HOA Risk Assessment · Myrtle Beach oceanfront

Jonathan Harbour.

Workable with rules. You can self-manage, but the rules shape how. Read the watch-outs before you price it.

Read from 3 association documents dated 1985–2017: Jonathan Harbour Horizontal Property Regime — Jonathan Harbour. This page answers one question: what is it like to own here and rent it out yourself?

Fees & income for this resort → What to ask the HOA
68OUT OF 100
Workable with rules

Self-manage score. Five questions, scored 1–5 from the documents, averaged.

Thin read
Can you rent it your way?Favorable
Will your guests be treated like guests?Typical
How much work lands on you?Favorable
Is the money healthy?Typical
Who's really in charge?Typical
01 What we read

The documents behind this page.

Nothing here is inferred from a listing or a phone call. Every score traces to a sentence in one of these.

Master Deed for Jonathan Harbour Horizontal Property Regime (with Exhibits A, A-1, B, C and D)1985· partialMaster Deed for Jonathan Harbour Horizontal Property Regime (second scan, labelled 'JH Deed and By-Laws')1985· partialJonathan Harbour Condominium Resort HOA Rules and Regulations (Date Adopted 6/23/2017)2017· partial
✓Master deed / declarationOn file
BylawsNot on file
✓Rules & regulationsOn file
Current budget with dues scheduleNot on file
Latest annual meeting minutesNot on file
Insurance summaryNot on file
Reserve studyNot on file
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.

01

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.

Deed places no leasing, minimum-stay, registration or on-site-program restriction and the 2017 Rules expressly contemplate owners using their own rental agent; one point off because off-program owners must self-supply parking identification tags, pool wristbands are required with an unstated issuer, and an on-site rental company operates from the front desk, so the self-managing owner carries real rule friction short of registration.

Short-term rentalsAllowed
Must use on-site programNo
Owner may rent it personallyYes
Off-site manager allowedYes
Owner-use limitsunstated (no owner-use or leasing limits appear in the Master Deed or 2017 Rules)
RegistrationNo guest registration with the Association is stated. The 2017 Rules require that every car be identified as a guest of Jonathan Harbour: owners who do not use the on-site rental company (Jonathan Harbour Rentals) must supply their own identifying parking tags, themselves or through their rental company, and unregistered cars are towed. The Master Deed (Art. XXVI) requires owners to notify the Association of their ownership and mortgagee details.
Advertising rulesNo advertising, listing-name or photo rules on file. The 2017 Rules do bar signs displayed to the public on units or Association property without prior Association approval, and bar any 'trade or business activity' on Association property; the same Rules expressly contemplate owners' rental agents and rental companies, so renting is evidently not treated as prohibited business activity, but an on-site sign, office or check-in table could be (Rules 2017, SIGNS and BUSINESS ACTIVITY).
Vote to change rental rulesMaster Deed amendments require 'an affirmative vote of all the members owning a UNIT in the CONDOMINIUM and entitled to vote' (Art. XXIX, p.19-20), i.e. unanimity; By-Laws amendments require two-thirds of the total value of the property (Exhibit D By-Laws Art. 9(c), p.38); rules and regulations governing use of units and common elements may be adopted by the Board (Master Deed Art. XIII, p.6; By-Laws 4(j)(iv), p.34).
What the documents say (7)
“Except for the Commercial UNIT, its LIMITED COMMON ELEMENTS and easements each UNIT is hereby restricted to residential use by the owner or owners thereof, their immediate families, guests, and invitees;”Master Deed, Article XIV Residential Use Restriction, p.6
“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 occu- . pancy of any UNIT, shall signify that the provisions of this Master Deed are accepted and ratified in all respects.”Master Deed, Article XXXI, p.21
“The Commercial UNIT may be used for any lawful purpose including, but not limited to, offices and reception areas for the purpose of general rentals, management, sales of UNITS located in Jonathan Harbour and other unrelated properties.”Master Deed, Article XIV, p.6-7
“Itis also each owner's responsibility to ensure that his/her rental agent and guests understand and observe all rules and regulations.”Rules and Regulations (2017), GENERAL, p.1 (de-interleaved from two-column OCR)
“PARKING: All cars must be identified as a quest of Jonathan Harbour. If you do not use the on-site rental company (Jonathan Harbour Rentals), you or your rental company will be responsible for using their own identifying tags. All unregistered cars will be towed.”Rules and Regulations (2017), PARKING, p.1 (de-interleaved from two-column OCR)
“BUSINESS ACTIVITY: No trade or business activity may be conducted on Association property.”Rules and Regulations (2017), BUSINESS ACTIVITY, p.1 (de-interleaved from two-column OCR)
“SIGNS: No signs 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 (2017), SIGNS, p.1 (de-interleaved from two-column OCR)
02

