Carolina Winds 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 allows resort accommodations for tenants with no minimum stay, no program requirement and no registration or advertising rules beyond an exterior-sign ban, and Board rules cannot override it; it stops short of 5 because the Board-changeable Rules recite 'single family residence' use and bar renters from bringing pets.

Short-term rentalsAllowed

Must use on-site programNo

Owner may rent it personallyYes

Off-site manager allowedYes

Owner-use limitsNone stated in any HOA document. The on-site operator's flyer says its own program has no owner-use restrictions or penalties.

RegistrationNo rental registration requirement appears in the Master Deed, By-Laws or Rules. The only registration-type duties are that a purchaser must notify the Association in writing of his interest in the unit (Master Deed Art. XXVIII, p.24) and that an owner, if required by the Association, must deposit a unit key with the Association for emergency entry (Art. XIX, p.14).

Advertising rulesExterior signs only: no sign, advertising or notice of any kind, including 'For Rent' and 'For Sale' signs, may be displayed on the exterior of any apartment or so as to be visible from the exterior (Rules and Regulations §8, p.4). No rule on use of the resort name, photographs or online listings.

Disclaimer in your listingNot required

Vote to change rental rulesRental use is set by the Master Deed (Art. XVI), which can be amended only by members owning at least 75% of the basic value of the condominium (Art. XXXI, p.31); changes to percentage interests or the assessment basis need unanimous consent, and Art. V (commercial unit) cannot be changed without the commercial unit owner's written consent. By-Laws need two-thirds of total statutory value (By-Laws §9(c), p.13). Rules and Regulations can be changed by the Board alone at any time (Rules §19, p.5).

What the documents say (13)

“Each unit except for the Commercial Unit is hereby restricted to providing normal and customary resort or residential accommodations for the owner or owners thereof, their immediate families, tenants, guests and invitees.”Master Deed for Phase I (1984), Article XVI, page 13

“The commercial unit may be used in connection with the rental of units, a restaurant or any other uses normally associated with the operation of a resort condominium.”Master Deed for Phase I (1984), Article V, page 8

“Provided, however, Interval ownership referred to as "timesharing" shall not be permitted.”Master Deed for Phase I (1984), Article VIII, page 11

“All present or future owners, tenants, or any other person who might 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 for Phase I (1984), Article XXXIII, page 33

“Resident shall mean an owner of a condominium dwelling, tenants, and their invitees or guest.”Rules and Regulations (undated), §1 General, page 2

“Each dwelling shall be used for the purpose of a single family residence.”Rules and Regulations (undated), §2 Maintenance and Use, page 2

“No sign, advertising or notices of any kind or type whatsoever, including, but not limited to, "For Rent" and "For Sale" signs shall be permitted or displayed on the exterior of any apartment nor shall be posted or displayed in any such manner as to be visible from the exterior of any apartment.”Rules and Regulations (undated), §8 Signs, page 4

“The Board of Directors of the Association reserves the right to change or revoke existing rules and regulations and make such additional rules and regulations from time to time as, in their opinion, shall be necessary.”Rules and Regulations (undated), §19 Rule Changes, page 5

“At such meeting, the amendment or amendments proposed must be approved by an affirmative vote of members owning at least seventy-five (75%) percent of the basic value of the condominium property as a whole based upon the values set out in Exhibit "B", in order for such amendment or amendments to become effective.”Master Deed for Phase I (1984), Article XXXI, page 31

“(The HOA is a completely separate company from the on-site rental management.)”On-site rental company flyer 'Benefits and Revenue History 2026', page 3, HOA Information

“You can use your condo as much or as little as you'd like! We do not have any time restrictions or penalties for the use of your own condo.”On-site rental company flyer 'Benefits of Joining', page 2, item 3 Flexible Owner Vacation Time

“40% Commission of net revenue year-round AND only 30% commission for monthly snowbirds in the off-season!”On-site rental company flyer 'Benefits of Joining', page 1, item 8 Commission Structure

“Guests have the option of booking their reservation by either unit type or by specific unit. Booking The specific unit number generates premium rates and increased revenue for the more desirable units!”On-site rental company flyer 'Benefits and Revenue History 2026', page 3, Important Information

Will your guests be treated like guests?

Typical

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.

Deed-level parity gives off-program guests every common element and the commercial unit's public areas, but check-in, keys and the required parking identification fall to the owner because the front desk is the private commercial unit operator's service and no guest-pass procedure is documented.

Amenities for your guestsSame as program guests

Wristbands & parking passesNo wristband system is mentioned. Parking is reserved for owners, tenants and guests; identification designating owner or guest must be displayed at all times or the vehicle may be towed; campers, boats and trailers are prohibited (contractors and the rental company excepted); a loading zone is by the indoor pool (Rules §18, p.5). Who issues the identification to an off-program guest, and any cost or limit, is unstated. The Association may adopt rules giving owners exclusive parking spaces (Master Deed Art. X, p.11).

Check-inunstated for off-program guests. The registration desk and lobby are inside the privately owned Commercial Unit (Master Deed Art. III(b), p.6); the on-site front desk described in the flyers is the rental operator's service for its program. Owners, occupants and their guests have a deed easement through the lobby and corridor to the elevators (Art. IV, p.7).

TrashAll refuse must be put in secured, heavy-duty plastic bags and placed into the trash chute located in each hallway (Rules §9, p.4). No owner haul-out rule.

ElevatorsNo service-elevator or move-in rule in the HOA documents; the fire procedure says do not use the elevator in a fire (Rules §4(d), p.2). Elevator repairs/maintenance is a 2026 budget line (no amount printed).

Housekeeping & linenunstated in the HOA documents. The laundry room, maids rooms and linen chutes belong to the Commercial Unit (Master Deed Art. III(b), p.6); the operator's flyers describe an annual maintenance and housekeeping program for program units only.

