HOA Risk Assessment · Myrtle Beach oceanfront

Kingston Plantation.

Program-leaning. The resort is built around its on-site program. Self-managing works, with friction and some things your guests will not get.

Read from 10 association documents dated 1986–2026: Richmond Park Horizontal Property Regime — Richmond Park. 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
56OUT OF 100
Program-leaning

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

Full read
Can you rent it your way?Typical
Will your guests be treated like guests?Typical
How much work lands on you?Favorable
Is the money healthy?Red flag
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 of Richmond Park Horizontal Property Regime (1986)1986· partialFirst through Eleventh Amendments to Master Deed of Richmond Park HPR (recorded compilation, 1986-1988) plus 2004 Amendment to the Tenth Amendment2004· partialBylaws of Richmond Park Home Owners Association, Inc. (Exhibit G) with 1990 Amendment to Bylaws and 2005 Enforcement Policy Resolution1986· partialAmended Rules and Regulations for Richmond Park Property Owners Association, Inc. (October 25, 2018, recorded 11/09/2018)2018Richmond Park 2026 Budget (chart of accounts with % of budget and cost per 1/2/3-bedroom unit)2026· partialRichmond Park 2024 Approved Budget with Assessment Payment Options2024· partialRichmond Park Property Owners Association, Inc. Operating Fund - Actual vs Budget as of 06/30/2024 (unaudited)2024Richmond Park POA, Inc. Approved 2022 Operating Budget (approved 12/1/2021)2022Amended and Restated Declaration of Covenants, Conditions and Restrictions for Kingston Plantation (KPMA, effective 02/20/2016, recorded 05/23/2016)2016Kingston Plantation Master Association, Inc. Amended and Restated Rules and Regulations (Exhibit A: parking, trailers, golf carts, towing, extraordinary events)2016
✓Master deed / declarationOn file
✓BylawsOn file
✓Rules & regulationsOn file
✓Current budget with dues scheduleOn file
Latest annual meeting minutesNot on file
Insurance summaryNot on file
Reserve studyNot on file

More than one association at this resort.

Each tower or phase here is its own regime with its own deed, budget and rules. This page covers Richmond Park Horizontal Property Regime (Richmond Park Property Owners Association, Inc., formerly Richmond Park Home Owners Association, Inc.). Also documented: Kingston Plantation Master Association, Inc. (KPMA) → 64Brighton at Kingston Plantation Horizontal Property Regime (Brighton at Kingston Plantation Property Owners' Association, Inc.) → 76Canterbury Court Horizontal Property Regime (Canterbury Court Property Owners Association, Inc.) → 68Cumberland Terrace Horizontal Property Regime (Cumberland Terrace Property Owners Association, Inc.) → 60Margate Tower at Kingston Plantation Horizontal Property Regime (Margate Tower at Kingston Plantation Property Owners Association, Inc.) → 68North Hampton Horizontal Property Regime (North Hampton Property Owners Association, Inc.) → 52South Hampton Horizontal Property Regime (South Hampton Home Owners' Association, Inc., renamed South Hampton Property Owners Association, Inc. by the 1988 Second Amendment) → 76St. James Park Horizontal Property Regime (St. James Park Property Owners' Association, Inc.) → 64West Hyde Park Horizontal Property Regime (West Hyde Park Property Owners' Association, Inc.) → 60Windermere by the Sea Horizontal Property Regime (Windermere by the Sea Property Owners Association, Inc.) → 56

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?

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.

STR is allowed with no stated minimum stay and no on-site program, but the owner must register an 'approved rental agent' with the POA under a KPMA rental-agency policy that is not in the set, tenants can be expelled for repeated violations, renters cannot have pets, and no rental signs are allowed.

