The Strand HOA Risk Assessment: Program-leaning

02 The five questions

What the documents decide
before your first guest books.

Five dots is the best answer for an owner who wants to run the unit themselves. One dot is a red flag. Open “What the documents say” under each for the exact words.

Can you rent it your way?

Typical

Whether the deed and rules let you rent short-term on your own terms: no requirement to use the on-site program, no minimum stay that kills weekend bookings, and no rule against saying where the condo is.

Short-term rentals are allowed with no minimum stay and the owner may self-manage or use any off-site manager, but listings must carry a mandatory disclaimer, may not mention or picture the front desk, housekeeping, breakfast room or lobby bar, and no key handling or rental business may occur on the common elements.

Short-term rentalsAllowed

Must use on-site programNo

Owner may rent it personallyYes

Off-site manager allowedYes

Owner-use limitsunstated (no owner-use limits; timeshare/interval ownership prohibited)

RegistrationOccupancy registry with the Association of 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 2022, UNIT OCCUPANCY). Guests must receive a copy of the rules before arrival (Rules 2022, COMMERCIAL AREAS).

Advertising rulesOwners renting personally or through an off-site manager must not reference the on-site commercial services, operations or amenities (front desk, housekeeping, breakfast room, lobby bar) in text or photographs, and every listing must carry the required disclaimer (Rules 2022, COMMERCIAL AREAS). Under the Master Deed owners may not use any part of the common elements to engage in the business of renting, and no rental management, key pick-up/drop-off or front-desk activity may be conducted in any unit or common element other than the commercial units (Master Deed Art. XIV). No 'For Rent' or 'For Sale' signs visible to the public (Master Deed Art. XIX; Rules 2022, SIGNS). No lockboxes in hallways or stairwells (Rules 2022, BUILDING HALLWAYS).

Disclaimer in your listingRequired

Vote to change rental rulesRules and regulations may be revised by the Board alone (Rules 2022, PLEASE NOTE; Master Deed Art. XIII). The Master Deed's commercial-activity restriction (which reserves front desk/rental management/key handling to the commercial units) cannot be amended without the Grantor's consent and the unanimous vote of all unit owners (Master Deed Art. XIV); rights reserved to the commercial units require Grantor and all commercial-unit owners' consent (Art. XXIX). Other deed amendments need 67% of members (Art. XXIX).

What the documents say (6)

“No TJNIT or any portion thereof may be submitted to a plan of Interval Ownership or any form of timesharing. Provided however, nothing herein shall be coxistrued as limiting the right of any OWNER of any UNTT from renting or leasing his, her, their or its UNTT, subject to all terms and conditions of this Master Deed.”Master Deed, Article XIV, page 9

“no commercial activities shall be conducted within aiiy UNIT, COMMON ELEMENT or LIMITED COMMON ELEMENT, nor shall the same be modified or altered to accommodate any such commercial use, including, but not limited to, operation of rental management services, key pick up and drop off, front desk, gift shop, restaurant, or bar.”Master Deed, Article XIV, page 9

“UNIT OWNERS may rent their Units, but are restricted against using any part of the COMMON ELEMENTS to engage in the busmess of renting. Daily or weekly maid service is pennitted by independent contractors acting for oue or more UNIT OWNERS, but only the owner of Commercial Unit C-2 shall be entitled to use fhe on premises maids closets.”Master Deed, Article XIV, page 9

“The foregoing restriction on commercial activities may not be amended without fhe consent of the GRANTOR, its successors and assigns, and the unammous vote of all UNIT OWNERS.”Master Deed, Article XIV, page 10

“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). 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 SERVICES, MAINTEANCE OR HOUSEKEEPING SERVICES OR ACCESS TO, OR USE OF, THE BREAKFAST ROOM AND LOBBY BAR'. 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 January 2022, COMMERCIAL AREAS, pages 3-4

“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 January 2022, GENERAL, page 2

Will your guests be treated like guests?

Caution

Whether a guest who booked through you gets the same resort as a guest who booked through the front desk: the same pools, parking, wristbands and check-in, or a second-class version of them.

Off-program guests receive pool wristbands, parking passes and common-area keys from the owner, but are excluded from front-desk services, housekeeping, the breakfast room, the lobby bar and unspecified other 'commercial operations and amenities', and the disclaimer must say so.