What the documents say (8)

“The owner or authorized occupant of a condominium unit, their guests and invitees, shall have access to and use of the "public areas" of the commercial unit on the same basis as the guests or invitees of the commercial unit.”Master Deed for Phase I (1984), Article IV, page 7

“The owner of the commercial unit shall have the authority to promulgate reasonable rules and regulations regarding the public areas within the commercial unit and such rules and regulations shall be enforced by the Commercial UNIT Owner or Owner's Lessee.”Master Deed for Phase I (1984), Article IV, page 7

“The COMMON ELEMENTS (as opposed to the LIMITED 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 owners of the UNITS in the condominium for their use and the use of their immediate families, guests, and invitees and for all proper and normal Purposes and for the furnishing of services and facilities for which the same are reasonably intended for the enjoyment of said owners of UNITS.”Master Deed for Phase I (1984), Article X, page 11

“ALL RESIDENTS AND GUESTS ARE CAUTIONED THAT THEY USE THE SWIMMING POOLS AND HOT TUB AT THEIR OWN RISK.”Rules and Regulations (undated), §5 Swimming Pools & Hot Tub Areas, page 2

“Identification must be displayed at all time designating owner or gust [sic] of Carolina Winds. Failure to do so could result in towing.”Rules and Regulations (undated), §18 Parking, page 5

“All refuse must be put in secured, heavy-duty plastic bags and placed into the trash chute located in each hallway.”Rules and Regulations (undated), §9 Refuse, page 4

“Homeowners ONLY are allowed to have pets. This prohibits guest, renters or any type of visitors from bringing pets on to Association property.”Rules and Regulations (undated), §6 Pets, page 3

“As the term is used herein, Commercial Unit shall mean and comprise that portion of the first floor consisting of the main lobby (G-2); womens toilet (G-3); mens toilet (G-3A); registration desk area (G-4); service area (kitchen) (G-5); coffee shop (G-6); kitchen (G-7); garbage room (kitchen) (G-9); dish wash/storage (G-10); passage (kitchen) (G-12); laundry room (G-13); office (G-27); office (G-28); office toilet (G-29); restaurant toilet (G-30); lockers (kitchen) (G-31); storage/walk-in refrigerator/freezer (kitchen) (G-32); storage (G-34); mechanical space (G-36); maids rooms on the various floors; linen chutes located on floors two through twelve; front corridor on first floor (G-1) from lobby to column J; [...]”Master Deed for Phase I (1984), Article III(b), page 6

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, response-time, registration or service-elevator rules and trash goes down a hallway chute, but owners answer for guest violations, may have to lodge a key, must clear balconies for storms, face repeatable Board-set fines and can have neglected maintenance done and liened by the Association.

Local contactunstated (no local-agent or contact requirement in any HOA document)

Locks & keysThe owner of each unit, if required by the Association, must deposit a key to the unit under the Association's control for emergency entry (Master Deed Art. XIX, p.14). No lock-type or key-management rule.

FinesViolations are subject to a monetary fine set by the Board, levied as a special assessment against the violator, repeatable if not corrected after notice, and collected like common assessments; the accused may ask for a hearing before the Board or its committee (Rules §20, p.5). Owners are held responsible for their guests' compliance (Rules §14, p.4) and are liable for repair costs caused by guests or lessees to the extent not covered by Association insurance (Master Deed Art. XXXII(b), p.32). Delinquent assessments bear 18% interest plus collection costs and attorney's fees, and the Board may accelerate the annual assessment and foreclose (Art. XXIX(g)-(j), pp.27-28).

Contractors & vendorsNo service-elevator, hours or insurance rules for vendors. Contractors working on the building are excepted from the trailer parking ban (Rules §18, p.5). Alterations inside a unit require the Association's written consent; balcony enclosure, exterior changes, antennas and anything protruding through walls or roof are barred (Master Deed Art. XXI, p.15; Rules §7 and §12).

AlsoOwners maintain, repair and replace all HVAC, appliances, fixtures, window glass, screens, interior surfaces and the balcony floor, walls, doors and railing, and pay any insurance deductible portion for owner-responsibility items (Master Deed Art. XXIII, p.16). Occupants leaving the unit should close windows and doors and remove furniture, plants and objects from balconies; all units must vacate if the Governor declares a hurricane evacuation (Rules §15, p.4). Window treatments need neutral linings (§17). Balconies may not be used for hanging garments or cleaning rugs (§16). No storage in passageways or stairs (§2). If an owner fails to do required maintenance, the Association may enter and do it at the owner's sole cost, which becomes a lien on the unit (Master Deed Art. XXIII, p.16). Owners must admit other owners or the Association's agent at reasonable times for common-element maintenance (Art. XX, p.15). Improvements that benefit only certain units are assessed solely to those units (Art. XXII, pp.15-16). An owner keeping a pet must indemnify the Association for any loss arising from the animal (Rules §6, p.3).

What the documents say (9)

“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 ASSOCIATION or any other person authorized by it, or the Building Superintendent or Managing Agent, 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, and to facilitate entry in the event of any such emergency, the owner of each UNIT, if required by the ASSOCIATION, shall deposit under the control of the ASSOCIATION a key to such UNIT.”Master Deed for Phase I (1984), Article XIX, page 14

“Guest should be advised of the rules and regulations and owners will be held responsible for their compliance.”Rules and Regulations (undated), §14 Guests, page 4

“Violations of the foregoing rules and regulations are subject to monetary fine as set by the Board of Directors which shall be a special assessment to the violator in addition to all other legal remedies.”Rules and Regulations (undated), §20 Violations, page 5

“Said fine may be assessed repeatedly upon failure of a resident to correct the infraction after notice by the Association to obey these rules as well as other obligations imposed by the condominium documents.”Rules and Regulations (undated), §20 Violations, page 5

“The owner or owners of each UNIT shall be liable for the expense of any maintenance, repair or replacement rendered necessary by his act, neglect or carelessness, or by that of any member of his 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 ASSOCIATION.”Master Deed for Phase I (1984), Article XXXII(b), page 32

“Owners, tenants and guests planning to be absent from their unit should remove all furniture, plants and other objects from their balconies or decks. In the case of a hurricane and if the governor of South Carolina declares as evacuation, all units must vacate.”Rules and Regulations (undated), §15 Storm Precautions, page 4