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.

Off-program guests get the same common elements and pool as everyone, but the owner must handle their parking tags and pool wristbands (issuer unstated), renters may not bring pets, and no front-desk check-in is provided for off-program guests.

Amenities for your guestsSame as program guests
Wristbands & parking passesPool: 'ALL OWNERS AND GUESTS ARE REQUIRED TO WEAR an authorized wristband for access to the pool area' - who issues wristbands and any cost are unstated. Parking: all cars must carry Jonathan Harbour guest identification; owners not using Jonathan Harbour Rentals (or their rental company) must provide their own identifying tags; one-bedroom units get a maximum of one space, two-bedroom units a maximum of two; unregistered cars and violators are towed at their expense. Cost of tags unstated.
Check-inunstated (the commercial unit contains a front desk/registration area but no document requires guests to check in there)
TrashAll trash and unit debris must be bagged in secured heavy-duty plastic bags and deposited in dumpsters on the property; discarded furniture, appliances, screens etc. must go to a proper dumping facility (Rules 2017, TRASH).
Elevatorsunstated (deed notes an elevator and stairs at each end of the building; no vendor/service-elevator rule on file)
Housekeeping & linenunstated (maid rooms are limited common elements of the commercial unit, Master Deed Exhibit A, p.25; no linen or housekeeping requirement for owners stated)
What the documents say (4)
“SWIMMING POOLS Pool rules are clearly posted in the pool areas and enforced. ALL OWNERS AND GUESTS ARE REQUIRED TO WEAR an authorized wristband for access to the pool area. Pool hours are as posted.”Rules and Regulations (2017), SWIMMING POOLS, p.1 (de-interleaved from two-column OCR)
“Please be advised that all one (1) bedroom unit is entitled to a maximum of one (1) parking space per unit and all two (2) bedroom unit is entitled to a maximum of two (2) parking spaces per unit. Parking violators are subject to towing at their expense.”Rules and Regulations (2017), PARKING, p.1 (de-interleaved from two-column OCR)
“Except for the LIMITED COMMON ELEMENTS which are reserved for the exclusive use of particular owners, the COMMON ELEMENTS shall be, and the same are hereby declared to be subject to a perpetual non-exclusive easement in favor of all of the owners of UNITS in the CONDOMINIUM for their use and the use of their immediate families, guests, and invitees, for all proper and normal pur- poses,”Master Deed, Article VIII, p.4
“PETS: Are only allowed by owners.”Rules and Regulations (2017), PETS, p.1
03

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.

Beyond normal hosting the owner must supply parking tags and get pool wristbands to every guest, police guest conduct under a fine process that is not on file, and possibly lodge a unit key with the Association; no response-time, trash-haul or service-elevator rules exist.