Short-term rentalsAllowed
Must use on-site programNo
Off-site manager allowedYes
RegistrationOwner who leases must give written notice to the POA (through its Managing Agent) naming an 'approved rental agent' with contact information; any rental agent doing business in Kingston Plantation must first comply with KPMA's 'Minimum Rental Agency Arrangements' policy (policy itself not in the set). Under the KPMA Declaration Section 9.10 an owner who leases must promptly furnish the lessee's name and address in writing to the Association. Lease must be in writing and subject to the Master Deed and Bylaws (Master Deed 5.1(f)). Time-share ownership or leasing is prohibited (KPMA Declaration 3.14).
Advertising rulesNo 'For Rent' or 'For Sale' signs on the exterior of any unit or building, visible from the exterior, or in adjacent landscaped areas (2018 Rules Section 11); Master Deed 5.1(h) bans signs/advertising devices without Board consent. No restriction on online listings, resort name or photos stated.
Vote to change rental rulesMaster Deed and Bylaws: affirmative vote of two-thirds of the Co-Owners of all voting interests (Master Deed 9.2); the leasing/rental rules themselves sit in board-adopted Rules and Regulations the POA Board may amend at any time (2018 Rules Section 16, Bylaws 9.01), subject to KPMA approval where KPMA authority is affected.
What the documents say (12)
“(£) Units may be rented, leased or sub-leased only in such manner as shall permit the independent use thereof. Any lease agreements shall provide that the terms and conditions of the same shall be subject in all respects to the provisions of the Master Deed and the Bylaws and that any failure by the lessee to comply with the terms of such documents shall constitute a default under the lease. All leases shall be in writing.”Master Deed of Richmond Park HPR (1986), Article V, Section 5.1(f), p. 17
“(bp) No business shall be allowed upon the Project, nor any use or practice which shall be a nuisante to residents or which interferes with the peaceful possession and proper use of the Project by other residents.”Master Deed of Richmond Park HPR (1986), Article V, Section 5.1(b), p. 17
“All Co-Owners desiring to lease their Units must provide written notice to the POA, through its Managing Agent, indicating the name and contact information of their approved rental agent.”Amended Rules and Regulations for Richmond Park POA (2018), Section 1 LEASING, p. 4 of 11
“A policy defining “Minimum Rental Agency Arrangements” has been adopted and implemented by Kingston Plantation Master Association, Inc. (hereinafter referred to as “Association”). All rental agents desiring to conduct business within Kingston Plantation must show compliance with these requirements prior to commencing any rental activity. A copy of this policy may be obtained from the Managing Agent.”Amended Rules and Regulations for Richmond Park POA (2018), Section 1 LEASING, p. 4 of 11
“The responsibility for damage by tenants to Common Elements and facilities of the Regime rests with the Co-Owner, as do any and all fines levied upon tenants for non-compliance. It is the Co-Owner’s responsibility to see that his tenants obey these Amended Rules and Regulations.”Amended Rules and Regulations for Richmond Park POA (2018), Section 1 LEASING, p. 4 of 11
“These Amended Rules and Regulations are binding upon tenants. Flagrant and/or continued violations of these Amended Rules and Regulations by tenants will constitute grounds for expulsion.”Amended Rules and Regulations for Richmond Park POA (2018), Section 1 LEASING, p. 4 of 11
“No “For Sale” or “For Rent” signs of any kind shall be permitted to be installed on or in the landscaped areas adjacent to a building.”Amended Rules and Regulations for Richmond Park POA (2018), Section 11 SIGNS, p. 9 of 11
“At no time and under no circumstances will renters or guests be allowed to maintain or harbor pets in any Unit or within any common area.”Master Deed of Richmond Park HPR (1986), Article V, Section 5.1(i), p. 18
“Renters are not allowed to maintain pets of any kind within the Regime.”Amended Rules and Regulations for Richmond Park POA (2018), Section 6 PETS, p. 6 of 11
“3.14 Prohibition of Time Shares. There shall be no time share ownership, lease, or sales of any portion of the Property, or any part thereof or interest therein, nor shall any person acquiring any interest in the Property, or any part thereof, seek to establish such time share ownership of any Property.”Amended and Restated Declaration of Covenants for Kingston Plantation (2016), Article III, Section 3.14, p. 10
“9.10 Notice of Sale, Lease or Mortgage. In the event an Owner sells, leases, mortgages, or otherwise disposes of any Unit, the Owner must promptly furnish to the Association, in writing, the name and address of such purchaser, lessee, Mortgagee, or transferee.”Amended and Restated Declaration of Covenants for Kingston Plantation (2016), Article IX, Section 9.10, p. 29
“9.2 By Co-owners. This Master Deed and the Bylaws may be amended from,time to time by resolution adopted by the affirmative vote of two thirds of the Co-Owners of all of the voting interests”Master Deed of Richmond Park HPR (1986), Article IX, Section 9.2, p. 24
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.

Guests get the same pools and KPMA common areas as owners and gate Security issues their dash placards, but there is no front desk and the owner handles keys and check-in; KPMA's Declarant may charge fees for club facilities it operates.

Amenities for your guestsSame as program guests
Wristbands & parking passesKPMA entrance-pass system: everyone entering Kingston Plantation must register with Security at the Main Gate; Co-Owners receive an annual window decal; everyone else (tenants/guests) must obtain an auto dash placard from Security and display it, or the vehicle may be removed (2018 Rules Section 7). No wristbands, no cost and no guest-pass limits stated. Parking is unassigned, in paved spaces on KPMA Common Area; golf-cart owner decals one per unit, purchased annually, and owner-decal carts may not be rented (KPMA Rules).
Check-inunstated (no front desk or check-in procedure appears; guests self-register with gate Security for a placard)
TrashPOA provides Pelican cans for the Villas and dumpsters for the Lodge buildings in trash areas; occupants are asked to bag garbage in plastic bags; KPMA trash receptacles are not for household garbage (2018 Rules Section 9). Trash removal is in the budget ($52,650 in 2026, including summer trash removal).
ElevatorsLodge buildings have elevators (Elevator Contract $5,356 in the 2026 budget; Building 24 common elements include elevators); no vendor/service-elevator rules stated.
Housekeeping & linenunstated (Building 24 has linen storage areas controlled by the POA; no housekeeping service or linen rules in the documents)
What the documents say (5)
“(a) The swimming pool facilities at the Regime are limited to Regime occupants and guests of the Regime only.”Amended Rules and Regulations for Richmond Park POA (2018), Section 8 SWIMMING POOLS (a), p. 7 of 11
“An entrance pass system has been adopted and implemented by the Association. Everyone desiring access to Kingston Plantation must register with Security at the Main Gate, All Co-Owners will be provided with an annual window decal for access. Everyone else must obtain an auto dash placard from Security and display the same while on Kingston Plantation property. Failure to do so will constitute an unauthorized vehicle and could result in removal of the vehicle from the property.”Amended Rules and Regulations for Richmond Park POA (2018), Section 7 MOTOR VEHICLES & PARKING, p. 7 of 11
“1.1.17 "Occupant" shall mean and refer to any person, including, without limitation, any Owner or guest, invitee, licensee, lessee, tenant, transient paying guest or family member of an Owner, lawfully occupying or otherwise using a Unit within the Development.”Amended and Restated Declaration of Covenants for Kingston Plantation (2016), Article I, Section 1.1.17, p. 5
“Prior to such transfer, Declarant (1) may permit the use of any such areas or improvements by the public; (2) may adopt whatever rules and regulations it deems advisable, in its sole discretion, for use of these areas or improvements; and (3) may impose reasonable usage or membership fees for the use of any such improvements constructed and operated by Declarant as aclub.”Amended and Restated Declaration of Covenants for Kingston Plantation (2016), Article II, Section 2.3, p. 7
“The POA provides for the disposition of garbage and trash through the use of appropriate containers, consisting of Pelican Cans for the Villas and dumpsters for the Lodge Buildings, maintained in the trash areas. Each Regime occupant is asked to use plastic trash bags for garbage disposal.”Amended Rules and Regulations for Richmond Park POA (2018), Section 9 REFUSE, p. 8 of 11
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 registering a rental agent, bagging trash in the provided cans/dumpsters and handling own locks, there is no local-contact, response-time or elevator rule; the main extra duties are the water-heater replacement rule, dual architectural approvals and owner liability for tenant fines.

