Grande Cayman Resort HOA Risk Assessment: Program-leaning

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?

Typical

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.

Short-term rental is allowed on any basis with no minimum stay and owners may self-manage or use an off-site manager (Master Deed 4.4; Rules p.4), but every listing must carry the all-caps disclaimer and omit the commercial amenities, no rental signs are allowed, every guest must be sent the Rules, and the Association's occupancy registry needs a 30-minute responder, which is the guide's 'allowed with registration/advertising rules' tier.

Short-term rentalsAllowed

Must use on-site programNo

Owner may rent it personallyYes

Off-site manager allowedYes

Owner-use limitsNone stated. Residential Units are for residential use only, may be rented on any basis, may not be used as a rental office or to dispense keys, and may not be time-shared (Master Deed 4.4 and 4.5, p.19).

RegistrationAn occupancy registry kept by the Association must at all times show every person occupying a unit with contact information, and must name a single point of contact for the renting owner who can respond on behalf of the unit within 30 minutes to any rule violation or emergency (Rules 2021 p.4). Every guest must receive a copy of the Rules before arriving (Rules p.4). The Association must hold a working key or access code to every unit (Rules p.2; Master Deed 9.6 p.32). No registration of the rental itself with the on-site operator is required by the documents.

Advertising rulesOwners who rent personally or through an off-site rental management company must not reference the availability of the commercial services, operations and amenities in text or photographs, and every electronic, digital, print or other listing must carry the disclaimer below (Rules 2021 p.4). No 'For Rent' or 'For Sale' signs on units or Association property without prior Association approval (Rules p.3; Master Deed 9.1.b p.27). Use of the resort name is not restricted by the documents (unstated).

Disclaimer in your listingRequired

Vote to change rental rulesMaster Deed and By-Laws: affirmative vote of Co-owners holding two-thirds (2/3) of the Percentage Interest (Master Deed 14.1 p.39; By-Laws 10.1 p.18); Section 5.5 (no commercial activity on common elements, maids' closet/trash chute/laundry chute reserved to the Reception Unit) and Section 5.4 cannot be amended without the Grantor's prior written consent (Master Deed pp.21, 39; First Amendment p.97). The Rules and Regulations (disclaimer, registry, wristbands, trash) are adopted and revised by the Board alone (By-Laws 2.2.f p.5 and 7.2 p.14; Rules p.5).

What the documents say (11)

“The Residential Units shall be used for residential purposes only; provided, however, a Co-owner may rent his or her Unit on any basis so long as he or she does not use the Unit itself to dispense keys, to book rentals, or to otherwise act as the office for renting the Unit itself or for renting any other property, which conduct is expressly prohibited.”Master Deed 1997 (primary packet), Section 4.4, p.19

“No Co-owners shall engage in or permit time share ownership of a Residential Unit.”Master Deed 1997 (primary packet), Section 4.5, p.19

“There shall be no commercial activities in or on the General Common Elements, including, but not limited to, operation of rental management services, key pick up and drop off, front desk, gift shop, restaurant, or bar.”Master Deed 1997 (primary packet), Section 5.5, p.21 (re-enacted by the First Amendment, p.97)

“Daily or weekly maid service is permitted by independent contractors acting for one or more Co-owners of Residential Units, but only the owner of the Reception Unit shall be entitled to use the on premises maids closets, trash chute, and laundry chute.”Master Deed 1997 (primary packet), Section 5.5, p.21

“This section may not be amended without the prior written consent of Grantor.”Master Deed 1997 (primary packet), Section 5.5, p.21

“As a result, and in order to avoid any confrontations or other misunderstandings on-property, all Owners who elect to rent their units either personally, or through an off-site rental management company, shall refrain from referencing the availability of such commercial service, operations and amenities (whether in text or photographs).”Rules and Regulations July 2021, COMMERCIAL AREAS, p.4

“In addition, any electronic, digital, print or other media listings, advertising or marketing materials for such units shall include the following disclaimer: “RENTAL OF THIS UNIT DOES NOT INCLUDE ANY FORM OF FRONT-DESK SERVICE OR ACCESS TO, OR USE OF, CERTAIN COMMERCIAL OPERATIONS LOCATED UPON THE PROPERTY”.”Rules and Regulations July 2021, COMMERCIAL AREAS, p.4

“No signs including “FOR SALE“, “FOR RENT”, etc. shall be displayed to the public on any units or any portion of the Association property, unless prior Association approval is obtained.”Rules and Regulations July 2021, SIGNS, p.3

“This Article shall not be construed to prevent or prohibit a Co-owner from maintaining his personal professional library, keeping his personal business or professional records or accounts, handling his personal business or professional telephone calls (other than unit rental management calls), or conferring from time to time with business or professional associates, clients, or customers in his Unit.”Master Deed 1997 (primary packet), Section 9.1.l, pp.29-30

“This Master Deed and all Exhibits, including the Bylaws, may be amended from time to time by resolution adopted by the affirmative vote of the Co-owners of two-thirds (2/3) of the Percentage Interest in the Common Elements subject to the following conditions:”Master Deed 1997 (primary packet), Section 14.1, p.39

“It is also each owner's responsibility to ensure that his / her rental agent and guests understand and observe all rules and regulations.”Rules and Regulations July 2021, GENERAL, p.2

Will your guests be treated like guests?

Caution

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.

Off-program guests keep the pools, lazy river, indoor pool, jacuzzis and roof garden as common elements and the Association sends wristbands and parking passes, but the owner hands them out and handles check-in, the restaurants, bars, café, gift shop, fitness room, guest laundry, front desk and housekeeping are reserved to program guests by the Rules and the operator's 2022 lockout, and the disclaimer is compulsory, so this sits between the guide's 3 and 1.

Amenities for your guestsRestricted

Off limits to your guestsThe Tiki Bar, Turtle Bay Café, Due South Restaurant & Bar, the Harbor Gift Shop, the Fitness Room (Exercise Room 4005 is a Limited Common Element of the Reception Unit), Guest Laundry (part of the Vending Unit), Front Desk Services, Housekeeping & Maintenance Services, trash chute, linen chute and maids' closets (reserved to the Reception Unit owner), all on-site restaurants, tiki bars, coffee shops and gift shops at Grande Cayman and three sister resorts from January 1, 2022 (operator notice)

Wristbands & parking passesThe Association sends units not on the on-site rental program several pool wristbands near the start of each year; more are requested from the Association Office Monday-Friday 9AM-5PM (Rules p.2). Parking passes are also sent to non-participating units to hand to their guests (Rules p.3). Pool towel cards are given to off-program owners (Minutes 2023 p.4). Cost and quantity limits: unstated. Guests must wear pool bands on the pool deck and pool attendants police trespassers (Rules p.3; Minutes p.4). Pools, lazy river, indoor pool, kiddie pool, jacuzzis, fountains, roof garden and dune walkovers are Common Elements that an owner's renters use by delegation (Master Deed 3.9 pp.15-17, 5.4.a p.20). By-Laws 7.2 (p.14) says Board regulations may not discriminate against delegates (renters) under Master Deed 5.4.a, and no owner is bound by a new or amended regulation until a copy is delivered to him.