“The owner of each UNIT shall be liable and responsible for the maintenance, repair and replacement, as the case may be, of all air conditioning and heating equipment, stoves, refrigerators, fans or other appliances or equipment, including any fixtures and/or their connections required to provide water, light, power, telephone, sewage and sanitary service to his UNIT and which may now or hereafter be situated in his UNIT.”Master Deed for Phase I (1984), Article XXIII, page 16

“Due to the fire code, no charcoal or propane grills are allowed on the balconies.”Rules and Regulations (undated), §10 Grills, page 4

“Should the owner fail to provide the maintenance and/or repairs as required, the ASSOCIATION or its designee shall have the right to enter the UNIT to accomplish same at the sole cost and expense of the owner and said cost and expense shall be charged against the owner and shall become a lien on his UNIT in like manner as a monthly assessment.”Master Deed for Phase I (1984), Article XXIII, page 16

Is the money healthy?

Caution

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.

Dues jumped 47% in 2024 when the insurance premium nearly tripled and had to be financed, with reserve funds used for the down payment and $210,879 of loan principal budgeted out of a $201,133 replacement fund; 2025-2026 increases were 5% and 2%, reserve funding has risen to 16.8% and no special assessment was levied, but insurance is still a third of the budget with undisclosed deductibles, no reserve study, and the Board can levy additional assessments without a vote.

2026 budget$2,125,120

Dues change+2.0% on the year

Reserves17% of budget

Special assessmentsNone in the documents

InsurancePremium history: 2023 $263,357; 2024 $780,910 (2.95 times 2023, 39.4% of 2024 revenues); 2025 budget $800,000 (38.4% of revenues); 2026 budget $700,000 (32.9% of budget, down 12.5%). The 2024 premium was financed, with reserve funds used for the down payment; the 2024 replacement-fund cash flow budgets $210,879 of loan principal payments. Since 2024 the quarterly bill breaks the insurance component out separately from the regular assessment. The Master Deed requires Association casualty insurance on units and common elements at replacement value including windstorm, liability, workers' compensation and other coverage the Board chooses (Art. XXVI, p.18); proceeds go to a bank Insurance Trustee; shortfalls are met from the Reserve for Replacements and then by assessment (Art. XXVI, p.21). Owners pay the deductible portion for items they must maintain (Art. XXIII, p.16) and may insure contents and liability themselves (Art. XXV, p.17). The 2026 per-unit insurance components sum to about $700,200 a year across the 149 units, matching the $700,000 Insurance Expense line, so the premium is passed through by percentage interest. The Board may also carry unit-contents or other coverage at its discretion (Art. XXVI(d), p.18). The operator's flyer refers to working with owners' 'HO6 Policy Adjusters' after storms, implying owners carry their own HO-6 policies (Benefits of Joining flyer, p.2; not an HOA requirement in these documents).

Wind deductibleunstated (the December 28, 2023 letter says the 2024 renewal brought 'increased deductibles' but gives no figure or type)

DelinquencyPayment is in default if not received by the due date; the Board may accelerate the remaining annual installments on 10 days' notice; after 20 days the Association may enforce by any means under the Act including foreclosure; delinquent amounts bear 18% interest (or such other rate the Association sets) plus collection costs and attorney's fees; a lien secures assessments and a receiver and rental may be sought in foreclosure (Master Deed Art. XXIX(g)-(k), pp.27-28). Bad debts budgeted at $7,000 for 2024 and $10,000 for 2025; the 2026 bad-debt line has no printed amount. The letter waived first-quarter 2024 late fees because of late notice. Historical late-fee practice: late fees normally apply at the end of January. Assessments are quarterly unless a Board majority changes the schedule, and the proposed budget and assessments must be sent to members by January 1 (By-Laws §7(b)-(c), p.11). The Board may levy an additional assessment at any time, in its sole discretion, if the adopted budget proves insufficient or in an emergency, with no owner vote (Master Deed Art. XXIX(c), p.25; By-Laws §7(b), p.11). On a voluntary sale the buyer is jointly and severally liable with the seller for unpaid assessments; the Association must furnish a payment-status statement on the owner's written request, and a purchaser may rely on it (Art. XXIX(l), p.29). A foreclosure or judicial-sale purchaser is not liable for prior delinquencies, which are absorbed by all owners as a common expense (Art. XXIX(k), pp.28-29).

What the documents say (28)

“The quote was 2.95 times greater than our 2023 premium. The new premium is $780,910, up from the 2023 premium of $263,357. Hence our total budget will need to be increased by 47%. We will have to finance our insurance, plus use some of our reserve funds to bind a down payment.”December 28, 2023 Board letter on the 2024 budget, page 1

“When you receive your coupon/bill for your quarterly payment the insurance, assessment and operating expenses will be broken down separately and include a total of what is due.”December 28, 2023 Board letter on the 2024 budget, page 1

“1 bedroom units assessment will be $1,471 with insurance being $969, for a total of $2,440 per quarter.”December 28, 2023 letter, 2024 Assessments notice, page 2

“The ASSESSMENT - 1 BEDROOM assessment rate for the upcoming fiscal year will be increasing to $2,440.00 per quarter from last year's rate of $1,655.72 per quarter.”December 28, 2023 letter, budget resolution notice, page 3

“TOTAL of Revenues $1,829,000 $155,000 $1,984,000”FY2024 Revenue and Expense Budget Summary (inside the December 28, 2023 letter), page 4 (Operating Fund, Replacement Fund, Consolidated)

“Assessment Allocation ($155,000) $155,000”FY2024 Revenue and Expense Budget Summary (inside the December 28, 2023 letter), page 4

“Insurance $780,910 - $780,910”FY2024 Revenue and Expense Budget Summary (inside the December 28, 2023 letter), page 4

“Beginning Cash Balance (All Cash Accounts) $101,459 $201,133 $302,592”FY2024 Cash Flow Budget Summary (inside the December 28, 2023 letter), page 6 (Operating Fund, Replacement Fund, Consolidated)