Local contactunstated; the only requirement is written notice to the POA of the owner's 'approved rental agent' and contact information (2018 Rules Section 1)
Locks & keysunstated (owner handles)
FinesOwner is liable for all fines levied on tenants and for tenant damage to common elements (2018 Rules Section 1). 2018 Rules Section 15: repeated violations may draw a fine set by the Board case by case, assessed repeatedly until corrected, collected like assessments, with a right to a Board hearing. 2005 Enforcement Policy Resolution (attached to the bylaws): first violation notice plus scheduling disconnection of the unit's cable service (reconnect fees charged to owner) plus a $100 fine; repeat $200; third $300 and referral to the association attorney with all legal costs charged to the owner. KPMA may fine, revoke decals and suspend the sub-association's voting rights (KPMA Declaration 9.3; KPMA Rules).
Contractors & vendorsExterior alterations need written approval of the POA Board (through the Managing Agent / Architectural Control Committee) AND KPMA's Architectural Standards Committee (2018 Rules Section 3; Ninth Amendment 5.1(j); KPMA Declaration 8.3). No construction on Saturdays, Sundays or holidays without KPMA permission (KPMA 8.4.2). Owners may not do painting, repair or landscaping normally provided by the POA or KPMA without written approval. Only KPMA-approved golf-cart vendors may rent carts on the property.
AlsoOwner must replace the unit's hot water heater before the manufacturer's warranty expires; after 60 days' notice plus 30 days' notice the POA may replace it and charge the owner (2018 Rules Sections 2(c), 15). Owner must maintain patios, decks, screened porches, storage areas and exterior stairways appurtenant to the unit (Master Deed 2.3(b)(iv) as amended). Limited common element repairs done by the POA are billed back to the owner as an additional assessment (Master Deed 5.6). Balcony furniture and plants must be brought inside for extended absences/hurricane season. All window treatments must show white to the exterior. Grilling of any kind is prohibited. Audited financial statement due by April 15 each year (Master Deed 4.13).
What the documents say (7)
“1: Member found in violation of any given covenant, rule, guideline, regulation and/or Association Policy, will be sent a notice outlying the specific infraction and requesting immediate corrective measures are taken by the member. The cable service for the unit will be scheduled for disconnection with all fees being assessed to the owner for disconnection and re-connect; along with an additional $ 100.00 fine will be added to the account.”Richmond Park Enforcement Policy Resolution (2005, attached to Bylaws), Bylaws file p. 16, item 1
“2. A repeat offense by a Member will result in a fine of $ 200.00 added to the account; finally if there is a third occurrence, an additional $ 300.00 fine will be assessed and the matter will be turned over to the Association attorney for further action.”Richmond Park Enforcement Policy Resolution (2005, attached to Bylaws), Bylaws file p. 16, item 2
“c, Each Co-Owner shall replace the hot water heater in his or her Unit before the manufacturer’s warranty expires. The replacement of the hot water heater must occur before the warranty’s expiration date.”Amended Rules and Regulations for Richmond Park POA (2018), Section 2(c) MAINTENANCE & USE, p. 5 of 11
“Bar-b-que grilling of any kind, electric, gas or charcoal is prohibited within the Regime. Under no circumstances will this activity be allowed.”Amended Rules and Regulations for Richmond Park POA (2018), Section 2, p. 5 of 11
“Repeated violations of these Amended Rules and Regulations may result in a fine, levied by the Board of Directors against the Co-Owner of the Unit in which the violator occupied, in addition to all other legal remedies. The amount of the fine will be established by the Board of Directors, on a case-by-case basis, depending upon the severity of the violation.”Amended Rules and Regulations for Richmond Park POA (2018), Section 15 REMEDY FOR VIOLATIONS, p. 10 of 11
“Each Co-Owner is also required to obtain the approval of the ‘Association’s Architectural Standards Committee. The procedures for obtaining the Association’s approval is set forth in the Declaration of Covenants Conditions and Restrictions for Kingston Plantation, as amended, and any Architectural Standards adopted.”Amended Rules and Regulations for Richmond Park POA (2018), Section 3 EXTERIOR ALTERATIONS, p. 5 of 11
“To the extent that the HOA provides any maintenance or repair of the Limited Common Elements described in Section 2.3(b)(iii) herein, then the Owner(s) of the affected Unit(s) shall immediately, upon receipt of an invoice from the HOA, fully reimburse the HOA for ali costs of such maintenance or repair services, which liability shall be considered as an additional HOA assessment against the Owner(s) and the Unit(s).”Master Deed of Richmond Park HPR (1986), Article V, Section 5.6, p. 19
04

Is the money healthy?