Check-inowner handles: no front-desk service for off-program guests (Rules p.4; operator notice 2021); keys may not be dispensed from the unit or picked up/dropped off on the common elements (Master Deed 4.4 p.19, 5.5 p.21); no lockboxes in hallways or stairwells and lock changes need Board approval (Rules p.2).

TrashOff-program units must bag trash in heavy-duty plastic and carry it to the compactor at the rear of River City Café on 73rd Avenue North (the Rules do not say whether that compactor is on or off the regime property); the trash chutes are for the exclusive use of the Commercial Unit Owner; no bags outside unit doors; furniture, appliances, cardboard and contractor debris go to a dump site off premises at the owner's expense; move-in/move-out only in business hours coordinated with building maintenance (Rules p.3; Master Deed 5.5 p.21).

ElevatorsNo guest or vendor elevator rule in the Rules (unstated). The four main elevators, the South Wing elevator and the service elevator are Common Elements maintained by the Council (Master Deed 3.9.a.ii.g p.16; 7.5 p.26).

Housekeeping & linenHousekeeping & Maintenance Services and the Guest Laundry are commercial areas closed to off-program units (Rules p.4). An owner may hire independent daily or weekly maid service, but only the Reception Unit owner may use the on-premises maids' closets, trash chute and laundry chute (Master Deed 5.5 p.21); the linen chute is a Limited Common Element of the Reception Unit (Master Deed 3.4 p.13). Balcony furniture must be brown and nothing may be hung from railings (Rules p.2).

What the documents say (15)

“Access to portions of the property's commercial operations and amenities are limited to only those guests renting through the on-site commercial management company.”Rules and Regulations July 2021, COMMERCIAL AREAS, p.4

“The Commercial areas include; The Tiki Bar, Turtle Bay Café, Due South Restaurant & Bar, the Harbor Gift Shop, the Fitness Room, Guest Laundry, Front Desk Services and Housekeeping & Maintenance Services.”Rules and Regulations July 2021, COMMERCIAL AREAS, p.4

“Any and all guests of such units shall receive a copy of these rules and regulations prior to arriving at the property.”Rules and Regulations July 2021, COMMERCIAL AREAS, p.4

“PLEASE NOTE THAT EFFECTIVE JANUARY 1, 2022, OWNERS AND RENTAL GUEST NOT PARTICIPATING IN THE ON-SITE RENTAL MANAGEMENT COMPANY AT THE FOLLOWING RESORTS SHALL NOT HAVE A RIGHT OF ACCESS TO, OR PATRONAGE FROM, THE FOLLOWING COMMERCIAL FACILITIES LOCATED IN: CARIBBEAN RESORT AND VILLAS, GRANDE CAYMAN RESORT, OCEAN REEF RESORT, PARADISE RESORT”Operator notice to agents, June 17, 2021 (Brittain Resorts and Hotels), p.1

“*** Food and Beverage service include all onsite Restaurants and tiki bars. *** Amenities include coffee shops, gift shops, front desk services, etc..”Operator notice to agents, June 17, 2021 (Brittain Resorts and Hotels), p.1

“Units not participating on the onsite rental program, will be sent several wristbands near the beginning of each year.”Rules and Regulations July 2021, WRISTBANDS, p.2

“Units not participating with the onsite rental company will be sent parking passes to distribute to their guests.”Rules and Regulations July 2021, PARKING, p.3

“Per the Master Deed, the trash chutes are for the exclusive use of the Commercial Unit Owner; therefore units not participating with the onsite rental company, must discard all trash in the compactor located at River City Café.”Rules and Regulations July 2021, TRASH, p.3

“The roof garden, indoor pool, and the outdoor pool complex are Common Elements.”Master Deed 1997 (primary packet), Section 3.9, p.15

“A Co-owner shall be deemed to have made such a delegation to guests occupying his or her Unit for rent.”Master Deed 1997 (primary packet), Section 5.4.a, p.20

“Exercise Room 4005, Luggage Cart Room 1082, Room 303, Stairway #7, and all of the mechanisms, vents, and equipment constituting the trash chute and the linen chute are Limited Common Elements of the Reception Unit.”Master Deed 1997 (primary packet), Section 3.4, p.13

“Were pool towel cards given to off-market unit owners? - yes”Annual Meeting Minutes, November 3, 2023, Item 9.C, p.4

“Guests must wear appropriate pool bands while on pool deck.”Rules and Regulations July 2021, SWIMMING POOLS, p.3

“Regulations shall not discriminate against persons who are delegates pursuant to Section 5.4.a of the Master Deed.”By-Laws (Exhibit E), Section 7.2, p.14

“provided, however, nothing herein shall authorize the Council or the Board to limit ingress and egress to or from a Unit.”By-Laws (Exhibit E), Section 7.5, p.15

How much work lands on you?

Red flag

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.

Confirmed at the guide's worst tier: the Rules require a 30-minute responder on an Association occupancy registry, the owner must carry bagged guest trash to the compactor at River City Café because the chutes belong to the commercial unit, hand out wristbands and parking passes, deliver the Rules to every guest, manage keys with no front desk and no hallway lockboxes, shepherd licensed and insured contractors through front-desk sign-in in 9-5 hours, and absorb fines from $200 plus $50 a day that become a lien, with judicial sale as the ultimate remedy.

Local contactA single point of contact for the renting owner must be on the Association's occupancy registry and able to respond on behalf of the unit (Rules p.4). The owner is responsible for the conduct of family, guests, rental agent and service personnel and for any damage they cause (Rules p.2; Master Deed 9.1 p.27; By-Laws 7.4 p.15).

Response time30 minutes, to any rule violation or emergency (Rules p.4).

Locks & keysThe Association must have a working key or access code to every unit (Rules p.2); the Master Deed lets the Board require each Residential Unit owner to deposit a key under its control (Master Deed 9.6 p.32). Entry door and lock modifications require Board approval; no lockboxes in hallways or stairwells (Rules p.2). The unit may not be used to dispense keys and key pick-up/drop-off is barred on the common elements (Master Deed 4.4 p.19, 5.5 p.21).