“Loan Principal Payments - ($210,879) ($210,879)”FY2024 Cash Flow Budget Summary (inside the December 28, 2023 letter), page 6

“Assessment Allocation ($211,325) $216,445 $5,120”FY2025 Revenue and Expense Budget Summary, page 1

“Insurance $800,000 $800,000”FY2025 Revenue and Expense Budget Summary, page 1

“$1,867,479 $216,445 $2,083,924 TOTAL of Revenues”FY2025 Revenue and Expense Budget Summary, page 1 (Operating Fund, Replacement Fund, Consolidated)

“30100 Regular Assessment Revenue 2,108,120$”2026 Operating Budget, page 1

“30900 Electricity Assessment Revenue 12,000”2026 Operating Budget, page 1

“83300 Insurance Expense 700,000”2026 Operating Budget, page 1

“99910 General Reserve Funding 356,000”2026 Operating Budget, page 1

“TOTAL OPERATING EXPENSES 2,125,120$”2026 Operating Budget, page 1

“88 1 Bedroom 43.67% 2,565 2,616 51”2026 Operating Budget, page 2, Total (2025 quarterly dues, 2026 quarterly dues, $ increase)

“TOTAL of Regular Assessments $1,334,303”2023 Budget (OCR-corrected from '|g a.334.303'; corroborated by the 2023 quarterly rates), page 1

“When in default, the delinquent assessment or delinquent installment thereof due to ASSOCIATION shall bear interest at the rate of eighteen percent (18%) per annum (or such other interest rate established by ASSOCIATION) until such delinquent assessment or installment thereof, and all interest due thereon, have been paid to ASSOCIATION.”Master Deed for Phase I (1984), Article XXIX(g), page 27

“The Board of Directors of ASSOCIATION, in establishing said Annual Budget for operation, management and maintenance of the Project shall include therein a sum to be collected and maintained as a reserve fund for the replacement of COMMON ELEMENTS, which reserve fund shall be for the purpose of enabling ASSOCIATION to replace structural elements and mechanical equipment constituting personal property which may constitute a portion of the COMMON ELEMENTS held for the joint use and benefit of all of the owners of all UNITS.”Master Deed for Phase I (1984), Article XXIX(d), pages 25-26

“An audit of the accounts of the Association shall be made annually by Certified Public Accountants and a copy of the report shall be furnished to each member not later than April 1st of the fiscal year following the year for which the report is made.”By-Laws (Exhibit C, 1984), §7(e) Fiscal Management, page 12

“Should the Board of Directors at any time determine, in the sole discretion of said Board of Directors, that the assessments levied are or may prove to be insufficient to pay the costs of operation and management of the condominium, or in the event of emergencies, said Board of Directors shall have the authority to levy such additional assessment or assessments as it shall deem necessary.”Master Deed for Phase I (1984), Article XXIX(c), page 25

“Nothing herein contained shall limit ASSOCIATION from applying any monies in such Reserve Fund for replacements to meet other needs or requirements of ASSOCIATION in operating or managing the Project in the event of emergencies, or in the event that the sums collected from the owners of UNITS are insufficient to meet the then fiscal financial requirements of ASSOCIATION”Master Deed for Phase I (1984), Article XXIX(d), page 26

“In any voluntary conveyance of a UNIT, the Grantee shall be jointly and severally liable with the Grantor for all unpaid assessments against Grantor made prior to the time of such voluntary conveyance, without prejudice to the rights of the Grantee to recover from the Grantor the amounts paid by the Grantee therefor.”Master Deed for Phase I (1984), Article XXIX(l), page 29

“TOTAL of Assessments $1,850,479 $216,445”FY2025 Revenue and Expense Budget Summary, page 1 (Operating Fund, Replacement Fund)

“Transfer to Reserves & Other Expenses $5,000 $5,000”FY2024 Revenue and Expense Budget Summary (inside the December 28, 2023 letter), page 4

“The assessments will initially be on a quarterly basis unless changed by vote of the majority of the Board of Directors.”By-Laws (Exhibit C, 1984), §7(c) Fiscal Management, page 11

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, developer rights have lapsed and the deed needs a 75% vote to amend, but the lobby, front desk and restaurant form a privately owned commercial unit with unilateral alteration rights, rule-making power over its public areas and an amendment veto over Art. V, and owners have no vote on budgets or additional assessments.

StructureOne association

Commercial unitYes, with its own deed rights

On-site operatorVacation Myrtle Beach (the on-site rental management company, per its own flyers; the HOA documents do not name it). HOA management: RealManage (2023-2025 budget packages); the undated Rules and Regulations list Gold Crown Management.

BoardFive directors; at least a majority must be members (or representatives of corporate members); elected by plurality at the annual meeting held the first Saturday of May; two-year staggered terms; non-cumulative voting; directors and officers receive no fees; vacancies filled by remaining directors until the next annual meeting; removal as provided by South Carolina corporate law (By-Laws §4, pp.4-9; §6, p.10). The developer's right to designate a board majority while owning 20 or more units terminated January 1, 1985 (By-Laws §4(a), p.5). The Board may contract out management and delegate to the contractor all Association powers except those the Master Deed reserves to the Board or members (By-Laws §4(j)(vi), p.8), may acquire, lease and manage units (§4(j)(v), p.8), and adopts the budget and sets assessments without an owner vote (§7(b), p.11).

Developer rightsHistorical. Plaza Development Services reserved: board-majority designation while owning 20+ units (Master Deed Art. XXXIV, p.34; terminated January 1, 1985 by By-Laws §4(a)); an option, within five years of the 1984 filing, to add Phase II of up to 111 units (Art. VI, p.9), exercised by the July 20, 1989 Amendment adding 23 dwelling units and one commercial unit; the right to use units it owns as sales and rental offices and to assign that commercial usage right (Art. XVI, pp.13-14); the absolute right to lease, sell or license units it owns (Art. XXXIV, p.34); no disqualification from votes on management contracts in which it has an interest (Art. XXXIV); and protection of its rights and the Lender's (Bankers Trust of South Carolina) from amendment without its written consent (Art. XXXI, pp.30-32). Whether any successor still holds assigned rights is unstated.