Red flag

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 are only 3.5% of a $2.86M budget while an unexplained $840,000 annual loan payment and $832,000 of financed insurance consume 58% of dues; dues have roughly doubled since 2022 and mid-2024 ran a deficit, though 2026 rose only 1.5% and insurance fell.

2026 budget$2,861,000
Dues change+1.6% on the year
Reserves4% of budget
Reserve studyOn file
Special assessmentsNone in the documents
Insurance2026 insurance total $831,596.72 (29.07% of budget), labelled 'Lower Than 2025' / 'INSURANCE RATE REDUCTION FROM 2025 TO 2026'. Components: property including equipment $422,843.07 (financed), flood $62,377, general liability $27,228, umbrella $7,193, D&O/crime $6,463, GL for 1099 employee $1,207, 'Insurance Downpayment Cushion' $290,615 and finance charges $13,672.65 on $338,499.17 financed at 7.99%. Trend: insurance expense $275,650 in 2022, $1,027,973 in 2024 (billed as a separate 'Insurance Assessment'; 43.7% of the 2024 budget) and $831,597 in 2026; the mid-2024 statement shows $568,524 paid in the first half against a $513,984 half-year budget. Master Deed 6.2 requires 100% replacement-cost coverage; no deductible or wind terms appear in the set.
FloodFlood policy $62,377 (2026, pay in full) is carried by the association; coverage limits and deductibles unstated
Passes through to a master association19% of the budget
DelinquencyAssessments due the 1st of each month (RealManage, 2024 budget p. 2; Master Deed 4.6 originally quarterly). Late payment: $25 late fee by the Association plus a $25 collection fee and $5 late fee by RealManage; delinquent accounts referred to the association attorney with all legal fees charged to the owner. Master Deed 4.6/4.7: $25 per month late charge; lien and judicial foreclosure (4.9); purchaser jointly and severally liable with seller for unpaid assessments (4.12). Mid-2024 statement: $10,650 bad-debt expense/allowance, $1,800 late charges and $3,000 legal fees collected in six months; 2026 budgets $3,000 Legal - Collections.
What the documents say (19)
“‘TOTAL BUDGET AND BREAKDOWN PER UNIT SIZE $ 2,861,000.00 100% $ 626.61 $ 1,046.88 $ 1,256.35”Richmond Park 2026 Budget, p. 1, total line (columns: 1 bedroom, 2 bedroom, 3 bedroom monthly)
“2025 Budget & Rates per unit size $ 2,817,992.00 $ 625.22 $ 1,030.27 $ 1,232.14”Richmond Park 2026 Budget, p. 1, comparison line
“Loan Annual Payment $ 840,000.00 29.36% $ 183.97 $ 307.37 $ 368.87”Richmond Park 2026 Budget, p. 1
“Resreve Fund $ 100,000.00 3.50% «= $80 $ «= 36.58 $ 43.91”Richmond Park 2026 Budget, p. 1
“$ 831,596.72 29.07% $ 18213 $ 304.29 $ 365.18”Richmond Park 2026 Budget, p. 1, TOTAL Insurance line (preceded by 'TOTAL Insurance 196,504.00 Lower Than 2025')
“Insurance Finance Charges 7.99% FINANCING 338,499.17 $ 13,672.65 $ 299 $ 5.00 $ 6.00”Richmond Park 2026 Budget, p. 1
“Total Master Association Expense $ 50,205.00 19.23% = $+ 120.51 $ © 201.33 $24.61”Richmond Park 2026 Budget, p. 1 (OCR; component lines $424,246 + $125,430 + $529 = $550,205)
“Regular Assessments $1,291,415 Internet Assesment $ 60,669 Insurance Assesment $ 1,027,973”Richmond Park 2024 Approved Budget, p. 1, REVENUE (OCR; the regular-assessment figure reconciles to the $2,350,057 total only as $1,231,415)
“Reserve Contribution $ 240,000”Richmond Park 2024 Approved Budget, p. 1, Other Expenses
“5520 Insurance Expense 208,001 $ 275,650 $ 67,649 $ 32.52%”Richmond Park POA Approved 2022 Operating Budget, p. 1, Insurance (2021 vs 2022)
“9900 CAPEX-Reserve Funding Schedule 300,000 $ 200,000 $ (100,000) $ -33.33%”Richmond Park POA Approved 2022 Operating Budget, p. 2, Multi-Year Funding Programs
“25,426 20,425 (5,001) General Repairs/Maintenance 212,703 122,550 (90,153)(24%) (74%) 245,100 32,397 13%”Richmond Park POA Operating Fund Actual vs Budget 06/30/2024, p. 1, Maintenance
“(298,637) (1) (298,636)NET SURPLUS (DEFICIT) (128,311) (6) (128,305)>999% >999% 0 128,311 100%”Richmond Park POA Operating Fund Actual vs Budget 06/30/2024, p. 3, bottom line (month / YTD)
“0 0 0 Reserve Study 3,125 0 (3,125)0% (100%) 0 (3,125) 0%”Richmond Park POA Operating Fund Actual vs Budget 06/30/2024, p. 2, Professional Fees
“* If payment is not received by the last day of the month, a late fee of $25 is assessed by the Association and a $25 collection fee with a $5 late fee is assessed by RealManage.”Richmond Park 2024 Approved Budget (Assessment Payment Options), p. 2, IMPORTANT REMINDERS
“4.7 Special Assessments. In addition to the HOA regular assessments authorized by this Article, the HOA may levy, at any time and from time to time, upon affirmative vote of a majority of the Board of Directors of the HOA, a special assessment in an amount up to ten (10) percent of the prior years budget -[ Special assessments for amounts in excess of ten (10) percent of the prior year's budget may be levied by the HOA, at any time and from time to time, upon affirmative vote of a majority of Co-Owners.”Master Deed of Richmond Park HPR (1986), Article IV, Section 4.7, p. 14
“4.4 Apportionment. Common surplus shall be owned and HOA expenses (except for Association Assessments which shall be borne equally by each Co-Owner) shall be distributed and allocated among and be the obligation and liability of the Co-Owners in proportion to their respective Percentage Interests.”Master Deed of Richmond Park HPR (1986), Article IV, Section 4.4, p. 13
“11.5 Reserves for Repairs and Replacements. The Board and the HOA shall establish an adequate reserve fund to cover the cost ef reasonably predictable and necessary major repairs and replacements of the Common Elements and shall cause such reserve to be funded by regular monthly or other periodic assessments against the Units rather than by special assessments.”Master Deed of Richmond Park HPR (1986), Article XI, Section 11.5, pp. 26-27
“5.8 Uniform Rate of Assessment. Both annual and special assessments shall be charged in equal amounts to all Units.”Amended and Restated Declaration of Covenants for Kingston Plantation (2016), Article V, Section 5.8, p. 16
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.