Locks & keysMaster Deed Art. XVII: in emergencies the Board, its authorized persons, the building Superintendent or Managing Agent may enter immediately, and 'the owner of each UNIT, if required by the ASSOCIATION, shall deposit under the control of the ASSOCIATION a key to such UNIT.' No lock-type rule stated.
FinesRules 2017: 'Any violation of the tules and regulations stated herein shall be subject to the violation procedureffine process that has been given to all owners.' The fine schedule itself is not on file. Owners are responsible for conduct of and damage by family, guests and service personnel (Rules, GENERAL). Master Deed Art. XXX(B) makes owners liable for maintenance/repair costs caused by their guests, agents or lessees to the extent not covered by Association insurance, and Art. XXX(C) lets the Association recover attorney's fees in enforcement proceedings.
Contractors & vendorsunstated (no contractor/vendor or service-elevator rules on file; structural/exterior alterations need prior written Association approval with sketches, Rules ALTERATIONS & ADDITIONS and Master Deed Art. XIX)
AlsoOwners must ensure their rental agent and guests know and follow the rules; owners not using the on-site rental company must supply their own parking identification tags; balconies must be kept clean, nothing hung from railings, no storage; no grills/cooking devices on balconies (common grills provided, owners clean up); no personal items in hallways/stairwells; quiet hours 11:00 PM-8:00 AM per local ordinance; occupancy not to exceed the number specified by law; no signs without approval; no business activity on Association property. Master Deed Art. XXIII: the owner is liable for injuries or damage from an accident in his own unit 'to the same extent and degree that the owner of a house would be liable', and may at his own expense carry contents and personal-liability insurance (ideally with the Association's carrier, with subrogation waiver); Art. XVI/XXX(B): an owner may not do or keep anything that increases the Association's insurance rate and is liable for any rate increase caused by use or occupancy of his unit. Art. XIX: balcony enclosure, exterior changes, protruding wiring/antenna/AC units, storm panels and awnings all need prior written Association consent.
What the documents say (5)
“GENERAL: Each owner is responsible for the proper conduct of his/her family, guests and service personnel, as well as any damage to property caused by these persons.”Rules and Regulations (2017), GENERAL, p.1 (de-interleaved from two-column OCR)
“Any violation of the tules and regulations stated herein shall be subject to the violation procedureffine process that has been given to all owners.”Rules and Regulations (2017), VIOLATIONS, p.1 (de-interleaved from two-column OCR)
“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, Article XVII, p.7
“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, Article XXX(B), p.20
“The owner of a UNIT shall be liable for injuries or damage resulting from an accident in his own UNIT, to the same extent and degree that the owner of a house would be liable for an accident occurring within the house,”Master Deed, Article XXIII, p.9
04

Is the money healthy?

Typical

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.

Deed provides sound mechanics (annual budget with replacement and operating reserves, fixed percentage shares, CPA audit) but with no budget, reserves, insurance figures or special-assessment history on file the actual financial condition is unknown, so this is a typical/unknown rating on limited evidence.