Amenities for your guestsMost, not all

Off limits to your guestsfront-desk services, housekeeping/maintenance services of the on-site operator, breakfast room, lobby bar, other 'portions of the property's commercial operations and amenities' reserved to on-site program guests (not itemised)

Wristbands & parking passesAssociation office sends off-program units 'several wristbands near the beginning of each year' and parking passes to distribute to guests; additional wristbands/keys requested from the Association Office Mon-Fri 9-5, charges apply for extra keys. Guests must wear pool bands on the pool deck. Only vehicles fitting one marked space; no vehicle storage beyond the guest's stay (Rules 2022, KEYS, WRISTBANDS, PARKING, SWIMMING POOLS).

Check-inowner handles (deed bars front desk and key pick-up/drop-off outside the commercial units; disclaimer states no front-desk services; no lockboxes in hallways)

TrashTrash chute on each floor; off-program units are given key access to the chute; bags may not be left outside unit doors; bulky items must go off-premises at owner's expense (Rules 2022, TRASH).

ElevatorsCommon-element passenger elevators serve all levels (Master Deed Exhibit B); no service-elevator or vendor-elevator rule stated. Move-ins/outs only during business hours and coordinated with building maintenance (Rules 2022, TRASH).

Housekeeping & linenOwner arranges own housekeeping; daily or weekly maid service by independent contractors is permitted but only Commercial Unit C-2 may use the on-premises maids' closets (Master Deed Art. XIV). Listings must state the rental includes no housekeeping services (Rules 2022). Budget line 'Pool Towel Management' $19,000 suggests a pool-towel service exists; eligibility for off-program guests unstated.

What the documents say (7)

“COMMERCIAL AREAS: 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 January 2022, COMMERCIAL AREAS, page 3

“KEYS: Per the Master Deed, the Association must have a working key or access code to every unit in the event of an emergency. Units not participating on the onsite rental program will be sent ten (10) common area keys. Additional keys may be requested from the Association Office, Monday thru Friday, 9 AM to 5 PM. Charges will apply.”Rules and Regulations January 2022, KEYS, page 2

“WRISTBANDS: 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 - SPM.”Rules and Regulations January 2022, WRISTBANDS, page 2

“Units not participating with the onsite rental company will be sent parking passes to distribute to their guests.”Rules and Regulations January 2022, PARKING, page 3

“If you do not participate with the onsite rental program, key access to the trash chute will be provided to you.”Rules and Regulations January 2022, TRASH, page 3

“Guests must wear appropriate pool bands while on pool deck.”Rules and Regulations January 2022, SWIMMING POOLS, page 3

“No lockboxes may be placed in the hallways or stairwells.”Rules and Regulations January 2022, BUILDING HALLWAYS, STAIRWELLS & COMMON AREAS, page 2

How much work lands on you?

Caution

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.

Owner must keep an occupancy registry, name a contact who responds within 30 minutes, hand guests the rules before arrival, distribute keys/bands/passes with no hallway lockboxes, and absorb fines from $200 plus $50/day for guest violations; trash goes down a chute and no service-elevator rule exists.

Local contactA single point of contact for the renting owner must be listed in the Association's occupancy registry and be able to respond on behalf of the unit (Rules 2022, UNIT OCCUPANCY).

Response time30 minutes, to 'any and all violations of the rules and regulations of the Association or in the event of an emergency' (Rules 2022, UNIT OCCUPANCY).

Locks & keysAssociation must hold a working key or access code to every unit (Master Deed Art. XVII; Rules 2022, KEYS); entry door and lock modifications require Board approval; no lockboxes in hallways/stairwells; owner distributes the 10 common-area keys, wristbands and parking passes to guests.

FinesWarning first, then fines starting at $200 per infraction plus $50 per day for wilful violations until cured; smoking/vaping fines start at $250 per occurrence; fines are a lien on the unit and personal obligation of the owner whether the violation occurred during owner or guest occupancy; Board hearing decision is final (Rules 2022, VIOLATIONS, SMOKING). By-Laws Art. III Sec. 23: fine assessed first against the occupant, then the owner if unpaid; owner pays attorney's fees in enforcement actions. Throwing anything off a balcony results in all guests being evicted from the unit. By-Laws Art. III Sec. 23 also lets the Board suspend an owner's right to use the common areas (not ingress/egress) for any violation, and sets a 10-day written notice, hearing before a Covenants Committee and 30-day appeal to the Board; the Board may instead use self-help (towing) or sue, with the owner or occupant paying attorney's fees. Master Deed Art. XXX B makes the owner liable for any repair cost caused by guests or lessees that insurance does not cover, including any resulting increase in insurance rates.