FinesFirst infraction draws a warning; repeated or continued violations (during owner or guest occupancy) bring fines starting at $200 per infraction plus, for wilful violations, $50 per day until remedied; smoking/vaping fines start at $250 per occurrence; throwing anything off a balcony gets all guests evicted; fines are a lien on the unit and a personal obligation of the owner after a Board hearing whose decision is final (Rules pp.2, 3, 5). By-Laws 7.3 (p.15) lets the Board set a per-day fine cap annually and treat each day as a separate offense; By-Laws 7.5 (pp.15-16) assess the fine first against the occupant, then the owner if unpaid, require written notice and a hearing right before a sanction, and allow suspension of voting and common-element use (Master Deed 5.4.c p.20), but 7.5.c lets the Board skip that procedure and use self-help (including towing) or sue, with the owner or occupant paying all costs and attorney's fees. Master Deed 9.4 (pp.30-32) goes further: after notice and a hearing the Board may enter and abate a violation at the owner's expense, lien the costs, and for a continuing violation give a 10-day notice and sue for a decree terminating the owner's right to occupy the unit and ordering a judicial sale from which the owner is barred from re-buying.

Contractors & vendorsContractors must be licensed in Horry County and the City of Myrtle Beach, work 9AM-5PM, carry liability and workers' comp with a certificate naming the Association as additional insured, sign in and get a name tag at the front desk (run by the commercial unit) before entering, clean up after themselves; no tile cutting on balconies or perforating the exterior skin; the owner pays for any common-element damage (Rules p.4). Structural or exterior alterations need prior written Association approval (Rules p.3; Master Deed 4.3 p.18).

AlsoEvery guest must receive the Rules before arrival; occupancy may not exceed the legal limit; owners must carry an HO-6 with liability and contents coverage if not provided by the HOA (Rules pp.2, 4). Owners distribute wristbands and parking passes themselves (Rules pp.2-3). Non-smoking property including inside units and on balconies; pets allowed only for owners, not guests (Rules p.3). Noise ordinance 11PM-7AM; no grilling; no fireworks; balcony furniture must be brown (Rules p.2). The owner maintains and repairs everything inside the unit boundaries including doors, windows, screens, plumbing and wiring serving only the unit, HVAC including the condenser, water heater, appliances and floor coverings (Master Deed 3.8.c p.15; By-Laws 6.2 p.13). Damage caused by the owner's guests or tenants to the common elements or other units, and any insurance deficiency from their neglect or abuse, is charged back as an individual assessment (Master Deed 9.1.i p.29, 12.1 p.37; By-Laws 6.4 p.14). An owner must notify the Board of a proposed transfer with the closing date and the transferee's name and address (By-Laws 11.2 pp.18-19).

What the documents say (17)

“Additionally, such registry shall include a singular point of contact for, and on behalf of the renting owner(s) who can respond on behalf of the unit within 30 minutes to any and all violations of the rules and regulations of the Association or in the event of an emergency.”Rules and Regulations July 2021, UNIT OCCUPANCY, p.4

“Per the Master Deed, the Association must have a working key or access code to every unit in the event of an emergency.”Rules and Regulations July 2021, KEYS, p.2

“To facilitate entry in the event of any such emergency, the owner of each Residential Unit, if required by the Board, shall deposit, under the control of the Board or its designee, a key to such Unit.”Master Deed 1997 (primary packet), Section 9.6, p.32

“Entry door and lock modifications require Board approval. No lockboxes may be placed in the hallways or stairwells.”Rules and Regulations July 2021, BUILDING HALLWAYS, STAIRWELLS & COMMON AREAS, p.2

“Assessed fines shall start at $200.00 per infraction (unless otherwise stated) and may, for wilful violations, include an additional, daily per diem penalty of $50.00 per day until the violation is remedied.”Rules and Regulations July 2021, VIOLATIONS, p.5

“The decision of the Board following such hearing shall be final, and all fines and penalties stemming from such violation (including post-hearing penalties and costs, when and where applicable) shall constitute a lien upon the unit and shall be a personal obligation of the owner.”Rules and Regulations July 2021, VIOLATIONS, p.5

“Smoking or vaping of any kind is strictly prohibited on the Association property including within units and balconies as this is a Non-Smoking property. Fines start at $250.00 per occurrence.”Rules and Regulations July 2021, SMOKING, p.3

“Throwing any items off the balcony will result in all guests being evicted from the unit.”Rules and Regulations July 2021, BALCONIES, p.2

“All trash and unit debris must be secured in a heavy-duty plastic bag and deposited into the compactor located in the rear of River City Café on 73rd Ave North.”Rules and Regulations July 2021, TRASH, p.3

“All contractors must sign in and receive a name tag or identifiable marker from the front desk before entering the property and performing any services.”Rules and Regulations July 2021, UNIT MAINTENANCE / CONTRACTOR WORK, p.4

“Contractors used must be licensed in Horry County as well as the City of Myrtle Beach. Working hours are 9:00AM to 5:00PM.”Rules and Regulations July 2021, UNIT MAINTENANCE / CONTRACTOR WORK, p.4

“All owners are required to obtain an HO-6 insurance policy that provides liability and content coverage if not provided by the HOA.”Rules and Regulations July 2021, INSURANCE, p.4

“In the event that any occupant of a Unit violates the Act, the Non-Profit Act, the Master Deed, the Bylaws, 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 Co-owner shall pay the fine upon notice from the Council.”By-Laws (Exhibit E), Section 7.5, p.15

“Each day during which a violation occurs or continues may be deemed a separate offense.”By-Laws (Exhibit E), Section 7.3, p.15

“In any such action, to the maximum extend permissible, the Co-owner or occupant responsible for the violation for which abatement is sought shall pay all costs, including reasonable attorney's fees, actually incurred.”By-Laws (Exhibit E), Section 7.5.c, p.16

“the Board shall have the power to issue to the defaulting Co-owner a ten (10) day notice in writing to terminate the rights of the said defaulting Co-owner to continue as a Co-owner and to continue to occupy, use, or control his Unit and thereupon an action in equity may be filed by the Board against the defaulting Co-owner for a decree declaring the termination of the defaulting Co-owner's right to occupy, use, or control the Unit owned by him on account of the violation of a rule or breach of covenant or provision as aforesaid and ordering that all right, title, and interest of the Co-owner in the Property shall be sold at a judicial sale”Master Deed 1997 (primary packet), Section 9.4, p.31

“any such deficiency resulting from damage to the Regime Property as a result of the neglect, willful act, or abuse of the Regime Property by any Co-owner or his or her guests shall be charged to such Co-owner as an individual assessment”Master Deed 1997 (primary packet), Section 12.1, p.37

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.