Commercial-unit rightsThe Commercial Unit (lobby, registration desk, coffee shop, kitchen, restaurant and office toilets, laundry, offices, maids rooms, linen chutes, front corridor) is a privately owned unit, not a common element (Art. III(b), p.6). Its owner may, without any vote or consent of the Association, other owners or mortgagees, make structural or non-structural alterations, change the layout, subdivide or combine it and reapportion its common-element interest among the pieces, provided other units' percentages do not change and the exterior and structure are not affected (Art. V, p.8). Art. V cannot be added to, amended or deleted without the written consent of the Grantor or the then owner of the commercial unit (Art. V, p.8). The commercial unit owner may promulgate and enforce reasonable rules for the public areas inside it (Art. IV, p.7). Corridors not owned by the Commercial Unit are limited common elements and the Association may not restrict them so as to block access to the Commercial Unit (Art. III, p.7). The Commercial Unit may be used for rental of units, a restaurant or other resort-condominium uses, but the deed grants it no exclusive right to rent or manage residential units. In 2026 Commercial 1 holds 2.58% and Commercial 2 holds 0.62% of interests and both pay assessments.

VotesMembership and voting qualifications are in Article IV of the Articles of Incorporation (not supplied). Votes are weighted by statutory value/percentage interest; quorum is persons entitled to cast a majority (51% of the statutory value of the property) of the votes; the affirmative vote of owners of a majority of the units represented at a meeting with a quorum binds the members unless a higher vote is required; proxies are valid only for the meeting designated and must be filed with the Secretary before the meeting (By-Laws §2(b), (d), (f), pp.2-3). Special members' meetings must be called on written request of members owning a majority of the units (§3(b), p.3). Owners do not vote on the budget, assessment levels or additional assessments; those are Board decisions (By-Laws §7(b), p.11; Master Deed Art. XXIX(c), p.25).

Changing the deedMaster Deed: proposed by a majority of the Board or members owning a majority of the units, then approved at a special meeting by members owning at least 75% of the basic value of the condominium per Exhibit B; changes to percentage interests or the assessment basis require consent of all owners and their mortgagees; the Grantor's and Lender's rights need their written consent; no amendment may affect mortgage priority (Art. XXXI, pp.30-32). By-Laws: proposed by a majority of the Board or members owning a majority of statutory value, approved by members owning not less than two-thirds of total statutory value at a special joint meeting (By-Laws §9, pp.12-13). Rules: Board alone (Rules §19). Master Deed controls in any conflict with the By-Laws or Articles (By-Laws §10, p.13). Termination of the regime requires unanimous consent of all owners and all lienholders (Art. XXX, p.30). Board-made rules may not conflict with the use restrictions in the Master Deed or Articles (By-Laws §4(j)(iv), p.8; Master Deed Art. XVII, p.14 limits them to 'reasonable' rules for common elements).

Disputes or lawsuitsunstated (no minutes or legal reports supplied). No arbitration or mediation clause appears in the Master Deed, By-Laws or Rules. Remedies for owner default include damages, injunction and lien foreclosure, with the Association recovering attorney's fees if successful and the owner never entitled to fees (Art. XXXII, pp.32-33). A fined resident may ask for a hearing before the Board or its committee (Rules §20, p.5).

What the documents say (12)

“The first Board of Directors of the Association and succeeding Boards of Directors shall consist of five (5) persons.”By-Laws (Exhibit C, 1984), §4(a), page 4

“The power of the Owner to so designate Directors as above referred to shall terminate on the 1st day of January, 1985.”By-Laws (Exhibit C, 1984), §4(a), page 5

“A quorum at members' meetings shall consist of persons entitled to cast a majority (51% of the statutory value of the property) of the votes of the entire membership.”By-Laws (Exhibit C, 1984), §2(b), page 2

“In order for such amendment or amendments to become effective, the same must be approved by an affirmative vote of the members owning not less than two-thirds of the total statutory value of the property in the condominium.”By-Laws (Exhibit C, 1984), §9(c), pages 12-13

“The grantor or its designee, tenant or other subsequent owner of the commercial unit shall have the right, without the vote or consent of Carolina Winds Owners ASSOCIATION, Inc., other unit owners or the representative or representatives of holders of mortgages on units to (i) make alterations, additions or improvements in, to or upon the commercial unit, whether structural or nonstructural, interior or exterior, ordinary or extraordinary; (ii) change the layout or number of rooms in the commercial unit from time to time; (iii) change the size of the commercial unit by subdividing the same into any desired number of rooms (or by combining any rooms resulting from such subdivision); and (iv) reapportion among the newly created units resulting from such subdivision (or combination) their appurtenant interest in the COMMON ELEMENTS; [...]”Master Deed for Phase I (1984), Article V, page 8

“The provisions of this section may not be added to, amended or deleted without the prior written consent of the Grantor or the then owner of the commercial unit.”Master Deed for Phase I (1984), Article V, page 8

“So long as Plaza Development Services is the owner of twenty or more UNITS, then Plaza Development Services 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 for Phase I (1984), Article XXXIV, page 34

“By this amendment to the original Master Deed, Plaza Development Services has elected to add an additional twenty-three (23) dwelling units and one (1) commercial unit to comprise Phase II, Carolina Winds Horizontal Property Regime.”Amendment to Master Deed (1989), FIFTH, page 5

“The sole purpose of this amendment is to add the Phase II property to Carolina Winds, a Horizontal Property Regime, so as to make it an integral part of said regime.”Amendment to Master Deed (1989), EIGHTH, page 7

“In the event of any conflict between the provisions of the Master Deed and the provisions of these By-Laws, or the Articles of Incorporation of Carolina Winds Owners Association, Inc., the provisions of the Master Deed shall control.”By-Laws (Exhibit C, 1984), §10 Conflicts, page 13

“This MASTER DEED and said plan of condominium ownership may only be terminated by the unanimous consent of all of the owners of all UNITS in all existing phases and all of the parties holding mortgages, liens or other encumbrances against any of said UNITS, in which event the termination of the condominium shall be by such plan as may be then adopted by said owners and parties holding any mortgages, liens or other encumbrances.”Master Deed for Phase I (1984), Article XXX, page 30

