HOA Risk Assessment · Myrtle Beach oceanfront

The Breakers Resort.

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 1 association document dated 2021: Breakers Condominium Tower Council of Co-Owners, Inc. — Breakers Condominium Tower · The Breakers Resort. 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
44OUT OF 100
Program-leaning

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

Thin read
Can you rent it your way?Typical
Will your guests be treated like guests?Caution
How much work lands on you?Red flag
Is the money healthy?Typical
Who's really in charge?Caution
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.

Breakers Condominium Tower Council of Co-Owners, Inc. - Rules and Regulations (effective July 1, 2021; recorded Horry County Deed Book 4439 Page 102, 07/06/2021)2021
Master deed / declarationNot on 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?

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.

Owners may rent personally or through any off-site manager with no stated minimum stay, but must keep an occupancy registry, a 30-minute contact, a mandatory disclaimer and a ban on referencing resort amenities in listings.

Short-term rentalsAllowed
Must use on-site programNo
Owner may rent it personallyYes
Off-site manager allowedYes
RegistrationAn occupancy registry with the Association listing all persons occupying the unit with contact information, plus a single point of contact for the renting owner who can respond within 30 minutes (Rules, UNIT OCCUPANCY, page 3). The Association must also hold a working key or access code to every unit (Rules, KEYS, page 1).
Advertising rulesOwners renting personally or through an off-site manager must not reference the on-site commercial services, operations or amenities in text or photographs, must include the required disclaimer in all listings/advertising, and must give every guest a copy of the rules before arrival (Rules, COMMERCIAL AREAS, pages 2-3). No 'FOR RENT' or 'FOR SALE' signs without Association approval (Rules, SIGNS, page 2).
Disclaimer in your listingRequired
Vote to change rental rulesunstated for the Master Deed; the rules themselves 'are subject to revision by the HOA Board of Directors' (Rules, PLEASE NOTE, page 3)
What the documents say (7)
“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 2021, COMMERCIAL AREAS, page 2
“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 2021, COMMERCIAL AREAS, pages 2-3
“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 2021, COMMERCIAL AREAS, page 3
“For safety and security, an occupancy registry shall be required by the Association, such that the Association shall at all times have immediate access to a record of all persons occupying units within the property, along with the relevant contact information in the event of an emergency”Rules and Regulations 2021, UNIT OCCUPANCY, page 3
“It is also each owner's responsibility to ensure that his / her rental agent and guests understand and observe all rules and regulations. Occupancy of a unit is not to exceed the number(s) specified by law.”Rules and Regulations 2021, GENERAL, page 1
“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 2021, SIGNS, page 2
“PLEASE NOTE: To further enforce the policies, these Rules and Regulations are subject to revision by the HOA Board of Directors.”Rules and Regulations 2021, PLEASE NOTE, page 3
02

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 get pools with owner-distributed wristbands and parking passes but no front desk, no fitness center, laundry, water park, restaurants or gift shop, and a disclaimer is required.

Amenities for your guestsRestricted
Off limits to your guestsFront-desk service, Fitness center (4th floor), Guest laundry (3rd floor), The Cove Water Park (registration building), Papa's Restaurant, The Rusty Reel, Harbor Gift Shop, Trash chutes (exclusive to the Commercial Unit Owner per the Master Deed)
Wristbands & parking passesUnits not on the on-site rental program are sent several wristbands near the beginning of each year and parking passes to distribute to guests; additional wristbands are requested from the Association Office, Monday-Friday 9AM-5PM. Cost unstated. Guests must wear pool bands on the pool deck.
Check-inowner handles (no front-desk service for off-program rentals; the required disclaimer states so)
TrashOff-program units may not use the trash chutes; all trash must be bagged in heavy-duty plastic and taken to the compactor beside the parking garage at 2090 Withers Ave. No bags outside unit doors. Furniture, appliances, cardboard etc. must go to an off-site dump at owner's expense.
Housekeeping & linenunstated (no linens or towels may be hung from balconies)
What the documents say (6)
“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 2021, COMMERCIAL AREAS, page 2
“The Commercial areas include; the fitness center on the 4" floor, guest laundry on the 3" floor, The Cove Water Park located in the registration building, Papa's Restaurant, the Rusty Reel and the Harbor Gift Shop.”Rules and Regulations 2021, COMMERCIAL AREAS, page 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 2090 Withers Ave.”Rules and Regulations 2021, TRASH, page 2
“Units not participating on the onsite rental program, will be sent several wristbands near the beginning of each year. Additional wristbands should be requested from the Association Office, Monday thru Friday, 9AM - 5PM.”Rules and Regulations 2021, WRISTBANDS, page 1
“Units not participating with the onsite rental company will be sent parking passes to distribute to their guests.”Rules and Regulations 2021, PARKING, page 2
“Pool hours are 9:00AM-11:00PM. Children under the age of 14 are not permitted in the pool areas unless accompanied by an adult. No individual music, boom boxes are permitted on the pool deck. Guests must wear appropriate pool bands while on pool deck.”Rules and Regulations 2021, SWIMMING POOLS, page 2
03