Reserves were funded at $750,000 (18.6% of the 2024 budget) with a reserve-study schedule, dues bundle electric, water, cable, internet and a master HO6, and 2025 dues are flat, but an $800,000 insurance assessment hit in 2024 after a 74% insurance jump and a 27.5% budget increase, the reserve balance was $1.16 million for a 290-unit oceanfront tower, the 2025 budget shows no line detail, the master-policy deductible can fall on an individual owner, and an unexplained $308-a-month bulk up-fit charge rides on at least one unit.

2025 budget$4,032,705

Dues change+0.0% on the year

Reserves19% of budget

Reserve balance$1,163,399

Reserve studyOn file

Special assessments2024 $800,000 total ($800,003.20 across 290 units), billed in two equal payments due February 28 and April 30, 2024: 1 Bedroom Suite $1,584.00 ($792.00 x 2); Executive Suite $1,848.00 ($924.00 x 2); 3 Bedroom Suite $3,960.80 ($1,980.40 x 2); Commercial Reception $52,800; Restaurant $18,480; Snack Bar $3,960.80; Vending $2,904. Equal to about 2.5 months of dues for each residential type, on top of regular dues. Insurance assessment to cover shortfalls in the insurance escrow account over the past few years and to fund the May 2024 property insurance renewal (Minutes 2023 p.4; Insurance Assessment Schedule 2024).; 2025 $308 per month on at least one unit, described by the management company as participation in the 'bulk up-fit' (management company answers, July 2025; the unit's $641.05 dues match the 1 Bedroom Suite rate, but the email does not state the unit type). Not described in any supplied HOA document: the 2024 and 2025 budgets have no up-fit revenue or expense line and the November 2023 minutes list only common-element projects (concrete, roofing, pool finish, pool equipment, fire system, parking garage, generator, pool deck showers, 5th floor roof fence, fireball/drain line, 2024 pool furnishings). INFERENCE (not stated in any document): because it is charged per unit and repaid monthly, the bulk up-fit may be an elective per-unit interior renovation or furnishing package financed and repaid over time rather than an Association-wide assessment. Whether it is run by the Association or the on-site operator, whether it is tied to the on-site rental program, and whether the balance transfers to a buyer are all unstated and must be confirmed before closing.

Insurance2024 budget: Insurance Expense $1,272,602 (31.6% of budget), up 73.9% from $732,000 in 2023, plus Insurance Expense Master HO6 $204,218 (5.1%, up from $188,826), together $1,476,820 or 36.6% of the budget. The HO6 premium is passed through as the 'Monthly Insurance Assessment' revenue line ($204,218), collected at $37.34/$43.57/$93.38 per month by unit type; it is separate from the one-time $800,000 insurance assessment, which does not appear in the budget. The 2025 budget leaves the insurance and HO6 lines blank (unstated). Minutes 2023 pp.2-4: insurance is the largest line item; the Association kept coverage on pools and water features, has no wind-driven rain sublimit and an extremely broad all-in endorsement, but should expect a premium increase in 2024 as carriers raise deductibles and lower limits (pp.2-3); the roof had been problematic and the fireballs failed two years in a row; roof replacement made the Association more marketable to carriers but would not lower the premium (p.4). At 9/30/2023 the Association held $174,954 in insurance escrow and $746,394 in prepaid insurance. Renewal is in May. Master Deed 11.4 (p.35): the master-policy deductible is paid by the party who would be liable for the loss absent insurance (so a loss originating in a unit can leave that owner holding the deductible), and the Board may set deductibles and deductible reserves (11.1 p.34). Master Deed 11.2 (p.35) requires public liability cover of at least $1,000,000 per person, $3,000,000 per occurrence if reasonably available and $500,000 property damage. Any casualty deficiency not covered by insurance is a Common Expense unless caused by an owner's or guest's neglect (12.1 p.37). Owners must carry their own HO-6 for liability and contents if not provided by the HOA (Rules p.4; Master Deed 11.5 p.35).

Wind deductibleunstated (no policy or certificate supplied)

Floodunstated as to the current policy; the Master Deed requires the Board to carry blanket special form, flood, wind and earthquake coverage if reasonably available at 100% replacement cost (Master Deed 11.1 p.34)

DelinquencyAssessments receivable $79,664 at September 30, 2023 (Minutes p.3) against $2,126,081 of regular assessments billed year to date; the budget carries a Bad Debt Expense line with no amount shown. An installment is delinquent on the 15th of the month; penalties and interest set by the Board after 30 days; collection costs and attorney's fees charged to the owner (By-Laws 5.7-5.9 pp.11-13); unpaid assessments are a lien superior to all but taxes and prior mortgages and may be foreclosed, with a receiver for rents (Master Deed 6.4 p.24); on a sale the purchaser is jointly and severally liable with the seller for the seller's unpaid assessments (Master Deed 6.5 p.24); the Board may suspend voting and facility use while assessments are unpaid (Master Deed 5.4.c p.20). Audit for 2022 received a clean opinion with total assets of $8,517,759 (Minutes p.2).

What the documents say (30)

“83300 Insurance Expense 732,000 1,272,602”2024 Approved Operating Budget, p.1 (2023 and 2024 columns)

“99910 General Reserves Contribution 750,000 750,000”2024 Approved Operating Budget, p.1 (2023 and 2024 columns)

“TOTAL INCOME 3,162,712 4,032,705”2024 Approved Operating Budget, p.1

“1 Bedroom Suite 0.00198 92 552.50 51.20 37.34 641.05”2024 Approved Operating Budget, 2024 Dues Breakdown, p.2

“3 Bedroom Suite 0.004951 103 1,381.53 128.03 93.38 1,602.94”2024 Approved Operating Budget, 2024 Dues Breakdown, p.2

“TOTAL INCOME 4,032,705 4,032,705”2025 Approved Operating Budget, p.1 (2024 and 2025 columns)

“1 Bedroom Suite 641.05 Executive Suite 747.88 3 Bedroom Suite 1,602.94”2025 Approved Operating Budget, 2025 Dues Breakdown, p.2

“800,000 Insurance Assessment Amount”2024 Insurance Assessment Schedule, p.1

“3 Bedroom Suite 0.004951 103 3,960.80$ 407,962.40$ 1,980.40$”2024 Insurance Assessment Schedule, p.1 (per unit total, type total, per payment)

“The 2024 budget will have an overall 18.36% increase.”Annual Meeting Minutes, November 3, 2023, Item 9.B, p.4

“She reported there would be an insurance assessment to pay for the shortfalls in the insurance escrow account over the past few years as well as preparing for the May 2024 insurance renewal.”Annual Meeting Minutes, November 3, 2023, Item 9.B, p.4

“The assessment would be paid in two payments due on February 28, 2024 and April 30, 2024 so that the HOA will have the available funds to pay for the May renewal.”Annual Meeting Minutes, November 3, 2023, Item 9.B, p.4