“To make and amend regulations governing the use of the property, real and personal, in the condominium project so long as such regulations or amendments thereto do not conflict with the restrictions and limitations which may be placed upon the use of such property under the terms of the Articles of Incorporation and Master Deed;”By-Laws (Exhibit C, 1984), §4(j)(iv), page 8

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 itself permits each residential unit to provide 'normal and customary resort or residential accommodations' for tenants, guests and invitees, with no minimum stay, no rental cap and no requirement to use any rental program (Master Deed, Art. XVI, p.13).
Nothing in the deed, By-Laws or Rules requires rental registration, resort-name or photo restrictions, or a disclaimer; the only advertising rule bans exterior and window-visible 'For Rent' signs (Rules and Regulations, §8, p.4).
The commercial unit's rental business holds no deed-level monopoly: Art. V merely says the commercial unit 'may be used in connection with the rental of units', and the operator's own flyer states the HOA 'is a completely separate company from the on-site rental management' (Master Deed, Art. V, p.8; Benefits and Revenue History 2026 flyer, p.3).
Guests and invitees of any owner have a perpetual deed easement over all common elements and access to the commercial unit's public areas 'on the same basis as the guests or invitees of the commercial unit', so off-program guests cannot be shut out of the lobby, pools or restaurant (Master Deed, Art. IV, p.7 and Art. X, p.11).
The five-member board is fully owner-elected with two-year staggered terms; the developer's right to name a majority ended January 1, 1985 and its Phase II option was consumed in 1989 (By-Laws, §4(a)-(b), pp.4-6; Amendment, FIFTH, p.5).
The 2026 budget funds reserves at $356,000, 16.8% of a $2,125,120 budget, and the insurance line dropped to $700,000 from $800,000 in 2025 (2026 Operating Budget, p.1).
Total quarterly dues rose only about 2% from 2025 to 2026 (one-bedroom $2,565 to $2,616) after a 5% rise in 2025 (2026 Operating Budget, p.2; FY2025 Budget Summary, p.1).
No special assessment appears in the 2024, 2025 or 2026 budgets; the 2024 insurance shock was absorbed into regular assessments and a financed premium rather than a one-time levy (FY2024 Budget Summary, p.4; FY2025 Budget Summary, p.1).
Trash goes down a chute in each hallway and there is no local-contact, response-time or service-elevator rule, so hosting workload is close to ordinary (Rules and Regulations, §9, p.4).
Timeshare/interval ownership is prohibited, which keeps the owner base conventional (Master Deed, Art. VIII, p.11).
A resident who is fined may ask to be heard by the Board or its committee, and the fine abates unless the violation is found to have occurred; repeat fines require prior notice to correct the infraction (Rules and Regulations, §20, p.5).
The By-Laws require an annual CPA audit furnished to every member by April 1, giving an investor a document to demand (By-Laws, §7(e), p.12).
Board-made rules cannot override the deed: the By-Laws bar regulations that conflict with the Master Deed's use restrictions, and the Master Deed controls in any conflict, so the Rules' 'single family residence' line cannot lawfully cut back the deed's express allowance of resort accommodations for tenants (By-Laws, §4(j)(iv), p.8 and §10, p.13; Master Deed, Art. XVI, p.13).
Reserve funding has climbed three years running: $155,000 (7.8% of revenues) in 2024, $216,445 (10.4%) in 2025 and $356,000 (16.8%) in 2026 (FY2024 Budget Summary, p.4; FY2025 Budget Summary, p.1; 2026 Operating Budget, p.1).
A buyer can demand a written assessment-status statement from the Association before closing and may rely on it (Master Deed, Art. XXIX(l), p.29).
The assessment basis has not changed since 1989: the 2026 budget's unit-type percentages match the Amended Exhibit B exactly, and any change needs every owner's and mortgagee's consent (Amendment, Amended Exhibit B, pp.14-17; 2026 Operating Budget, p.2; Master Deed, Art. XXXI, p.30).

