists: the ECS report states it is not one, yet its 20-year capital need was $3.24M-$3.72M ($704-$809 per unit per year) against reserve cash of about $1.14M at September 30, 2024 (ECS 2018 p3, p13, p14; Minutes 2024 p10)
The 2026 budget drops the separate 'Reserve Contribution' line ($346,026 in 2024, $242,590 in 2025) and books the entire reserve section as 'Capital Projects', so long-term funding versus current-year spending is opaque; through September 2024 the reserve contribution was $0 against $259,520 budgeted (Budget 2026 p2; Budget 2024 p2; Minutes 2024 p12)
Insurance is billed as a separate standing 'Insurance Assessment' ($401.94 per billing for a one-bedroom, period not stated) on top of regular dues, and the property program is layered across about 14 listed carriers, so renewals can swing; no 2025 or 2026 renewal was supplied (Management e-mail 2026-01-21 p1; USI Insurance Summary 2024 p1)
Regular assessments rose 5.0% in both 2025 and 2026, right at the threshold; a one-bedroom now pays $624.10 per month plus the insurance assessment (Management e-mail 2026-01-21 p1; Budget 2025 p1; Budget 2026 p1)
Owners must deposit a key or access code with the onsite management office (run by the competing rental operator) and may not use a lockbox, Ring doorbell or any device at the unit door, which complicates self check-in (Rules 2025 p1-2; Master Deed Art XVIII p17)
Parking passes must display a rental company name and reservation number and are capped at 1 permit for studios/1BRs and 2 for 2BR/3BRs; who issues passes to off-program guests, and at what cost, is unstated; golf carts, trailers and boats are banned (Rules 2025 Parking p1)
The Association pays in-unit electricity from common dues and can shut off a unit's power 20 days after a missed assessment; a delinquency fight would directly hit a rental unit (Master Deed Art XXVIII.J p29)
Owners bear the insurance-deductible shortfall ($50,000 AOP / $25,000 named storm) for owner-maintained items and the full cost of damage caused by guests or lessees beyond insurance proceeds (Master Deed Art XXII p19; Art XXXI.B p33; USI summary p1)
Two-tier structure: the Association is a member of and pays assessments to the 21st Avenue Ocean Front Property Owner's Association, but no master-association line appears in any budget, so the pass-through is unquantified (Master Deed Art I.G.4 p7; Art VII p12-13)
A binding, irrevocable arbitration clause covers all disputes under the Master Deed and any dispute with the Grantor (Master Deed p1; Art XXXVIII p37)
No pets of any kind and a fully non-smoking property, which narrows the guest pool and exposes owners to escalating $100/$250 fines, repair billing and removal of guests for violations (Rules 2025 p1-3)
Contractor work is barred on summer weekends, after 8 PM, and without a COI naming the HOA, Board approval for anything structural and a pass from the onsite manager, which slows turnovers and renovations (Rules 2025 p2-3)
Members complained in 2023 that paid bulk services were not being performed, corridor care was poor and the seasonal pool attendant was untrained - the HOA spends $578,219 a year on those onsite-provider bulk services in 2026 (Minutes 2023 p2; Budget 2026 p1)
Only the ground level of the parking garage is sprinklered, some garage light fixtures were not working at the 2017 site visit (two-thirds had been converted to LED with the rest planned for 2018), and zero van-accessible ADA spaces or access aisles existed (ECS 2018 p22, p39, p42, p50)
The 2025 rules recording is marked '1 OF 4' but only three pages were supplied, and the 2024 packet omits the minutes and election results of the November 1, 2024 meeting itself (Rules 2025 p1; Minutes 2024 p1-23)
The Board may levy additional assessments at any time it decides the budget is or may prove insufficient, or in an emergency, with no owner vote; only amenity-related borrowing above 5% of budgeted expenses needs member approval (Master Deed Art XXVIII.C p26; By-Laws Art III Sec 21 p69)
Owners, not the Association, replace window glass including sliding-glass-door glass, and the 2018 engineer observed single-pane windows at the guest rooms plus about 100 windows damaged by Hurricane Matthew; the HOA's $120,000 window allocation does not change the deed's owner-pays rule for glass (Master Deed Art XXII p19; ECS 2018 p30)
The Board cannot defer or delay any repair or replacement on the deed's Maintenance Schedule without the Grantor's written consent, and the Grantor's successor must consent to rules affecting the commercial unit and to amendments touching its own rights, so the developer family's successor retains perpetual veto points even after its board and voting rights lapsed in March 2026 (Master Deed Art XXIII p20; Art XVI p17; Art XXX p31)
The 2024 capital table records a final payment to ECS for a 'building report' in March 2024, so a newer engineering report than the 2018 PCA almost certainly exists but was not supplied (Minutes 2024 p16)

Unit type	Per month	Per year
Studio (40 units, .25673% interest) - 2026 regular assessment	$471	$5,646
One bedroom (118 units, .34047%) - 2026 regular assessment	$624	$7,489
Two bedroom (39 units, .52813%) - 2026 regular assessment	$968	$11,616
Three bedroom (34 units, .70417%) - 2026 regular assessment	$1,291	$15,489
Studio - 2026 Insurance Assessment $303.08 per billing (billing period not stated in the e-mail; the four figures reconcile to roughly one quarter of each unit's share of the $473,000 Insurance Assessment line, i.e. about $101/month if quarterly)	—	—
One bedroom - 2026 Insurance Assessment $401.94 per billing (period not stated; about $134/month if quarterly)	—	—
Two bedroom - 2026 Insurance Assessment $623.47 per billing (period not stated; about $208/month if quarterly)	—	—
Three bedroom - 2026 Insurance Assessment $831.30 per billing (period not stated; about $277/month if quarterly)	—	—
2025 regular assessment (previous monthly rate per the e-mail): Studio $448.10, 1BR $594.39, 2BR $921.86, 3BR $1,229.27	—	—

Camelot by the Sea.

The documents behind this page.

What the documents decide
before your first guest books.

Can you rent it your way?

Will your guests be treated like guests?

How much work lands on you?

Is the money healthy?

Who's really in charge?

For the owner who runs it themselves.

Working for you

Watch-outs

What you pay, and where it goes.

Regular assessments, 2026

What the dues cover

Where the budget goes

What to put in the house manual.

What to ask the association for.

Have the documents read
for the building you are weighing.

Camelot by the Sea.

The documents behind this page.

What the documents decidebefore your first guest books.

Can you rent it your way?

Will your guests be treated like guests?

How much work lands on you?

Is the money healthy?

Who's really in charge?

For the owner who runs it themselves.

Working for you

Watch-outs

What you pay, and where it goes.

Regular assessments, 2026

What the dues cover

Where the budget goes

What to put in the house manual.

What to ask the association for.

Have the documents readfor the building you are weighing.

What the documents decide
before your first guest books.

Have the documents read
for the building you are weighing.