“the reserve funds have total assets consisting of $1,163,399.”Annual Meeting Minutes, November 3, 2023, Item 7.B, p.3

“to date, $562,500 had been funded into the reserves.”Annual Meeting Minutes, November 3, 2023, Item 7.A, p.3

“there was $38,699 in operating cash, $174,954 in insurance escrow, $79,664 in assessments receivable, $746,394 in prepaid insurance and $13,483 in other prepaid expenses.”Annual Meeting Minutes, November 3, 2023, Item 7.A, p.3

“He shared that the Association was able to maintain its coverage on the swimming pools and water features and did not have a wind-driven rain sublimit and had an extremely broad all-in endorsement.”Annual Meeting Minutes, November 3, 2023, Item 6.B, p.2

“As a result of the continued tightening in the industry, the Association should expect an increase in premium in 2024.”Annual Meeting Minutes, November 3, 2023, Item 6.B, pp.2-3

“insurance was the largest line item in the budget.”Annual Meeting Minutes, November 3, 2023, Item 6.B, p.3

“the roof had been problematic and the fireballs had to be fixed because they had failed two years in a row. Roof replacement made the Association more marketable to carriers but would not lower the insurance premium.”Annual Meeting Minutes, November 3, 2023, Item 9.B, p.4

“Was there a 5-10 year plan in place to replace major components? Yes, there was a reserve schedule that is utilized based on the reserve study.”Annual Meeting Minutes, November 3, 2023, Item 9.C, p.4

“The fee structure for the 1, 2 and 3 bedroom units cannot be changed. Dues are priced based on percentage of ownership listed in the governing documents.”Annual Meeting Minutes, November 3, 2023, Item 9.C, p.4

“the Association had assets totaling $8,517,759”Annual Meeting Minutes, November 3, 2023, Item 6.A, p.2

“How much are the HOA dues per month? Monthly HOA fee is $641.05”Management company answers, July 2025, p.1

“What do they include? Electric, water/sewer, cable, wi-fi, building insurance and a master HO6”Management company answers, July 2025, p.1

“Monthly payments are $308.”Management company answers, July 2025, p.1 (answer on special assessments: the unit participated in the bulk up-fit)

“In the case of each Residential Unit, each Co-owner of a Residential Unit, by acceptance of the deed to the unit, agrees, in accordance with S.C. Code Ann. §27-31-190, to pay for electricity, cable, water, and sewer used by the entire Regime (except for that used by the commercial units) as a Common Expense.”Master Deed 1997 (primary packet), Section 6.1.g, p.23

“The funds required from time to time to pay any Common Expenses which are not covered by the Budget but which are approved by a majority of the Co-owners shall be collected from the Co-owners by the Board of Directors in such installments as the Co-owners shall determine ("Special Assessments").”By-Laws (Exhibit E), Section 5.5, p.10

“upon the sale or conveyance of a Unit, all unpaid Assessments against a Co-owner for his or her pro rata share of Common Expenses shall first be paid out of the sale price or by the purchaser or grantee who shall be jointly and severally liable with the seller for unpaid Assessments”Master Deed 1997 (primary packet), Section 6.5, p.24

“The deductible shall be paid by the party who would be liable for the loss or repair in the absence of insurance and in the event of multiple parties shall be allocated in relation to the amount each party's loss bears to the total.”Master Deed 1997 (primary packet), Section 11.4, p.35

“The public liability policy shall have at least a One Million ($1,000,000) Dollar single person limit as respects bodily injury and property damage, at least a Three Million ($3,000,000) Dollar limit per occurrence, if reasonably available, and at least a Five Hundred Thousand ($500,000) Dollar minimum Property damage limit.”Master Deed 1997 (primary packet), Section 11.2, p.35

Who's really in charge?

Caution

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 developer control lapsed in 2015, but Master Deed 5.5 gives the commercial units a deed-level monopoly on front desk, keys, rental management, restaurant and bar activity on the common elements that cannot be amended without the Grantor's consent, the 2013 amendment widened the Reception Unit's rights, the operator sits at the Board table, and the By-Laws allow a Grantor affiliate to be the managing agent.

StructureOne association

Commercial unitYes, with its own deed rights

On-site operatorBrittain Resorts and Hotels

BoardBoard of 3, 5 or 7 directors as the Board decides, elected by the members for staggered three-year terms with about one-third up each year; removal by two-thirds of Percentage Interest; directors unpaid (By-Laws 2.1, 2.3, 2.4, 2.15 pp.4-8). The Grantor appointed the initial Board and controlled elections until the later of 80% sell-out or December 31, 2015 (By-Laws 2.3 p.6; Master Deed 15.2 p.40). In November 2023 a five-member owner board sat, one seat was contested by three owner candidates and filled for a three-year term, and the annual meeting reached its 51% quorum by proxy (Minutes pp.1-4).

Developer rightsGrantor (Long Bay Resort Limited Partnership) rights to amend unilaterally, approve unit alterations, add Phase II (18-72 units), expand the Restaurant Unit and add an elevator all expired on the later of 80% sell-out or December 31, 2015 (Master Deed 1.3 p.2, 4.3 p.19, 14.2 p.39, 14.4-14.5 pp.39-40, 15.2 pp.40-41). Still live: Sections 5.4 and 5.5 cannot be amended without the Grantor's written consent (pp.21, 39), the Grantor still exists and signed its consent to the 2013 First Amendment (pp.96-98), the Grantor may still place For Sale/For Rent signs on unsold units (9.1.b p.27), and By-Laws 4.1 (pp.9-10) allow the Grantor or an affiliate to be employed as the Council's managing agent. The management company states the developer holds no right of first refusal (management company answers, July 2025).

Commercial-unit rightsThe four commercial units (Reception 0.066, Restaurant 0.0231, Snack Bar 0.004951, Vending 0.00363; together 9.77% of votes and assessments) are separately metered and pay no electricity or HO6 contributions (Master Deed 6.1.g pp.23-24; Budget 2024 p.2). Section 5.5 bars every other owner from running rental management, key pick-up/drop-off, front desk, gift shop, restaurant or bar on the General Common Elements, so those services exist only inside the commercial units; only the Reception Unit owner may use the maids' closets, trash chute and laundry chute, and the exercise room, luggage cart room, stairway #7 and the chute equipment are its Limited Common Elements (3.4 p.13; 5.5 p.21). The 2013 First Amendment added the right for the Reception Unit owner or its Assignee to hold alcohol licenses, sell food, beverages and alcohol on the General Common Elements including the pool deck and Fifth Floor rooftop, run hair braiding and spa activities on the pool deck, and regulate open containers and alcohol consumption on the Common Elements (pp.96-97). The operator managing the commercial units (Brittain Resorts and Hotels) closed the restaurants, tiki bars, coffee shop, gift shop and front desk to off-program owners and guests from January 1, 2022 (operator notice 2021), and the Board wrote the matching access limits and disclaimer into the July 2021 Rules (p.4). The operator is closely involved in Association affairs: at the November 2023 annual meeting, held in a sister resort's ballroom, the operator's Operations Director was seated at the Board table, resort staff were introduced, and rental questions were answered by a Board member together with the operator's representative (Minutes pp.1, 5).