Watch-outs

Insurance shock: the 2024 premium was quoted at $780,910, 2.95 times the 2023 premium of $263,357, forcing a 47% budget increase; the Board financed the premium and used reserve funds for the down payment (December 28, 2023 letter, p.1).
Insurance still consumes roughly a third to two-fifths of every dollar: $780,910 of $1,984,000 in 2024, $800,000 of $2,083,924 in 2025 and $700,000 of $2,125,120 in 2026; the letter mentions 'increased deductibles' but no wind, named-storm or flood deductible figure is disclosed anywhere (December 28, 2023 letter, p.1; FY2025 Budget Summary, p.1; 2026 Operating Budget, p.1).
The only disclosed reserve balance is a replacement-fund beginning cash of $201,133 on January 1, 2024 for a 1984 oceanfront high-rise, with $210,879 of loan principal payments budgeted out of that fund; no reserve study or later balance was supplied (FY2024 Cash Flow Budget Summary, p.6).
The non-insurance 'regular' component of dues rose about 11% for 2026 (one-bedroom $1,572 to $1,747 per quarter); the total rose only 2% because the insurance component fell, so another insurance increase would push total dues up sharply (2026 Operating Budget, p.2).
Renters and guests may not bring pets at all, which closes the pet-friendly booking market (Rules and Regulations, §6, p.3).
The Rules say 'Each dwelling shall be used for the purpose of a single family residence', which sits uneasily beside the deed's resort-accommodation language, and the Board may change or add rules at any time without an owner vote; the deed controls in a conflict, but an owner may still have to argue the point (Rules and Regulations, §2, p.2 and §19, p.5; By-Laws, §10, p.13).
The lobby, registration desk, restaurant/coffee shop, laundry, maids rooms and linen chutes are a privately owned Commercial Unit whose owner may alter, subdivide and re-plan it without any owner vote, may set and enforce rules for its public areas, and whose Art. V rights cannot be amended without that owner's consent (Master Deed, Art. III(b), p.6; Art. IV, p.7; Art. V, p.8).
Parking identification must be displayed at all times or the car may be towed, and no document says who issues passes to an off-program guest or what they cost (Rules and Regulations, §18, p.5).
Owners are held responsible for their guests' rule compliance; fines are set by the Board, may be assessed repeatedly, and are collected like assessments; delinquent assessments carry 18% interest plus attorney's fees and can be accelerated and foreclosed (Rules and Regulations, §14, p.4 and §20, p.5; Master Deed, Art. XXIX(g)-(j), pp.27-28).
Owners bear the insurance deductible portion for anything they must maintain (HVAC, appliances, window glass, balcony surfaces and railing), and must repair damage caused by their lessees to the extent not covered by the Association's policy (Master Deed, Art. XXIII, p.16; Art. XXXII(b), p.32).
The Association may require owners to deposit a unit key, and all units must vacate under a Governor-declared hurricane evacuation, which can cancel peak-season bookings (Master Deed, Art. XIX, p.14; Rules and Regulations, §15, p.4).
The on-site program's own revenue tables show gross revenue falling from 2023 to 2025 (one-bedroom $25,000-$28,000 to $24,000-$27,000; three-bedroom deluxe $60,000-$65,000 to $50,000-$55,000) and note that Grand Strand business decreased in 2024 and 2025; these are marketing figures, not HOA data (Benefits and Revenue History 2026 flyer, p.3).
Whether in-unit electricity is covered by dues is unclear: the budget carries a $12,000 'Electricity Assessment Revenue' line and the By-Laws only commit the Association to utilities 'not billed to the owners of the separate units' (2026 Operating Budget, p.1; By-Laws, §4(j)(x), p.8).
The 2026 budget prints no amounts for individual repair, utility or administrative sub-lines and drops the $240,000-$250,000 'Compensation' line used in 2024-2025 in favor of contract lines, so year-over-year line comparisons are not possible from these pages (2026 Operating Budget, p.1; FY2025 Budget Summary, p.1).
The Rules and Regulations are undated and reference an earlier management company, so they may not reflect current practice (Rules and Regulations, p.6).
The Board may levy an additional assessment at any time, in its sole discretion, if the budget proves insufficient or in an emergency, with no owner vote required (Master Deed, Art. XXIX(c), p.25; By-Laws, §7(b), p.11).
The replacement reserve may be spent on other needs in an emergency or shortfall, and it was: reserve funds made the 2024 insurance down payment and the replacement fund was budgeted to pay $210,879 of loan principal in 2024, more than that year's $155,000 reserve allocation; whether loan payments still come out of reserves in 2025-2026 is unstated (Master Deed, Art. XXIX(d), p.26; December 28, 2023 letter, p.1; FY2024 Cash Flow Budget Summary, p.6).
On a voluntary purchase the buyer becomes jointly and severally liable with the seller for any unpaid assessments, so an estoppel statement should be obtained before closing (Master Deed, Art. XXIX(l), p.29).
If an owner neglects in-unit maintenance the Association may enter, do the work and lien the unit for the cost; owners must also admit the Association's agents at reasonable times for common-element work (Master Deed, Art. XXIII, p.16 and Art. XX, p.15).
No arbitration or mediation clause exists; disputes go to court, where the Association recovers attorney's fees if it wins and an owner can never recover fees (Master Deed, Art. XXXII(c), pp.32-33).

04 The money

What you pay, and where it goes.

An HOA fee is a share of a budget. The budget tells you whether the fee is buying upkeep or catching up on it.

Regular assessments, 2026

Unit type	Per month	Per year
1 Bedroom (88 units, 43.67% interest) - 2026 quarterly $2,616 = $1,747 regular + $869 insurance (2025: $2,565; 2024: $2,440; 2023: $1,655.72)	$872	$10,464
2 Bedroom (22 units, 16.28% interest) - 2026 quarterly $3,901 = $2,606 regular + $1,295 insurance (2025: $3,822; 2024: $3,639; 2023: $2,467.68)	$1,300	$15,604
3 Bedroom (36 units, 35.42% interest) - 2026 quarterly $5,186 = $3,464 regular + $1,722 insurance (2025: $5,084; 2024: $4,838; 2023: $3,281.76)	$1,729	$20,744
Penthouse (1 unit, 1.43% interest) - 2026 quarterly $7,538 = $5,035 regular + $2,503 insurance (2025: $7,376; 2024: $7,032; 2023: $4,761.52)	$2,513	$30,152
Commercial 1 (1 unit, 2.58% interest) - 2026 quarterly $13,598 = $9,083 regular + $4,515 insurance (2025: $13,328; 2024: $12,687; 2023: $8,605.08)	$4,533	$54,392
Commercial 2 (1 unit, 0.62% interest) - 2026 quarterly $3,268 = $2,183 regular + $1,085 insurance (2025: $3,181; 2024: $3,048 or $3,049; 2023: $2,053.22)	$1,089	$13,072

What the dues cover

Building casualty, liability and workers' compensation insurance (Master Deed Art. XXVI; 2026 Insurance Expense $700,000)Common utilities budgeted at $357,100 for 2026 under Electricity, Water/Sewer, Gas, Trash Removal, Cable Television/Internet and Phone (Elev, Pool, Fire) & Fax; whether in-unit electricity is included is unstated (a $12,000 'Electricity Assessment Revenue' line exists and the By-Laws say the Association pays utilities 'not billed to the owners of the separate units')Pool contract and supplies, elevator repairs/maintenance, generator and fire system maintenance, janitorial contract and supplies, landscape maintenance, pest control and termite bond (2026 Repairs & Maintenance $569,200)Contract security patrol ($78,000 in 2026; $70,500 in 2024-2025)General reserve funding ($356,000 in 2026)Management services, audit/tax preparation, legal, engineer and annual meeting (2026 G&A $61,420)