Contractors & vendorsContractors must be licensed in Horry County and the City of Myrtle Beach, insured for liability and workers' compensation with a certificate naming the Association as additional insured, sign in and get a name tag at the Front Desk, and work 9:00 AM to 5:00 PM; owner liable for contractor damage to common elements; no tile cutting on balconies (Rules 2022, UNIT MAINTENANCE / CONTRACTOR WORK). Move-ins/outs during business hours only, coordinated with building maintenance.

AlsoOwners must deliver a copy of the rules to every guest before arrival; owners must ensure rental agents and guests observe the rules; HO-6 policy with liability and contents coverage required; Association may enter the unit monthly for pest control; owner responsible for HVAC, appliances, window glass and sliding doors and for the insurance deductible on in-unit losses (Master Deed Art. XXI, XVIII; Rules 2022, INSURANCE).

What the documents say (7)

“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 January 2022, UNIT OCCUPANCY, page 4

“Assessed fines shall start at $200.00 per infraction (unless otherwise stated) and may, for wilful violations, include an additional, daily per diem penalty of $50.00 per day until the violation is remedied.”Rules and Regulations January 2022, VIOLATIONS, page 4

“Repeated or continued violations of the rules and regulations (whether occurring during owner or guest occupancy) may result in fines and/or legal action against the owner of the unit.”Rules and Regulations January 2022, VIOLATIONS, page 4

“Except for designated smoking areas, smoking or vaping of any kind is strictly prohibited on the Association property including within units and on balconies as this is a Non-Smoking property. Fines start at $250.00 per occurrence. Designated smoking areas are available on property.”Rules and Regulations January 2022, SMOKING, page 3

“All contractors must sign in and receive a name tag or identifiable marker from the Front Desk before entering the property and performing any services.”Rules and Regulations January 2022, UNIT MAINTENANCE / CONTRACTOR WORK, page 4

“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 January 2022, INSURANCE, page 4

“In the event that any occupant of a UNIT violates the Master Deed, By-Laws, or a rule or regulation and a fine is imposed, the fine shall first be assessed against the occupait; provided, however, if the fine is not paid by the occupant within the time period set by the Board, the Owner shall pay the fine upon notice from the ASSOCIATION.”By-Laws (Exhibit E), Article III, Section 23, page 11

Is the money healthy?

Favorable

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 funded at 29.6% of a flat $1,339,789 budget, no special assessments are mentioned and dues bundle unit electricity, water, cable, internet, pest control and a master HO-6; held back from 5 because the flat total depends on a $52,000 insurance cut offsetting $35,270 of utility increases, no reserve balance, reserve study or insurance declarations are in the set, the reserve can be tapped for shortfalls without a vote, and the deed records exterior-wall concerns on an older oceanfront building.

2026 budget$1,339,789

Dues change+0.0% on the year

Reserves30% of budget

Special assessmentsNone in the documents

Insurance2026 Insurance Expense budgeted at $173,000, down $52,000 from $225,000 in 2025. A separate 'Insurance Expense Master HO6' of $62,928 is funded by a matching 'Master H06 Assessments' revenue line charged to residential units only (shown as a separate column in the dues table); combined insurance is $235,928 or 17.6% of the budget. Owners must still carry their own HO-6 with liability and contents coverage (Rules 2022, INSURANCE). Owner pays the deductible portion of in-unit losses (Master Deed Art. XXI). The $52,000 premium reduction is what keeps 2026 dues flat despite a $35,270 rise in utilities.

Floodunstated (Master Deed Art. XXIV requires the Association's casualty policy to cover windstorm, wind-driven rain, water and flood damage; no declarations page in the set)

DelinquencyAssessment in default if unpaid on due date; Board may accelerate the full annual assessment on 10 days' notice; after 20 days the Association may enforce by lien foreclosure and may cut off the unit's commonly metered electricity until paid; delinquent amounts bear 18% interest; $25 late fee per installment unpaid after 30 days; owner personally liable for collection costs and attorney's fees; Association entitled to rent and a receiver in foreclosure (Master Deed Art. XXVII G, H, J). By-Laws Art. III Sec. 20: monthly installment delinquent on the 15th. Board may borrow and pledge assessments/reserves without member vote except for amenity additions over 5% of budget (By-Laws Art. III Sec. 21). No delinquency rate or bad-debt line is stated in the budget. Master Deed Art. XXVII D lets the Board apply the replacement reserve to emergencies or to cover any shortfall in collected assessments without a member vote.