VotesOne vote per Percentage Interest (Master Deed 7.2 p.25); quorum one-third of Percentage Interest in person or by proxy (By-Laws 1.3 p.1), although the November 2023 minutes announced that a 'quorum requirement of 51%' had been reached by proxy (Minutes p.2), a higher bar than the By-Laws state; decisions by 51% or more of the value present unless a greater vote is specified; special meetings on request of 10% (By-Laws 1.8 p.2); proxies valid for one meeting (By-Laws 1.5 p.2); joint owners designate one voter.

Changing the deedMaster Deed and exhibits including By-Laws: two-thirds of Percentage Interest, never altering a unit's dimensions or percentage without that owner's consent, and never touching Grantor-consent sections without the Grantor's advance written consent (Master Deed 14.1 p.39; By-Laws 10.1 p.18); amendments effective only when recorded (14.7 p.40). Budget amendment or change by special meeting: two-thirds (By-Laws 5.3 p.10). Special assessments: approved by a majority of Co-owners (By-Laws 5.5 p.10). Common-element improvements costing an owner more than 1% of unit value in a year: two-thirds (By-Laws 6.5 p.14). Added common elements: more than 50% (Master Deed 5.8 p.22). Rules: Board alone (By-Laws 2.2.f p.5, 7.2 p.14; Rules p.5).

Disputes or lawsuitsNo pending litigation per the management company (July 2025) and none mentioned in the November 2023 minutes. Neither the Master Deed nor the By-Laws contains an arbitration or mediation clause; disputes run through Board notice-and-hearing (By-Laws 7.5 pp.15-16), self-help or suit with fee-shifting against the owner (By-Laws 7.5.c p.16), lien foreclosure (Master Deed 6.4 p.24) and, for a continuing violation, a court-ordered judicial sale of the unit (Master Deed 9.4 pp.31-32). Member complaints in 2023 covered pool deck trespassing, pool signage, chairs and tables, mini-golf carpet, the hot tub and exterior lighting (Minutes p.4). The Savoy is a separate HOA sharing amenities under an easement with no financial transfer; many Savoy owners rent through Long Bay (Minutes p.4).

What the documents say (21)

“Initially, the number of directors on the Board shall be three (3); in subsequent years, the number of directors shall be set by the Board at three (3), five (5), or seven (7), members, as the Board deems appropriate.”By-Laws (Exhibit E), Section 2.1, p.4

“Until the sale by Grantor of eighty (80%) percent of the Units or December 31, 2015, whichever shall last occur, Grantor shall be entitled to exercise, without the consent of the Co-owners, all rights granted to the Co-owners to elect the members of the Board of Directors by the Act, the Master Deed, or these Bylaws. Directors shall serve staggered three-year terms with roughly one-third of the Board coming up for election each year.”By-Laws (Exhibit E), Section 2.3, p.6

“Grantor, or an affiliate of Grantor, may be employed as managing agent or manager.”By-Laws (Exhibit E), Section 4.1, pp.9-10

“No Management contract may have a term in excess of three (3) years and each contract must permit termination by either party without cause and without termination fee on ninety (90) days or less written notice.”By-Laws (Exhibit E), Section 4.2, p.10

“At any meeting at which a quorum is present, the affirmative vote of the Co-owners of fifty-one percent or more of the value of the Regime Property present at the meeting shall be required to adopt decisions submitted to the Co-owners for a vote pursuant to this Master Deed or pursuant to the Bylaws; unless, however, the Master Deed or Bylaws require a greater percentage for a particular act or decision, and except as otherwise provided in Article XIV hereof.”Master Deed 1997 (primary packet), Section 7.2, p.25

“Notwithstanding anything to the contrary in this section, no amendment shall be made to provisions of this Master Deed requiring Grantor's consent to such changes unless Grantor shall consent to such changes in advance in writing.”Master Deed 1997 (primary packet), Section 14.1, p.39

“This section may not be amended without the written consent of Grantor.”Master Deed 1997 (primary packet), Section 5.4, p.21

“There are two types of "Units" (or "apartments" as that term is used in the Act) in the Regime - two hundred eighty six units intended for residential use, which are referred to in this Master Deed as "Residential Units", and four Units intended for commercial use, referred to in this Master Deed as the "Reception Unit", the "Restaurant Unit", the "Snack Bar Unit", and the "Vending Unit."”Master Deed 1997 (primary packet), Section 2.1.dd, p.6

“Reception Commercial $2,000,000.00 .066000 Restaurant Commercial $700,000.00 .023100 Snack Bar Commercial $150,000.00 .004951 Vending Commercial $110,000.00 .003630 TOTAL: $30,300,000.00 1.00”Master Deed 1997 (primary packet), Exhibit C Percentage Interest, p.52

“and in excess of 66% of the members voted to adopt the Amendment.”First Amendment to Master Deed (recorded February 25, 2013), in the primary packet, p.96

“As to the service of such alcoholic beverages on the Common Elements, the Co-owner of the Reception Unit or the Assignee, as the case may be, will at all times have direct control over the possession, consumption, and use of alcoholic beverages on the Common Elements.”First Amendment to Master Deed (recorded February 25, 2013), in the primary packet, Paragraph 1 amending Section 3.4, pp.96-97

“provided, however, the Co-owner of the Reception Unit or its Assignee, as described in Section 3.4 above, may: (1) make temporary improvements to and conduct retail sales of food, beverages, and alcoholic beverages and/or conduct on-premise consumption of alcoholic beverages on the General Common Elements, including, but not limited to the pool deck and the Fifth Floor Roof top and (2) provide hair braiding and spa type activities on the pool deck.”First Amendment to Master Deed (recorded February 25, 2013), in the primary packet, Paragraph 2 replacing Section 5.5, p.97

“Pursuant to South Carolina law, as the same may be amended from time to time, the Co-owner of the Reception Unit or its Assignee shall have such power and authority as is required by South Carolina law and regulation to regulate, control, and limit the possession of open containers and consumption of alcoholic beverages on the Common Elements of the Regime.”First Amendment to Master Deed (recorded February 25, 2013), in the primary packet, Paragraph 2 replacing Section 5.5, p.97