Richmond Park itself has an owner-elected board, expired developer rights and ordinary two-thirds amendments, but it is legally subordinate to a master association in which owners have no vote, a hotel-owning Declarant appoints all directors while it holds a Controlling Interest and is exempt from the rules, and 19% of dues passes through.

StructureTwo tiers: a master association above this one
Master associationKingston Plantation Master Association
Commercial unitNone
BoardFive directors elected by the members by secret ballot for staggered two-year terms (Bylaws 4.02); directors must be members; removable by more than 50% of total votes; member-nomination procedure added by 1990 bylaw amendment (nominations close 60 days before the annual meeting, no floor nominations); annual meeting on a Saturday between April 15 and May 15. Quorum: more than 50% of total votes (Bylaws 3.06).
Developer rightsOriginal Declarant (Rank Development, Inc.) could appoint all directors until 75% of units were conveyed (Bylaws 4.02) and amend the Master Deed unilaterally only until December 31, 1993 (Master Deed 9.1); all 24 phases were incorporated by 1988, so regime-level developer control has expired. At the master level, the KPMA Declarant (a hotel owner: FelCor Myrtle Kingston Hotel, L.L.C. in 2016, Kingston Resort Owner LLC per KPMA rules) appoints all KPMA directors for as long as it owns a 'Controlling Interest' (10% or more of the land), is exempt from KPMA architectural rules and the KPMA rules and regulations, and may charge usage or membership fees for club facilities it operates (KPMA Declaration 1.1.9, 2.3, 4.2.2, 8.2; KPMA Rules preamble).
Commercial-unit rightsNo commercial unit, rental program or operator rights exist in the Richmond Park Master Deed; the Project is residential only (5.1(a)). KPMA Declaration 2.3 forbids any association from adopting rules that limit public access to Common Areas, commercial parcels or parking within Kingston Plantation.
VotesEach unit votes its Percentage Interest (Master Deed 2.7, 3.3; Exhibit F-1: 3BR .005270, 2BR .004391, 1BR .002628); majority vote unless otherwise specified. Owners have no vote in KPMA: 'No Owner shall be a Member of the Association' - the members are the subordinate associations and the Declarant (KPMA Declaration 4.1).
Changing the deedMaster Deed and Bylaws: two-thirds of all voting interests (Master Deed 9.2; the 1990 bylaw amendments passed with 70.7% and 67.6%; the 2004 Amendment to the Tenth Amendment by written ballot of not less than two-thirds of the entire membership). Alteration of common elements: 75% of Co-Owners (8.2). Termination: unanimous plus all mortgagees (10.1). KPMA Declaration: two-thirds of total votes of KPMA Members (sub-associations), i.e. owners do not vote directly (9.1.2).
Disputes or lawsuitsunstated; no litigation documents in the set. Mid-2024 financials show only routine collection activity (legal $6,680 YTD vs $2,502 budget, bad debts $10,650).
What the documents say (10)
“4.02. Number, Tenure, and Qualifications. The number of Directors of the HOA Shall be five (5).”Bylaws of Richmond Park Home Owners Association (Exhibit G), Article IV, Section 4.02, p. 4
“Notwithstanding anything herein to the contrary, Declarant shall have the right to appoint all (or less than all) Directors until such time as seventy-five percent (75%) of the Units are conveyed to Purchasers.”Bylaws of Richmond Park Home Owners Association (Exhibit G), Article IV, Section 4.02, p. 4
“9.1 By Declarant. Declarant reserves the right to amend this Master Deed, the Bylaws, the Plat and any Plans at any time prior to December 31, 1993, without the consent of any Co-Owner or Co-Owners”Master Deed of Richmond Park HPR (1986), Article IX, Section 9.1, p. 23
“4.5 Subordination. Pursuant to the terms and conditions of the Declaration of Covenants, Conditions and Restrictions for Kingston PLantatj-on recorded j-n the Horry County Clerk of Court's Office on June 12,1986, in Deed Book 1052, paÇe 290, the POA shall be subject and subordinate to the provisions of the Decl-aration, the Master Àssociation and the By-Laws of the l"laster Association, and to rules and actions adopted or undertaken thereunder, and no action of the Board of Directors, the Co- Owners or the Manager shal1 be in contradiction, abrogation or substitution of the provisions, rules or actions thereof.”Ninth Amendment to Master Deed of Richmond Park HPR (1988), Item (3), p. 188 of the recorded compilation
“41 Members of the Association, No Owner shall be a Member of the Association. The Members of the Association shall be (i) each Subordinate Association and (ii) the Declarant for so long as the Declarant owns a Controlling Interest.”Amended and Restated Declaration of Covenants for Kingston Plantation (2016), Article IV, Section 4.1, p. 10
“4.2.2. Prior to loss of Controlling Interest by Declarant. For so long as Declarant owns a Controlling Interest, the Declarant has the right to appoint all of the Board Directors as provided by the Bylaws of the Association.”Amended and Restated Declaration of Covenants for Kingston Plantation (2016), Article IV, Section 4.2.2, p. 11
“The Declarant Kingston Resort Owner LLC declares itself exempt from the Rules and Regulations, as amended, under the Amended and Restated Declaration of Covenan ts, Conditions, and Restrictions for Kingston Plantation recorded in the Horry County Register of Deeds Office Deed Book 3917, Page 837 on May 23, 2016, Section 2.3, which is acknowledged and accepted by the Kingston Plantation Master Association, Inc. Board of Directors.”KPMA Amended and Restated Rules and Regulations (Exhibit A), page header, pp. 1-5
“The Richmond Park Homeowners Association shall manage and maintain solely and exclusively all common elements, including those referenced above, and shall be the sole and exclusive party entitled and empowered to permit or authorize the use of all areas whether by Co-Owners or other persons”Amendment to Tenth Amendment to the Master Deed of Richmond Park HPR (2004), Section (10) as amended, p. 1 of 4 (compilation p. 192)
“8.2 After the completion of the common elements there shall be no alteration of the same by the Co-Owners without the prior written approval of seventy-five (75%) percent of the Co-Owners”Master Deed of Richmond Park HPR (1986), Article VIII, Section 8.2, p. 23
“It should be noted that the POA dovs not possess the right nor the authority to make, amend, revoke or add to these Amended Rules and Regulations in any manner that will supersede the regulations or authority of Association, without first obtaining the approval of the Association’s Board of Directors.”Amended Rules and Regulations for Richmond Park POA (2018), Section 16, p. 11 of 11
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