Special assessmentsNone in the documents
InsuranceMaster Deed Art. XXIV requires the Association to carry casualty insurance on all units and common elements at maximum replacement value (fire, extended coverage, windstorm, water damage, vandalism), public liability, workers' compensation and other coverage the Board chooses; cost is a common expense; proceeds flow through an Insurance Trustee (a South Carolina bank). Art. XXI: an owner pays the portion of an insured in-unit repair that falls within the policy deductible. No premium, carrier or deductible figures on file. Art. XXIII: owners may, at their own expense, insure their furnishings/personal property and personal liability; risk of loss of contents is on the owner. Art. XVI and XXX(B): owners must not increase the insurance rate on the condominium and are liable for any fire-insurance rate increase caused by use, misuse or occupancy of their unit. Lenders holding first mortgages may approve the insurers and coverage amounts (Art. XXIV).
DelinquencyAssessment is in default if unpaid on the due date; Board may accelerate the whole annual assessment on not less than 10 days notice; if unpaid 20 days after due date the Association may enforce by any means under the Act including lien foreclosure and sale; delinquent sums bear interest at the highest lawful rate or, failing that, 10% per annum, plus collection costs and reasonable attorney's fees whether suit is brought or not; in foreclosure the Association is entitled to rental from the owner and a receiver. A purchaser in a voluntary conveyance is jointly and severally liable with the seller for unpaid assessments; a foreclosure purchaser is liable only from acquisition (Master Deed Art. XXVII G-L, p.16-18). Separately, Art. XX lets the Board assess the cost of common-element alterations that exclusively or substantially benefit one unit solely against that unit's owner.
What the documents say (7)
“All assessments levied against the owners of UNITS and said UNITS shall be uniform and, unless specifically otherwise provided for in this Master Deed, the assessments made by ASSOCIATION shall be in such proportion that the amount of assessment levied against each owner of a UNIT and his UNIT shall bear the same ratio to the total assessment made against all owners of UNITS and their UNITS as does the undivided interest in COMMON ELEMENTS appurtenant to each UNIT bear to the total undi- vided interest in COMMON ELEMENTS appurtenant to all UNITS.”Master Deed, Article XXVII(A), p.15
“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 to be necessary.”Master Deed, Article XXVII(C), p.15
“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 main- tained as reserve fund for replacement of COMMON ELEMENTS,”Master Deed, Article XXVII(D), p.15
“In the event any assessment, installment, or accelerated assessments are not paid within twenty (20) days after their due date, the ASSOCIATION, through its Board of Directors, may proceed to enforce and collect the said assessments against the UNIT owner owing the same in any manner provided for by the Act, including the right of foreclosures and sale.”Master Deed, Article XXVII(G), p.16
“An audit of the accounts of the ASSOCIATION shall be made annually by a Certified Public Accountant, and a copy of the report shall be furnished to each member not later than April 1 of the year following the year for which the report is made.”Master Deed Exhibit D By-Laws (1985), Article 7(e), p.37
“Commercial Unit $116,100.00 3.336”Master Deed, Exhibit B percentage schedule, p.27
“Such liabi- lity shall include any increase in fire insurance rates occa- sioned by use, misuse, occupancy or abandonment of a UNIT or its appurtenances.”Master Deed, Article XXX(B), p.20
05

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.

Board is five owner-elected directors (developer control expired by the deed's own terms) and the Commercial Unit has no rental monopoly, but it holds deed-protected rights the Association cannot limit, the deed needs a unanimous vote to amend, and the 1985 by-laws on file have not been confirmed as current.