“The right of the Board, subject to the Bylaws, to suspend a Co-owner's voting rights and the right to use any of the facilities for any period during which any assessment of the Council against that Co-owner's Unit remains unpaid, and for any infraction by a Co-owner of the Board's rules and regulations;”Master Deed 1997 (primary packet), Section 5.4.c, p.20

“PLEASE NOTE: To further enforce the policies, these Rules and Regulations are subject to revision by the HOA Board of Directors.”Rules and Regulations July 2021, p.5

“The Savoy was an HOA separate from Long Bay Council of Co-Owners. There was a legal easement drawn up when Long Bay was built. The Savoy and Long Bay share amenities and there is no financial transfer. Many Savoy owners rented through Long Bay.”Annual Meeting Minutes, November 3, 2023, Item 9.C, p.4

“Any pending litigation in this community/building? no”Management company answers, July 2025, p.1

“Does the developer of this community/building have the First Right of Refusal? No”Management company answers, July 2025, p.1

“It was announced that the quorum requirement of 51% had been reached via proxy.”Annual Meeting Minutes, November 3, 2023, Item 4, p.2

“Also seated at the Board table was [name withheld], Operations Director for Brittain Resorts and Hotels.”Annual Meeting Minutes, November 3, 2023, Item 1, p.1

“Make available to any prospective purchaser of a residential unit, any Co-owner of a residential unit, any first mortgagee, and the holders, insurers, and guarantors of a first mortgage on any residential unit current copies of the Declaration, the Articles of Incorporation, the Bylaws, rules governing the residential unit, and all other books, records, and financial statements of the Council that the Board deems appropriate”By-Laws (Exhibit E), Section 2.2.m, p.6

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

Owners may rent on any basis: no minimum stay, no obligation to use the on-site program, and no limit on nightly rentals (Master Deed 1997, Section 4.4 p.19)
The current Rules expressly recognize owners who rent 'either personally, or through an off-site rental management company', so self-management and third-party managers are an accepted path, not a loophole (Rules and Regulations July 2021, COMMERCIAL AREAS p.4)
Independent daily or weekly maid service for an owner's unit is expressly permitted (Master Deed 1997, Section 5.5 p.21)
Off-program renters are deemed delegates of the owner and may use the General Common Elements, which include the outdoor pool complex, indoor pool, kiddie pool, lazy river, jacuzzis, fountains, dune walkovers and roof garden (Master Deed 1997, Sections 3.9 pp.15-17 and 5.4.a p.20)
The Association itself supplies pool wristbands, parking passes and pool towel cards to units not on the on-site program (Rules and Regulations July 2021 pp.2-3; Annual Meeting Minutes November 3, 2023 p.4)
Dues bundle in-unit electricity, water/sewer, cable, internet, building insurance and a master HO6, so a 1-bedroom's $641.05 and a 3-bedroom's $1,602.94 per month cover most operating utilities of a short-term rental (2024 Approved Operating Budget p.2; management company answers, July 2025)
Reserves are funded at $750,000 a year, 18.6% of the 2024 budget, with a reserve study-based schedule for major components (2024 Approved Operating Budget p.1; Annual Meeting Minutes November 3, 2023 p.4)
2025 residential dues are flat against 2024 ($641.05 / $747.88 / $1,602.94 per month) and the total budget is unchanged at $4,032,705 (2025 Approved Operating Budget pp.1-2)
Developer control of the Board ended on the later of 80% sell-out or December 31, 2015; the 2023 annual meeting elected an owner director from three owner candidates and reached quorum (By-Laws Section 2.3 p.6; Annual Meeting Minutes November 3, 2023 pp.3-4)
No pending litigation and no developer right of first refusal per the management company (management company answers, July 2025)
The 2022 audit received a clean opinion with total assets of $8,517,759, and the property policy has no wind-driven rain sublimit and a broad all-in endorsement (Annual Meeting Minutes November 3, 2023 p.2)
Fines go first to the occupant and only to the owner if unpaid, with written notice and a hearing right before any sanction (By-Laws Section 7.5 pp.15-16)
Any management contract is capped at three years and terminable without cause on 90 days' notice (By-Laws Section 4.2 p.10)
Concrete repairs, roofing, pool finish and equipment, fire system, generator, parking garage and drain-line work have already been paid from reserves and the roof was replaced, so some big-ticket items are behind the Association (Annual Meeting Minutes November 3, 2023 pp.3-4)
Board regulations may not discriminate against an owner's renters (delegates under Master Deed 5.4.a), and no owner is bound by a new or changed regulation until a copy is delivered, so the Rules cannot lawfully single out off-program guests beyond what the Master Deed already reserves to the commercial units (By-Laws Section 7.2 p.14)
Neither the Council nor the Board may limit ingress and egress to a unit as a sanction, so a fined owner's guests cannot be locked out of the unit itself (By-Laws Section 7.5 p.15)
A prospective purchaser is entitled to current copies of the Master Deed, Articles, By-Laws, rules and the financial statements the Board deems appropriate, so the missing 2025 line-item budget and reserve study can be demanded before closing (By-Laws Section 2.2.m p.6)