  • Short-term rentals are allowed, no minimum stay is stated anywhere, there is no on-site rental program and no requirement to use any particular company; leases just have to be written and subject to the deed (Master Deed 5.1(f); 2018 Rules Section 1)
  • Tenants and guests get the same regime amenities as owners: the pools are open to 'Regime occupants and guests' and the KPMA definition of Occupant expressly includes 'transient paying guest' (2018 Rules 8(a); KPMA Declaration 1.1.17)
  • Guest access is handled by gated security, not the owner: guests register at the Main Gate and get a dash placard themselves (2018 Rules Section 7)
  • No local-contact, response-time, lock, elevator-reservation or disclaimer rules appear anywhere in the set (2018 Rules; Master Deed)
  • Owner-elected five-member board with staggered two-year terms, secret ballot and a member nomination procedure; original developer's control and unilateral amendment rights expired decades ago (Bylaws 4.02; 1990 Bylaw Amendment; Master Deed 9.1)
  • Ordinary amendment rules: two-thirds of voting interests to change the deed or bylaws, and owners actually used them (2004 amendment, 1990 amendments) (Master Deed 9.2)
  • Board can only impose a special assessment up to 10% of the prior year's budget on its own; anything larger needs a majority of owners (Master Deed 4.7)
  • Dues include cable/internet, water/sewer, trash, pest and termite control, flood and property insurance and the master association fee, so few separate utility bills beyond in-unit electricity (2026 Budget)
  • The 2026 budget rose only 1.5% over 2025 and insurance cost fell ('INSURANCE RATE REDUCTION FROM 2025 TO 2026') (2026 Budget p. 1)
  • The POA, not the master association, now controls Building 24's meeting rooms, lobbies and linen/storage rooms after a two-thirds owner vote (Amendment to Tenth Amendment, 2004)