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.

The rules hit the guide's score-1 anchors almost verbatim: a point of contact able to respond within 30 minutes, owner-hauled guest trash to the compactor at 2090 Withers Ave (no chute access), $200+ fines with $50/day wilful penalties that lien the unit, plus pre-arrival rules delivery, pass distribution and dual-licensed, front-desk-sign-in contractors; only the service-elevator rule is unstated.

Local contactA singular point of contact for the renting owner must be on the Association's occupancy registry and able to respond on behalf of the unit within 30 minutes to any rule violation or emergency.
Response time30 minutes
Locks & keysAssociation must have a working key or access code to every unit (per Master Deed). Entry door and lock modifications require Board approval. No lockboxes may be placed in hallways or stairwells.
FinesWarning on first infraction; repeated or continued violations (during owner or guest occupancy) may bring fines and/or legal action against the owner. Fines start at $200.00 per infraction and, for wilful violations, an additional $50.00 per day until remedied; smoking/vaping fines start at $250.00 per occurrence. Fines are a lien on the unit and a personal obligation of the owner; Board hearing decision is final. Throwing anything off a balcony results in all guests being evicted from the unit.
Contractors & vendorsContractors must be licensed in Horry County and the City of Myrtle Beach, insured for liability and workers' comp with a certificate of insurance on file naming the Association as additional insured, sign in and get a name tag at the front desk in the Breakers registration building, work only 9:00AM-5:00PM, and clean up all debris; owner is liable for any common-element damage. Move-ins/outs only during business hours coordinated with building maintenance. No tile cutting on balconies or perforation of the exterior skin.
AlsoOwners must give every guest a copy of the rules before arrival, distribute wristbands and parking passes, haul guest trash to the off-building compactor, carry an HO-6 policy with liability and contents coverage, and keep balcony furniture brown unless the Board approves otherwise. The Association office hours are Monday-Friday 9AM-5PM.
What the documents say (9)
“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 2021, UNIT OCCUPANCY, page 3
“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 temedied.”Rules and Regulations 2021, VIOLATIONS, page 3
“shall constitute a lien upon the unit and shall be a personal obligation of the owner.”Rules and Regulations 2021, VIOLATIONS, page 3
“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. Designated smoking areas are available on property. Fines start at $250.00 per occurrence.”Rules and Regulations 2021, SMOKING, page 2
“KEYS: 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 2021, KEYS, page 1
“Entry door and lock modifications require Board approval. No lockboxes may be placed in the hallways or stairwells.”Rules and Regulations 2021, BUILDING HALLWAYS, STAIRWELLS & COMMON AREAS, page 1
“All contractors must sign in and receive a name tag or identifiable marker from the front desk located at the Breakers registration building before entering the property and performing any services.”Rules and Regulations 2021, UNIT MAINTENANCE / CONTRACTOR WORK, page 3
“INSURANCE: 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 2021, INSURANCE, page 3
“There is a zero-tolerance policy regarding throwing items off the balconies? Throwing any items off the balcony will result in all guests being evicted from the unit.”Rules and Regulations 2021, BALCONIES, page 1
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.