What the documents say (12)

“30100 Regular Assessments 1,276,862 1,276,861 (0)”2026 Approved Operating Budget, REVENUES, page 1

“32600 Master H06 Assessments 62,928 62,928 -”2026 Approved Operating Budget, REVENUES, page 1

“TOTAL EXPENSES 1,339,789 1,339,789 (0) 0.00%”2026 Approved Operating Budget, EXPENSES, page 1

“99910 General Reserves Contribution 390,000 396,244 6,244”2026 Approved Operating Budget, Other Expenses, page 1

“83300 Insurance Expense 225,000 173,000 (52,000)”2026 Approved Operating Budget, Other Expenses, page 1

“60000 Electricity (Unit/Common Area) 130,000 145,000 15,000”2026 Approved Operating Budget, Utilities, page 1

“24 Aphrodite "C" 488.82 24.99 513.81 513.81 (0.00)”2026 Approved Operating Budget, dues table, page 2

“17 Zeus A+B+G 2,174.94 111.17 2,286.11 2,286.11 (0.00)”2026 Approved Operating Budget, dues table, page 2

“When in default, the delinquent assessment or delinquent instalhnent (hereof due to the ASSOCIATION shall bear interest at the rate of eighteen (18%) percent per annum until such delinquent assessment or instalhnent thereof, and all interest due thereon, have been paid to the ASSOCIATION. Further, a late fee of $25.00 shall be assessed for each installment not paid within thirty (30) days after the due date thereof.”Master Deed, Article XXVII G, page 21

“the ASSOCIATION is hereby granted the right, at any time any assessment, instalhnent or accelerated instalhnent is not paid within twenty (20) days after its due date, to terminate electrical utility service to the delinquent OWNER'S UNIT.”Master Deed, Article XXVII J, page 22

“GRANTOR has paid One Miffion ($1,000,000.00) Dollars to the ASSOCIATION to be used only for the future repair and replacement of the exterior wall systems of the building.”Master Deed, Article XXXIX, page 33

“nothing herein contained shall limit the ASSOCIATION from applying any monies in such Reserve Fund For Replacements to meet other needs or requirements of the ASSOCIATION in operating or managing the Condominium in the event of emergencies; or in the event that the sums collected from the OWNERS of UNITS are insuf&cient to meet the then fiscal financial requirements of the ASSOCIATION”Master Deed, Article XXVII D, page 20

Who's really in charge?

Caution

Who holds the power the documents hand out: an owner-elected board, or a developer or commercial-unit owner with deed-level rights over rentals, guest services and the building's name.

The board is owner-elected and the developer's Class II veto appears to have lapsed, but the deed grants Commercial Unit C-2 a permanent, specifically enforceable monopoly on front-desk, key-handling and rental-management activity plus an exclusive advertising easement, amendable only with developer consent and a unanimous owner vote; rules cannot bind the commercial units without Grantor consent, and most disputes other than assessment collection go to binding arbitration with a jury waiver.

StructureOne association

Commercial unitYes, with its own deed rights

BoardThree directors during developer (Class II) control, expanding to five at the first annual meeting after Class II control ends; staggered initial terms (two 3-year, two 2-year, one 1-year) then two-year terms, unlimited re-election; nominating committee plus floor nominations; directors removable with or without cause by majority of members; board meetings open to members; at least four board meetings a year (By-Laws Art. III). The 2022 rules were issued by the HOA Board, consistent with owner control.