StructureOne association
Commercial unitYes, with its own deed rights
On-site operatorJonathan Harbour Rentals (named in the 2017 Rules as 'the on-site rental company'; relationship to the Commercial Unit owner unstated)
BoardFive directors (Exhibit D By-Laws Art. 4(a), p.32); owner-elected directors chosen by plurality at the Annual Meeting (second Saturday in October) for two-year staggered terms; non-cumulative voting; officers elected annually by the Board. Developer (Wellons Corporation) could designate a majority of the Board while it owned five or more units or until the Phase II/III option expired, whichever was last (Master Deed Art. XXXII, By-Laws 4(a)); that option expired no later than January 1, 1990 by its own terms, but no later by-laws confirm the current board structure. By-Laws 4(j)(vi) let the Board contract out management of the common areas and delegate all Association powers to the contractor (except matters the Master Deed reserves to Board/membership approval), and By-Laws 6(f) expressly allow the Board to employ or contract with a Director for management of the condominium.
Developer rightsGrantor reserved Phase II/III expansion options (expired by deed terms), sales-office use of units until all sold, absolute right to lease or sell its units, board-majority designation while owning 5+ units, no disqualification on self-interested votes, and the right to correct typographical errors. Grantor and Lender rights cannot be amended without their written consent (Art. XXIX). These are historical; no document on file shows the developer retains any units today. By-Laws 9(e) also barred any by-law amendment abridging the developer's board-designation right without its written consent, and Master Deed Art. XXXII let developer-designated directors vote on management contracts in which the developer had an interest.
Commercial-unit rightsDeed-level: the Commercial Unit 'may be used for any lawful purpose including ... offices and reception areas for the purpose of general rentals, management, sales of UNITS located in Jonathan Harbour and other unrelated properties' (Art. XIV); the Association may take 'no action ... which would limit the owners of the Commercial UNIT from carrying on its permitted activities' (Art. XIII); its owner may alter the Commercial Unit and its limited common elements without Board consent so long as structural integrity is unaffected (Art. XIX); the front desk, registration, manager's apartment, maintenance room and all maid rooms belong to or are LCE of the Commercial Unit (Exhibit A). The deed grants NO exclusive right to rent or service other owners' units.
VotesQuorum is a majority (51% of the value of the property); matters decided by majority of units represented at a meeting with quorum unless a higher threshold applies; votes in person or by proxy; multi-owner units must file a voting certificate or their vote is not counted (By-Laws Art. 2, p.31).
Changing the deedMaster Deed: proposed by majority of the Board or owners of a majority of units, then approved by 'an affirmative vote of all the members owning a UNIT in the CONDOMINIUM and entitled to vote' (unanimity); changes to percentage interests or assessment basis need all owners and mortgagees (Art. XXIX, p.19-20). By-Laws: two-thirds of the total value of the property (By-Laws Art. 9(c), p.38). Termination: unanimous consent of all owners and lienholders (Art. XXVIII).
Disputes or lawsuitsunstated (no minutes, financials or litigation records on file). Note: By-Laws 6(b) refer to a 'right of first refusal in the manner specified in the Master Deed', but no such right appears in the Master Deed on file.
What the documents say (6)
“Provided, however, that no action shall be permitted which would limit the . owners of the Commercial UNIT from carrying on its permitted activities,”Master Deed, Article XIII, p.6
“At such meeting, the amendment or amendments proposed must be approved by an affirmative vote of all the members owning a UNIT in the CONDOMINIUM and entitled to vote in order for such amendment or amendments to become effective.”Master Deed, Article XXIX, p.20
“Further, so long as GRANTOR is the owner of five (5) or more UNITS, or until the option to submit Phase II and/or Phase III has expires, whichever event occurs last, then the said GRANTOR shall have the right to designate and select a majority of the persons who shall serve as members of each Board of Directors of the ASSOCIATION.”Master Deed, Article XXXII, p.21
“The first Board of Directors of the ASSOCIATION and suc- ceeding. Boards of Directors shall consist of five (5) persons.”Master Deed Exhibit D By-Laws (1985), Article 4(a), p.32
“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 value of the property in the CONDOMINIUM.”Master Deed Exhibit D By-Laws (1985), Article 9(c), p.38
“This provision shall not preclude the Board of Directors from employing a Director as an employee of the ASSOCIATION, nor preclude the contracting with a Director for the management of the CONDOMINIUM.”Master Deed Exhibit D By-Laws (1985), Article 6(f), p.36-37
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 contains no leasing restriction, minimum stay, rental registration or on-site-program requirement; units are restricted only to residential use by owners, families, guests and invitees, and the deed expressly contemplates 'rental of any UNIT' (Master Deed, Art. XIV p.6 and Art. XXXI p.21).
  • The 2017 Rules expressly contemplate owners using their own 'rental agent' or 'rental company' instead of the on-site company; the only extra duty is supplying your own parking identification tags (Rules and Regulations 2017, GENERAL and PARKING, p.1).
  • No amenity is reserved to program guests: common elements are subject to a perpetual easement for all owners, their families, guests and invitees, and the pool wristband rule applies equally to 'ALL OWNERS AND GUESTS' (Master Deed Art. VIII p.4; Rules 2017 SWIMMING POOLS p.1).
  • The Commercial Unit has no deed-granted exclusive right to rent, service or check in other owners' units; it is simply allowed to operate rental/management/sales offices (Master Deed Art. XIV, p.6-7).
  • Changing the Master Deed, including any attempt to add rental restrictions at deed level, requires an affirmative vote of all unit owners, which protects existing rental freedom (Master Deed Art. XXIX, p.20).
  • Deed requires an annual budget with a replacement reserve fund and a separate operating reserve, an annual CPA audit furnished to owners by April 1, and pro-rata assessments by fixed Exhibit B percentages (Master Deed Art. XXVII C-E p.15-16; Exhibit D By-Laws Art. 7(e) p.37; Exhibit B p.27-28).