Watch-outs

  • The biggest line in the 2026 budget is an unexplained 'Loan Annual Payment' of $840,000, 29.36% of the budget ($184-$369 per unit per month); no document says what was borrowed, how much is outstanding or when it ends (2026 Budget p. 1)
  • Reserves are thin: $100,000 (3.5% of budget) in 2026, down from $240,000 in 2024, $200,000 in 2022 and $300,000 in 2021; reserve balance is not disclosed and the reserve study paid for in 2024 is not in the set (2026 Budget; 2024 Budget; 2022 Budget; 06/30/2024 statement)
  • Insurance is 29% of the budget and is financed at 7.99% with a $290,615 'downpayment cushion'; it tripled from $275,650 (2022) to $1,027,973 (2024) before easing to $831,597 in 2026; wind/named-storm deductibles are not disclosed (2026 Budget; 2024 Budget; 2022 Budget)
  • Dues are high for a 1986 low-rise: $626.61 (1BR), $1,046.88 (2BR), $1,256.35 (3BR) per month in 2026, and the total budget has risen about 90% since 2022 ($1,504,517 to $2,861,000) (2026 Budget; 2022 Budget)
  • Mid-2024 operations ran a $128,311 deficit with general repairs $90,153 over budget in six months, plus bad-debt write-offs, suggesting deferred maintenance pressure (Operating Fund Actual vs Budget 06/30/2024 pp. 1-3)
  • The leasing rule assumes a rental agent: owners must notify the POA of their 'approved rental agent', and KPMA's 'Minimum Rental Agency Arrangements' policy (not in the set) governs who may conduct rental activity; whether a self-managing Airbnb/VRBO owner satisfies it is unstated (2018 Rules Section 1)
  • Renters may not have pets of any kind, so pet-friendly listings are out (Master Deed 5.1(i); 2018 Rules Section 6)
  • Tenants who flagrantly or repeatedly break the rules can be expelled from the property, so a bad guest can cost a booking as well as a fine (2018 Rules Section 1)
  • No grilling of any kind, no motorcycles or scooters, no For Rent signs, white-only window treatments (2018 Rules Sections 2, 7, 10, 11)
  • Fines fall on the owner for tenant conduct and the 2005 enforcement policy adds cable disconnection plus $100/$200/$300 escalating fines and attorney referral (Enforcement Policy Resolution 2005; 2018 Rules Sections 1 and 15)
  • Two-tier control: the POA is 'subject and subordinate' to the Kingston Plantation Master Association, owners have no direct KPMA vote, a hotel-owning Declarant appoints all KPMA directors for as long as it owns 10% or more of the land (whether it still does is unstated) and is exempt from KPMA rules, and 19.23% of dues ($550,205) passes through to KPMA with no owner say (Ninth Amendment 4.5; KPMA Declaration 4.1, 4.2.2, 2.3; 2026 Budget)
  • Exterior work needs two approvals (POA ACC and KPMA Architectural Standards Committee) which may deny on 'purely aesthetic' grounds (2018 Rules Section 3; KPMA Declaration 8.3.3)
  • Owner must replace the water heater before its warranty expires or the POA may do it and bill the owner; limited-common-element repairs (decks, porches, stairs) are the owner's cost (2018 Rules 2(c) and 15; Master Deed 2.3(b)(iv), 5.6)
  • Mid-2024 statement and budgets are unaudited; the deed requires an audited statement by April 15 but none is in the set (Master Deed 4.13)
04 The money

What you pay, and where it goes.

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

Regular assessments, 2026

Unit typePer monthPer year
1-bedroom unit (Exhibit F-1 .002628)$627$7,519
2-bedroom unit (Exhibit F-1 .004391)$1,047$12,563
3-bedroom unit (Exhibit F-1 .005270)$1,256$15,076

What the dues cover

Kingston Plantation Master Association assessment (maintenance/security/common areas) $424,246cable TV and internet via Master Association $125,430 plus pool internet $529water and wastewater $115,730trash removal $52,650property, flood, general liability, umbrella and D&O insurance on buildings/unitspest control $23,000, termite contract $12,500 and wildlife control $3,000elevator contract, fire/sprinkler service and facility maintenancepool maintenance and permitscommon-area electricity only (in-unit electricity and telephone are NOT included; Master Deed 4.3 excludes telephone)management contract (RealManage) $35,724reserve fund contribution $100,000loan annual payment $840,000