No budget, financials, reserve or insurance documents are on file, so dues, reserves and special assessments are unstated; scored neutral by default.

Current budget$0
Special assessmentsNone in the documents
InsuranceNo budget or insurance document on file. Rules require every owner to carry an HO-6 policy with liability and contents coverage if not provided by the HOA (Rules, INSURANCE, page 3).
Delinquencyunstated (fines become a lien on the unit and a personal obligation of the owner per Rules, VIOLATIONS, page 3)
What the documents say (2)
“INSURANCE: 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 2021, INSURANCE, page 3
“Discarded furniture, appliances, screens, cardboard boxes, etc. must be disposed of at a proper dump site off premises at owner's expense.”Rules and Regulations 2021, TRASH, page 2
05

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.

A Commercial Unit Owner holds deed-level exclusive use of the trash chutes and the on-site operator reserves the front desk, fitness center, laundry, water park, restaurants and gift shop to its program guests (a guest-services monopoly, though not a rental one); the Master Deed, board election and developer status are unverified, so not scored 1.

Commercial unitYes, with its own deed rights
Boardunstated (a Board of Directors exists; it approves lock changes and balcony furniture colour changes, hears fine appeals with a final decision and may revise the rules; structural/exterior alterations need prior written Association approval)
Commercial-unit rightsA Commercial Unit Owner exists and, per the Master Deed, has exclusive use of the trash chutes; the on-site commercial management company controls access to the front desk, fitness center, guest laundry, The Cove Water Park, Papa's Restaurant, the Rusty Reel and the Harbor Gift Shop, which are reserved to its rental-program guests. The Master Deed defining these rights is not on file.
Changing the deedunstated for the Master Deed and by-laws; rules may be revised by the Board of Directors
What the documents say (4)
“Per the Master Deed, the trash chutes are for the exclusive use of the Commercial Unit Owner”Rules and Regulations 2021, TRASH, page 2
“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 2021, COMMERCIAL AREAS, page 2
“The decision of the Board following such hearing shall be final”Rules and Regulations 2021, VIOLATIONS, page 3
“PLEASE NOTE: To further enforce the policies, these Rules and Regulations are subject to revision by the HOA Board of Directors.”Rules and Regulations 2021, PLEASE NOTE, page 3
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 are explicitly allowed to rent their units personally or through an off-site rental management company; the on-site program is not mandatory (Rules and Regulations 2021, COMMERCIAL AREAS, page 2).
  • No minimum stay, owner-use cap, or rental-agent licensing requirement appears in the rules (Rules and Regulations 2021, whole document).
  • Off-program units are sent wristbands and parking passes each year at no stated cost, and the pools and Jacuzzi are usable by all guests wearing pool bands (Rules and Regulations 2021, WRISTBANDS page 1; PARKING and SWIMMING POOLS page 2).
  • Fine process includes a warning first and a Board hearing before any fine is final (Rules and Regulations 2021, VIOLATIONS, page 3).
  • Non-smoking, no-pet building with quiet hours, which keeps units in better condition for turnover (Rules and Regulations 2021, SMOKING page 2; PETS page 1; ANNOYANCES & NUISANCES page 1).