Watch-outs

Guests of a self-managed unit are barred from the Tiki Bar, Turtle Bay Café, Due South Restaurant & Bar, Harbor Gift Shop, Fitness Room, Guest Laundry, Front Desk Services and Housekeeping & Maintenance Services (Rules and Regulations July 2021, COMMERCIAL AREAS p.4)
The on-site operator closed all restaurants, tiki bars, coffee shops, gift shops and front desk services to owners and guests not in its rental program from January 1, 2022, at Grande Cayman and three sister resorts (operator notice to agents, June 17, 2021 p.1)
Every listing on any platform must carry the all-caps disclaimer that the rental includes no front-desk service or access to certain commercial operations, and may not mention or photograph those amenities (Rules and Regulations July 2021 p.4)
Every guest must be sent a copy of the Rules before arrival, and the Association must hold a 30-minute responder and a full occupancy registry for the unit (Rules and Regulations July 2021 p.4)
Off-program units cannot use the trash chutes; trash must be bagged and carried to the compactor behind River City Café on 73rd Avenue North, and nothing may be left outside the door (Rules and Regulations July 2021, TRASH p.3; Master Deed 1997 Section 5.5 p.21)
No key dispensing from the unit, no key pick-up or drop-off anywhere on the common elements, no lockboxes in hallways or stairwells, lock changes need Board approval, and the Association must hold a key or code to every unit (Master Deed 1997 Sections 4.4 p.19, 5.5 p.21, 9.6 p.32; Rules and Regulations July 2021 p.2)
An $800,000 insurance assessment was levied in 2024: $1,584 per 1-bedroom, $1,848 per executive suite and $3,960.80 per 3-bedroom, paid in February and April on top of dues (2024 Insurance Assessment Schedule p.1; Annual Meeting Minutes November 3, 2023 p.4)
Insurance Expense jumped 73.9% from $732,000 to $1,272,602 and with the master HO6 takes 36.6% of the 2024 budget; the broker warned of further increases, higher deductibles and lower limits (2024 Approved Operating Budget p.1; Annual Meeting Minutes November 3, 2023 pp.2-3)
Total income rose from $3,162,712 to $4,032,705 (+27.5%) for 2024, an 18.36% overall increase as reported to members, driven by insurance, wages, pool supplies, fuel, trash removal and security (2024 Approved Operating Budget p.1; Annual Meeting Minutes November 3, 2023 p.4)
The reserve balance was only $1,163,399 at September 30, 2023 for a 290-unit, 16-story oceanfront complex built in 1997 whose roof had been problematic and whose fireballs failed two years running (Annual Meeting Minutes November 3, 2023 pp.3-4)
The 2025 budget shows no line detail at all, so the 2025 reserve contribution and insurance cost cannot be verified from the documents (2025 Approved Operating Budget pp.1-2)
A monthly 'bulk up-fit' payment of $308 is attached to at least one unit and is not explained by any HOA budget or minutes; what it is, who runs it, the remaining balance and whether it transfers to a buyer must all be confirmed before closing (management company answers, July 2025)
Section 5.5 of the Master Deed, which reserves front desk, key, rental-management, restaurant and bar activity to the commercial units and the chutes and maids' closets to the Reception Unit, can never be amended without the Grantor's written consent (Master Deed 1997 Section 5.5 p.21 and Section 14.1 p.39)
The 2013 First Amendment, adopted by more than 66% of members with Grantor consent, widened the Reception Unit owner's rights to sell food, beverages and alcohol on the pool deck and rooftop, run spa activities there and police alcohol on the common elements (First Amendment to Master Deed, primary packet pp.96-97)
The By-Laws allow the Grantor or an affiliate to be hired as the Council's managing agent, and the exercise room is a Limited Common Element of the Reception Unit (By-Laws Section 4.1 pp.9-10; Master Deed 1997 Section 3.4 p.13)
Fines start at $200 per infraction plus $50 per day for wilful violations, smoking fines start at $250, one thrown object from a balcony evicts every guest, and all fines become a lien and personal obligation of the owner (Rules and Regulations July 2021 pp.2, 3, 5)
The whole property is non-smoking including inside units and on balconies, and guests may not bring pets, which narrows the rental audience (Rules and Regulations July 2021 p.3)
Contractors must sign in at the front desk run by the commercial unit, work 9AM-5PM, be licensed in Horry County and the City of Myrtle Beach, and carry insurance naming the Association, and the owner pays for any common-element damage (Rules and Regulations July 2021 p.4)
The Board may suspend an owner's and therefore the owner's guests' use of the facilities for unpaid assessments or any rule infraction (Master Deed 1997 Section 5.4.c p.20)
Owners must still carry their own HO-6 for liability and contents if the HOA's master HO6 does not provide it, and the scope of the master HO6 is not documented (Rules and Regulations July 2021 p.4; Master Deed 1997 Section 11.5 p.35)
Residential owners pay regime-wide electricity, water, sewer and cable as a common expense allocated by the Board, so heavy guest usage across the building flows into everyone's electricity contribution ($51.20-$128.03 a month in 2024) (Master Deed 1997 Section 6.1.g p.23; 2024 Approved Operating Budget p.2)
No 'For Rent' or 'For Sale' sign may be displayed without Association approval (Rules and Regulations July 2021 p.3; Master Deed 1997 Section 9.1.b p.27)
For a continuing violation the Master Deed lets the Board, after notice and a hearing, enter and abate at the owner's expense and then serve a 10-day notice and sue for a decree terminating the owner's right to occupy the unit and ordering a judicial sale the owner may not bid at; the By-Laws also allow self-help or suit without the hearing procedure, with the owner paying all costs and attorney's fees (Master Deed 1997 Section 9.4 pp.30-32; By-Laws Section 7.5.c p.16)
The master-policy deductible is paid by whoever would be liable for the loss without insurance, so a leak or fire that starts in a rental unit can leave that owner paying the deductible, and guest-caused damage or any uninsured deficiency is charged back as an individual assessment (Master Deed 1997 Sections 11.4 p.35, 12.1 p.37, 9.1.i p.29)
A buyer is jointly and severally liable with the seller for any unpaid assessments on the unit, so an estoppel letter is essential (Master Deed 1997 Section 6.5 p.24)
The on-site rental operator's operations director sat at the Board table at the 2023 annual meeting, which was held in a sister resort's ballroom, and rental questions were fielded by a Board member with the operator's staff; the By-Laws also allow the Grantor or an affiliate to serve as the Council's managing agent (Annual Meeting Minutes November 3, 2023 pp.1, 5; By-Laws Section 4.1 pp.9-10)
The 2023 annual meeting announced a 51% quorum requirement although the By-Laws set quorum at one-third of Percentage Interest, so the practical bar for owner action may be higher than the documents state (Annual Meeting Minutes November 3, 2023 p.2; By-Laws Section 1.3 p.1)
The owner, not the Association, maintains everything inside the unit boundary including the HVAC condenser, water heater, windows, doors and the plumbing and wiring serving only the unit (Master Deed 1997 Section 3.8.c p.15)

Unit type	Per month	Per year
1 Bedroom Suite (0.00198, 92 units) - 2025	$641	$7,693
Executive Suite / 2 Bedroom (0.00231, 91 units) - 2025	$748	$8,975
3 Bedroom Suite (0.004951, 103 units) - 2025	$1,603	$19,235
1 Bedroom Suite - 2024 ($552.50 assessment + $51.20 electricity contribution + $37.34 master HO6)	$641	$7,693
Executive Suite - 2024 ($644.58 assessment + $59.73 electricity + $43.57 master HO6)	$748	$8,975
3 Bedroom Suite - 2024 ($1,381.53 assessment + $128.03 electricity + $93.38 master HO6)	$1,603	$19,235
Commercial Reception Unit (0.066) - 2025 (2024: $18,416.68)	$18,275	$219,299
Commercial Restaurant Unit (0.0231) - 2025 (2024: $6,445.84)	$6,396	$76,755
Commercial Snack Bar Unit (0.004951) - 2025 (2024: $1,381.53)	$1,371	$16,451
Commercial Vending Unit (0.00363) - 2025 (2024: $1,012.92)	$1,005	$12,062

Grande Cayman Resort.

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, 2025

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.

Grande Cayman Resort.

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, 2025

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.