Watch-outs

  • No budget, financial statement, reserve study or insurance declaration is on file, so dues, reserve funding, insurance cost and any special assessments are entirely unknown; the Board may levy additional assessments 'in the sole discretion of said Board' whenever it deems the budget insufficient (Master Deed Art. XXVII(C), p.15).
  • The only by-laws on file are the original 1985 Exhibit D by-laws, which still describe developer control of the Board; current by-laws, any Master Deed amendments and whether Phase II/III were ever added are unstated (Master Deed Exhibit D, p.30-39; Art. II-A, p.1-2).
  • If you do not use the on-site rental company (Jonathan Harbour Rentals) you or your rental company must provide your own identifying parking tags, and 'All unregistered cars will be towed'; one-bedroom units get one space, two-bedroom units two (Rules and Regulations 2017, PARKING, p.1).
  • Pool access requires 'an authorized wristband' for all owners and guests, but who issues wristbands, how off-program guests get them and any cost are unstated (Rules and Regulations 2017, SWIMMING POOLS, p.1).
  • Pets are allowed only for owners, so pet-friendly rentals are not possible (Rules and Regulations 2017, PETS, p.1).
  • Owners are responsible for conduct of and damage by guests and must make sure their rental agent and guests follow all rules; violations go through a 'violation procedure/fine process' whose schedule is not on file (Rules and Regulations 2017, GENERAL and VIOLATIONS, p.1).
  • The Commercial Unit (front desk, registration, manager's apartment, maid rooms) has deed-protected rights: the Association may take no action limiting its permitted activities and its owner may alter it without Board consent (Master Deed Art. XIII p.6, Art. XIX p.8, Exhibit A p.25).
  • Delinquency terms are strict: acceleration of the full annual assessment on 10 days notice, foreclosure available 20 days after a missed payment, interest at the highest lawful rate (or 10%), attorney's fees whether or not suit is filed, and a buyer in a voluntary sale is jointly liable for the seller's unpaid assessments (Master Deed Art. XXVII G-L, p.16-18).
  • The Association may require every owner to deposit a unit key with it for emergency entry, which affects lock/keyless-entry planning (Master Deed Art. XVII, p.7).
  • Owners bear the insurance-deductible portion of insured in-unit repairs and the cost of damage caused by their lessees not covered by Association insurance; the deductible amount is unstated (Master Deed Art. XXI p.9, Art. XXX(B) p.20).
  • The 2017 Rules bar signs without Association approval and any 'trade or business activity' on Association property; the same Rules plainly contemplate owners' rental agents, so renting itself is not blocked, but on-site signage, a self-run check-in table or a lock-box in common areas could be challenged under this rule (Rules and Regulations 2017, SIGNS and BUSINESS ACTIVITY, p.1).
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, unstated

Unit typePer monthPer year
Commercial Unit - 3.336% interest——
Residential units at 1.327% interest (9 units: x13, x14, x15 on levels 3-5)——
Residential units at 1.388% interest (49 units, the standard unit)——
Residential units at 1.454% interest (3 units: x12 on levels 3-5)——
Residential unit at 1.514% interest (1 unit)——
Residential unit at 1.520% interest (1 unit)——
Residential units at 1.646% interest (2 units)——
Residential units at 2.004% interest (3 units: x01 on levels 3-5)——

What the dues cover

unstated (no budget on file; By-Laws 7(b) list the budget as covering common element maintenance, landscaping, streets and walkways, office expense, swimming pool, utility services not billed to units, casualty and liability insurance, administration and operating/replacement reserves)

Where the budget goes

No line-item budget in this set.