Watch-outs

  • Off-program guests are shut out of the front desk, fitness center, guest laundry, The Cove Water Park, Papa's Restaurant, the Rusty Reel and the Harbor Gift Shop, which are reserved to guests of the on-site rental company (Rules and Regulations 2021, COMMERCIAL AREAS, pages 2-3).
  • Every listing must carry the 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' and may not mention or show the resort's commercial amenities in text or photos (Rules and Regulations 2021, COMMERCIAL AREAS, pages 2-3).
  • A local point of contact able to respond within 30 minutes to any violation or emergency must be on the Association's occupancy registry, along with every occupant's details (Rules and Regulations 2021, UNIT OCCUPANCY, page 3).
  • Off-program units cannot use the trash chutes; all trash must be carried to the compactor beside the parking garage at 2090 Withers Ave, and bags left outside the door are prohibited (Rules and Regulations 2021, TRASH, page 2).
  • Fines start at $200 per infraction plus $50 per day for wilful violations, $250 per occurrence for smoking/vaping, become a lien on the unit, and apply to guest conduct; throwing anything off a balcony gets all guests evicted (Rules and Regulations 2021, VIOLATIONS page 3; SMOKING page 2; BALCONIES page 1).
  • Owner must give every guest a copy of the rules before arrival and distribute wristbands and parking passes personally; the Association office is only open weekdays 9-5 for extra wristbands (Rules and Regulations 2021, COMMERCIAL AREAS page 3; WRISTBANDS page 1).
  • Lock changes need Board approval, no lockboxes in hallways or stairwells, and the Association must hold a working key or access code to the unit, which constrains keyless-entry setups (Rules and Regulations 2021, KEYS and BUILDING HALLWAYS page 1).
  • Contractors must be licensed in both Horry County and the City of Myrtle Beach, insured with the Association as additional insured, and sign in at the front desk in the Breakers registration building; work only 9-5 (Rules and Regulations 2021, UNIT MAINTENANCE / CONTRACTOR WORK, page 3).
  • The Board may revise these rules at any time without an owner vote (Rules and Regulations 2021, PLEASE NOTE, page 3).
  • No Master Deed, by-laws, budget, financials, insurance or reserve information is on file, so dues, reserves, special assessments and the Commercial Unit Owner's deed-level rights are unverified (Rules and Regulations 2021 is the only document in the set).
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

The documents in this set do not carry a dues schedule by unit type. The Resort Index page shows the fees sellers reported on recent sales.

Where the budget goes

No line-item budget in this set.

The figures, in the documents' words (2)
“INSURANCE: 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 2021, INSURANCE, page 3
“Discarded furniture, appliances, screens, cardboard boxes, etc. must be disposed of at a proper dump site off premises at owner's expense.”Rules and Regulations 2021, TRASH, page 2
05 Rules your guests will feel

What to put in the house manual.

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

PetsNo pets are permitted on the Association's property (Rules, PETS, page 1).
OccupancyOccupancy may not exceed the number specified by law; an occupancy registry of all persons in each unit is required (Rules, GENERAL page 1; UNIT OCCUPANCY page 3).
SmokingNon-smoking property: smoking or vaping of any kind prohibited everywhere including inside units and on balconies; designated smoking areas only; fines start at $250 per occurrence (Rules, SMOKING, page 2; BALCONIES, page 1).
ParkingMarked spaces only; vehicle must fit in one space; no double-parking, curb or grass parking; no vehicle washing, repairs or oil changes; vehicles may not be stored longer than the guest's occupancy; off-program units receive parking passes to give guests; unauthorized/inoperable vehicles towed at owner's expense (Rules, PARKING and TRAILERS, page 2).
Golf carts, motorcycles, trailersNo trailers, campers, mobile homes, motor homes, jet skis, boats, recreational equipment or trailer-mounted catering equipment on the premises (Rules, TRAILERS AND OTHER RECREATIONAL VEHICLES, page 2). Golf carts and motorcycles not mentioned.
GrillsGrilling strictly prohibited on the property including units, hallways, balconies and common areas unless the Association provides a designated area (Rules, GRILLING, page 1). Fireworks prohibited.
AgeChildren under 14 not permitted in pool areas without an adult; adult supervision of children required on grounds; no age restriction on occupancy stated (Rules, SWIMMING POOLS and CHILDREN, page 2).
AlsoNo items hung from balcony railings; balcony furniture must be brown unless Board approves; no exterior decorations or holiday decorations/flags; nothing stored in hallways; quiet hours 11PM-7AM per local ordinance; no feeding wildlife; zero tolerance for throwing items off balconies (guests evicted); no skateboards/skates/rollerblades; no glass, outside alcohol or coolers on pool deck; no 'FOR RENT'/'FOR SALE' signs without approval; structural/exterior alterations need prior written Association 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. 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.