Where the budget goes

Insurance Expense (2026)$700,000 · 33%

Repairs & Maintenance total (2026)$569,200 · 27%

Utilities total (2026)$357,100 · 17%

General Reserve Funding (2026)$356,000 · 17%

Contract Security Patrol (2026)$78,000 · 4%

General & Administrative total (2026)$61,420 · 3%

Insurance (FY2025, pct of $2,083,924 revenues)$800,000 · 38%

Utilities (FY2025)$336,703 · 16%

The figures, in the documents' words (28)

“The quote was 2.95 times greater than our 2023 premium. The new premium is $780,910, up from the 2023 premium of $263,357. Hence our total budget will need to be increased by 47%. We will have to finance our insurance, plus use some of our reserve funds to bind a down payment.”December 28, 2023 Board letter on the 2024 budget, page 1

“When you receive your coupon/bill for your quarterly payment the insurance, assessment and operating expenses will be broken down separately and include a total of what is due.”December 28, 2023 Board letter on the 2024 budget, page 1

“1 bedroom units assessment will be $1,471 with insurance being $969, for a total of $2,440 per quarter.”December 28, 2023 letter, 2024 Assessments notice, page 2

“The ASSESSMENT - 1 BEDROOM assessment rate for the upcoming fiscal year will be increasing to $2,440.00 per quarter from last year's rate of $1,655.72 per quarter.”December 28, 2023 letter, budget resolution notice, page 3

“TOTAL of Revenues $1,829,000 $155,000 $1,984,000”FY2024 Revenue and Expense Budget Summary (inside the December 28, 2023 letter), page 4 (Operating Fund, Replacement Fund, Consolidated)

“Assessment Allocation ($155,000) $155,000”FY2024 Revenue and Expense Budget Summary (inside the December 28, 2023 letter), page 4

“Insurance $780,910 - $780,910”FY2024 Revenue and Expense Budget Summary (inside the December 28, 2023 letter), page 4

“Beginning Cash Balance (All Cash Accounts) $101,459 $201,133 $302,592”FY2024 Cash Flow Budget Summary (inside the December 28, 2023 letter), page 6 (Operating Fund, Replacement Fund, Consolidated)

“Loan Principal Payments - ($210,879) ($210,879)”FY2024 Cash Flow Budget Summary (inside the December 28, 2023 letter), page 6

“Assessment Allocation ($211,325) $216,445 $5,120”FY2025 Revenue and Expense Budget Summary, page 1

“Insurance $800,000 $800,000”FY2025 Revenue and Expense Budget Summary, page 1

“$1,867,479 $216,445 $2,083,924 TOTAL of Revenues”FY2025 Revenue and Expense Budget Summary, page 1 (Operating Fund, Replacement Fund, Consolidated)

“30100 Regular Assessment Revenue 2,108,120$”2026 Operating Budget, page 1

“30900 Electricity Assessment Revenue 12,000”2026 Operating Budget, page 1

“83300 Insurance Expense 700,000”2026 Operating Budget, page 1

“99910 General Reserve Funding 356,000”2026 Operating Budget, page 1

“TOTAL OPERATING EXPENSES 2,125,120$”2026 Operating Budget, page 1

“88 1 Bedroom 43.67% 2,565 2,616 51”2026 Operating Budget, page 2, Total (2025 quarterly dues, 2026 quarterly dues, $ increase)

“TOTAL of Regular Assessments $1,334,303”2023 Budget (OCR-corrected from '|g a.334.303'; corroborated by the 2023 quarterly rates), page 1

“When in default, the delinquent assessment or delinquent installment thereof due to ASSOCIATION shall bear interest at the rate of eighteen percent (18%) per annum (or such other interest rate established by ASSOCIATION) until such delinquent assessment or installment thereof, and all interest due thereon, have been paid to ASSOCIATION.”Master Deed for Phase I (1984), Article XXIX(g), page 27

“The Board of Directors of ASSOCIATION, in establishing said Annual Budget for operation, management and maintenance of the Project shall include therein a sum to be collected and maintained as a reserve fund for the replacement of COMMON ELEMENTS, which reserve fund shall be for the purpose of enabling ASSOCIATION to replace structural elements and mechanical equipment constituting personal property which may constitute a portion of the COMMON ELEMENTS held for the joint use and benefit of all of the owners of all UNITS.”Master Deed for Phase I (1984), Article XXIX(d), pages 25-26

“An audit of the accounts of the Association shall be made annually by Certified Public Accountants and a copy of the report shall be furnished to each member not later than April 1st of the fiscal year following the year for which the report is made.”By-Laws (Exhibit C, 1984), §7(e) Fiscal Management, page 12

“Should the Board of Directors at any time determine, in the sole discretion of said Board of Directors, that the assessments levied are or may prove to be insufficient to pay the costs of operation and management of the condominium, or in the event of emergencies, said Board of Directors shall have the authority to levy such additional assessment or assessments as it shall deem necessary.”Master Deed for Phase I (1984), Article XXIX(c), page 25

“Nothing herein contained shall limit ASSOCIATION from applying any monies in such Reserve Fund for replacements to meet other needs or requirements of ASSOCIATION in operating or managing the Project in the event of emergencies, or in the event that the sums collected from the owners of UNITS are insufficient to meet the then fiscal financial requirements of ASSOCIATION”Master Deed for Phase I (1984), Article XXIX(d), page 26

“In any voluntary conveyance of a UNIT, the Grantee shall be jointly and severally liable with the Grantor for all unpaid assessments against Grantor made prior to the time of such voluntary conveyance, without prejudice to the rights of the Grantee to recover from the Grantor the amounts paid by the Grantee therefor.”Master Deed for Phase I (1984), Article XXIX(l), page 29

“TOTAL of Assessments $1,850,479 $216,445”FY2025 Revenue and Expense Budget Summary, page 1 (Operating Fund, Replacement Fund)

“Transfer to Reserves & Other Expenses $5,000 $5,000”FY2024 Revenue and Expense Budget Summary (inside the December 28, 2023 letter), page 4

“The assessments will initially be on a quarterly basis unless changed by vote of the majority of the Board of Directors.”By-Laws (Exhibit C, 1984), §7(c) Fiscal Management, page 11

Carolina Winds.

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.

Carolina Winds.

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.