The figures, in the documents' words (7)
“All assessments levied against the owners of UNITS and said UNITS shall be uniform and, unless specifically otherwise provided for in this Master Deed, the assessments made by ASSOCIATION shall be in such proportion that the amount of assessment levied against each owner of a UNIT and his UNIT shall bear the same ratio to the total assessment made against all owners of UNITS and their UNITS as does the undivided interest in COMMON ELEMENTS appurtenant to each UNIT bear to the total undi- vided interest in COMMON ELEMENTS appurtenant to all UNITS.”Master Deed, Article XXVII(A), p.15
“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 to be necessary.”Master Deed, Article XXVII(C), p.15
“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 main- tained as reserve fund for replacement of COMMON ELEMENTS,”Master Deed, Article XXVII(D), p.15
“In the event any assessment, installment, or accelerated assessments are not paid within twenty (20) days after their due date, the ASSOCIATION, through its Board of Directors, may proceed to enforce and collect the said assessments against the UNIT owner owing the same in any manner provided for by the Act, including the right of foreclosures and sale.”Master Deed, Article XXVII(G), p.16
“An audit of the accounts of the ASSOCIATION shall be made annually by a Certified Public Accountant, and a copy of the report shall be furnished to each member not later than April 1 of the year following the year for which the report is made.”Master Deed Exhibit D By-Laws (1985), Article 7(e), p.37
“Commercial Unit $116,100.00 3.336”Master Deed, Exhibit B percentage schedule, p.27
“Such liabi- lity shall include any increase in fire insurance rates occa- sioned by use, misuse, occupancy or abandonment of a UNIT or its appurtenances.”Master Deed, Article XXX(B), p.20
05 Rules your guests will feel

What to put in the house manual.

Fines for these land on the owner, not the guest.

PetsPets are only allowed by owners (Rules 2017, PETS) - renters/guests may not bring pets.
OccupancyOccupancy of a unit is not to exceed the number specified by law (Rules 2017, GENERAL); no numeric cap stated.
Smokingunstated, except cigarette butts may not be thrown from balconies or common areas (Rules 2017, PORCHES & BALCONIES).
ParkingAll cars must be identified as a Jonathan Harbour guest; owners/rental companies not using Jonathan Harbour Rentals supply their own identifying tags; one-bedroom units max one space, two-bedroom units max two; unregistered or violating cars towed at owner's expense (Rules 2017, PARKING). The Master Deed (Art. VIII) lets the Association adopt rules granting owners exclusive use of particular parking spaces and mailboxes; no such assignment is on file.
Golf carts, motorcycles, trailersNo trailer, camper, mobile home, Jet Ski or similar equipment stored on premises more than 7 days without prior Board approval; trailers/RVs must park in the back lot; unauthorized, unregistered, abandoned or inoperable vehicles may be towed/stored at owner's expense (Rules 2017). Golf carts and motorcycles unstated.
GrillsNo gas or charcoal grills or other cooking devices in units or on balconies, porches, hallways; Association grills are provided, must be attended, coals extinguished with water, users clean up (Rules 2017, GRILLING).
AgeChildren under 14 not permitted in pool areas unless accompanied by an adult (Rules 2017, SWIMMING POOLS); no owner/renter age restriction stated.
AlsoNo clothing/towels on balcony railings, no balcony storage, no feeding birds from balconies; no personal items in hallways or stairwells; fireworks prohibited; quiet hours 11:00 PM-8:00 AM; no signs without Association approval; no trade or business activity on Association property; skateboards/skates/roller blades restricted; no structural or exterior alteration without prior written Association approval (Rules 2017; Master Deed Art. XIX); pool wristbands required for all owners and guests; proper pool attire, no glass, swim diapers for infants. Master Deed Art. XIX: no balcony enclosure, exterior painting/decoration, protruding wiring, antennas, machines or AC units, storm panels or awnings without written Association consent.
06 Before you write an offer

What to ask the association for.

The documents we had leave these open. Ask for them in the due-diligence period and the score firms up.

Documents read October 2026. Thin read: One kind of document only. Treat the score as provisional.

Read this before relying on anything aboveEvery statement on these pages is read from the association's own recorded documents, named on the page, as they stood on the date shown. Boards amend rules, budgets change every year, and a recorded amendment can change a score overnight. Confirm anything you would rely on with the association or your closing attorney before you write an offer. This is not legal, tax or investment advice.
The next step

Have the documents read
for the building you are weighing.

This page says what the association's documents allow, require and cost. It cannot tell you which unit is listed this week, or what the seller's estoppel will say. Tell us the resort and we will read its documents against this framework, or pull them if you are under contract.

We use the numbers on this page to answer you specifically. No list, no drip sequence — a person reads it.