Where the budget goes

Loan Annual Payment (purpose not stated)$840,000 · 29%
Insurance (all policies, cushion and finance charges)$831,597 · 29%
Master Association expense (maintenance $424,246 + cable/internet $125,430 + pool internet $529)$550,205 · 19%
Common area maintenance (incl. $75,000 'RCBC', $50,000 general maintenance, $48,000 fire service/sprinkler heads)$254,220 · 9%
Utilities (water/wastewater, trash, electricity, telephone)$177,792 · 6%
Reserve Fund$100,000 · 4%
The figures, in the documents' words (19)
“‘TOTAL BUDGET AND BREAKDOWN PER UNIT SIZE $ 2,861,000.00 100% $ 626.61 $ 1,046.88 $ 1,256.35”Richmond Park 2026 Budget, p. 1, total line (columns: 1 bedroom, 2 bedroom, 3 bedroom monthly)
“2025 Budget & Rates per unit size $ 2,817,992.00 $ 625.22 $ 1,030.27 $ 1,232.14”Richmond Park 2026 Budget, p. 1, comparison line
“Loan Annual Payment $ 840,000.00 29.36% $ 183.97 $ 307.37 $ 368.87”Richmond Park 2026 Budget, p. 1
“Resreve Fund $ 100,000.00 3.50% «= $80 $ «= 36.58 $ 43.91”Richmond Park 2026 Budget, p. 1
“$ 831,596.72 29.07% $ 18213 $ 304.29 $ 365.18”Richmond Park 2026 Budget, p. 1, TOTAL Insurance line (preceded by 'TOTAL Insurance 196,504.00 Lower Than 2025')
“Insurance Finance Charges 7.99% FINANCING 338,499.17 $ 13,672.65 $ 299 $ 5.00 $ 6.00”Richmond Park 2026 Budget, p. 1
“Total Master Association Expense $ 50,205.00 19.23% = $+ 120.51 $ © 201.33 $24.61”Richmond Park 2026 Budget, p. 1 (OCR; component lines $424,246 + $125,430 + $529 = $550,205)
“Regular Assessments $1,291,415 Internet Assesment $ 60,669 Insurance Assesment $ 1,027,973”Richmond Park 2024 Approved Budget, p. 1, REVENUE (OCR; the regular-assessment figure reconciles to the $2,350,057 total only as $1,231,415)
“Reserve Contribution $ 240,000”Richmond Park 2024 Approved Budget, p. 1, Other Expenses
“5520 Insurance Expense 208,001 $ 275,650 $ 67,649 $ 32.52%”Richmond Park POA Approved 2022 Operating Budget, p. 1, Insurance (2021 vs 2022)
“9900 CAPEX-Reserve Funding Schedule 300,000 $ 200,000 $ (100,000) $ -33.33%”Richmond Park POA Approved 2022 Operating Budget, p. 2, Multi-Year Funding Programs
“25,426 20,425 (5,001) General Repairs/Maintenance 212,703 122,550 (90,153)(24%) (74%) 245,100 32,397 13%”Richmond Park POA Operating Fund Actual vs Budget 06/30/2024, p. 1, Maintenance
“(298,637) (1) (298,636)NET SURPLUS (DEFICIT) (128,311) (6) (128,305)>999% >999% 0 128,311 100%”Richmond Park POA Operating Fund Actual vs Budget 06/30/2024, p. 3, bottom line (month / YTD)
“0 0 0 Reserve Study 3,125 0 (3,125)0% (100%) 0 (3,125) 0%”Richmond Park POA Operating Fund Actual vs Budget 06/30/2024, p. 2, Professional Fees
“* If payment is not received by the last day of the month, a late fee of $25 is assessed by the Association and a $25 collection fee with a $5 late fee is assessed by RealManage.”Richmond Park 2024 Approved Budget (Assessment Payment Options), p. 2, IMPORTANT REMINDERS
“4.7 Special Assessments. In addition to the HOA regular assessments authorized by this Article, the HOA may levy, at any time and from time to time, upon affirmative vote of a majority of the Board of Directors of the HOA, a special assessment in an amount up to ten (10) percent of the prior years budget -[ Special assessments for amounts in excess of ten (10) percent of the prior year's budget may be levied by the HOA, at any time and from time to time, upon affirmative vote of a majority of Co-Owners.”Master Deed of Richmond Park HPR (1986), Article IV, Section 4.7, p. 14
“4.4 Apportionment. Common surplus shall be owned and HOA expenses (except for Association Assessments which shall be borne equally by each Co-Owner) shall be distributed and allocated among and be the obligation and liability of the Co-Owners in proportion to their respective Percentage Interests.”Master Deed of Richmond Park HPR (1986), Article IV, Section 4.4, p. 13
“11.5 Reserves for Repairs and Replacements. The Board and the HOA shall establish an adequate reserve fund to cover the cost ef reasonably predictable and necessary major repairs and replacements of the Common Elements and shall cause such reserve to be funded by regular monthly or other periodic assessments against the Units rather than by special assessments.”Master Deed of Richmond Park HPR (1986), Article XI, Section 11.5, pp. 26-27
“5.8 Uniform Rate of Assessment. Both annual and special assessments shall be charged in equal amounts to all Units.”Amended and Restated Declaration of Covenants for Kingston Plantation (2016), Article V, Section 5.8, p. 16
05 Rules your guests will feel

What to put in the house manual.

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

PetsOwners may keep common household pets (dogs, cats) in their units subject to POA rules; renters and guests may never keep pets in any unit or common area (Master Deed 5.1(i); 2018 Rules Section 6); no pets anywhere on KPMA Common Areas or public portions of Kingston Plantation; pet owners indemnify the POA.
Occupancyunstated (units are residential-only; no occupancy caps stated)
Smokingunstated (cigarette urns provided at pools)
ParkingUnassigned paved spaces on KPMA Common Area; no parking in landscaped areas (towing); KPMA decal for owners, dash placard for everyone else from gate Security; commercial vehicles, campers, trailers, boats and boat trailers barred from the Regime (designated KPMA lot by the maintenance shop, trailers $25/day up to 7 days, motorhomes/campers 24 hours only).
Golf carts, motorcycles, trailersRiding of motorbikes, motorcycles and scooters is prohibited on or within the Regime (2018 Rules Section 7); KPMA bars boats, personal watercraft, motorcycles, slingshots and mopeds from Kingston Plantation at any time. Golf carts allowed with an annual KPMA owner decal (one per unit), driver 16+ and licensed, parked in secondary spaces away from buildings; owner-decal carts may not be rented; only KPMA-approved vendors may rent carts.
GrillsAll grilling (electric, gas or charcoal) prohibited within the Regime (2018 Rules Section 2).
Ageunstated (children under 12 must be accompanied by an adult at the pool; diapered children not allowed in pool)
AlsoResidential use only, no commercial use (2018 Rules 2(a)); quiet hours 11:00 p.m. to 8:00 a.m.; white-only window treatments visible from exterior; no exterior antennas; no signs; balconies/patios not for hanging garments or cleaning rugs; furniture removed from decks during extended absences; hot water heater must be replaced before warranty expiry; no glass, rafts/floats or diving at pools; cut-off jeans banned in pools; drunk and disorderly conduct may bring removal by law enforcement; time shares prohibited development-wide; exterior changes need POA and KPMA architectural approval.
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. Full read: Deed, rules and the money were all on file.

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.