Developer rightsGrantor held Class II membership with four votes per unit while owning five or more units, the right to appoint a majority of the board, and a veto over all board and committee actions while Class II existed; Grantor could terminate Class II by recorded instrument; Grantor rights assignable only to The National Bank of South Carolina and then freely by it (Master Deed Art. XXXII; By-Laws Art. II Sec. 2, Art. III Sec. 2-3). Rules that diminish commercial-unit or Grantor rights do not bind the Grantor without written consent (Master Deed Art. XV). Grantor may unilaterally correct scrivener errors or lender-required changes (Art. XXIX). Whether Class II control has formally terminated is unstated in the set; the 2004 deed and 2022 board-issued rules suggest it has. The Grantor or an affiliate may be hired as managing agent, and Grantor-appointed directors and the Grantor as a member need not recuse on management contracts in which the Grantor has a pecuniary interest (By-Laws Art. III Sec. 19; Master Deed Art. XXXII). Structural alterations to any unit need the Grantor's written consent for as long as it owns a unit (Art. XIX).

Commercial-unit rightsDeed-level: only the three commercial units may conduct commercial activity; front desk, rental management and key pick-up/drop-off are expressly barred in all other units and common elements and also barred to C-1 and C-3, leaving C-2 (budget label 'Front Desk') as the only unit able to run an on-site rental/front-desk operation. C-2 also holds a perpetual exclusive advertising easement over corridors, elevators, building exterior and garage, control of movable signage, the exclusive right to use maids' closets, four garage storage areas, and a non-exclusive easement to provide telephone/cable/internet/in-room movie services (all wiring remains C-2's property). C-3 may sell food and alcohol on the pool deck. Commercial unit owners may alter their units without board consent and may make 'any commercial or business use'. C-2 may specifically enforce the commercial restriction and recover attorney's fees. The commercial restriction may only be amended with Grantor consent plus a unanimous owner vote; commercial-unit rights only with Grantor and all commercial owners' consent (Master Deed Art. VIII, XIV, XV, XVI, XIX, XXIX, XXX C and F, Exhibit B).

VotesOne vote per unit (Class I); co-owners designate one voting member; proxies allowed; quorum 51% of total votes; special meeting on petition of 10% of votes (By-Laws Art. II).

Changing the deedMaster Deed: proposed by board majority or owners of a majority of units, adopted by 67% of members owning a unit; changes to percentage interests or assessment basis need all owners and mortgagees; Grantor/commercial-unit rights need their consent (Art. XXIX). By-Laws: 67% of total votes including 67% of non-Grantor votes (By-Laws Art. VI Sec. 6). Termination of the regime: unanimous owners and lienholders (Art. XXVIII).

Disputes or lawsuitsNo lawsuit, dispute or pending claim is mentioned in any document. The Master Deed imposes a binding, irrevocable three-arbitrator AAA commercial arbitration clause (hearing in Horry County) on the Grantor, all owners, the Association and construction/maintenance contractors; a 'Claim' covers interpretation or enforcement of the Master Deed and any dispute about the design, construction, sale, maintenance, habitability or condition of units or common areas, but excludes Association suits to collect assessments and suits purely between unit owners. Jury trial is waived for any dispute under the deed (Art. XXXVII, XXXVIII). The deed also discloses historic exterior-wall engineering concerns (1998, 2000, 2004 reports) and a $1,000,000 wall-repair escrow whose use restriction lapsed in 2019.

What the documents say (8)

“So long as fhe Class "H" membership exists, fhe Class "H" member shall have a veto power over all actions of the Board and any committee, as is more fully provided in this Section.”By-Laws (Exhibit E), Article III, Section 3, page 4

“At the first annual meeting after the termination of Class 11 control, five (5) Directors shall be elected.”By-Laws (Exhibit E), Article III, Section 6(b), page 5

“Only the Owner of Commercial Unit C-2 shall be entitled to conduct commercial activities (food, beverage, and retail sales) in the designated vending areas. COMMERCIAL UNTT C-l shall be entitled to conduct sales activities in the condominium sales o£5ce as designated on the Plans, but shall not be entitled to use COMMERCIAL UNTT C-1 to conduct rental management activities, key pick up and drop off, finnt desk, restaurant or bar commercial activity. COMMERCIAL UNIT C-3 may be used to conduct restaurant, bar and other related commercial activities, but shall not be entitled to be used for condomimum sales , rental management services, key pick up and drop off, front desk or related activities.”Master Deed, Article XIV, page 9

“Furthermore, a perpetual, appurtenant, exclusive easement for advertising is hereby reserved over the corridors, passageways, elevators, building exterior, parking garage and other COMMON ELEMENTS, which easement is a LIMTTED COMMON ELEMENT for the exclusive use and benefit of COMMERCIAL UNIT C-2 and the owner thereof.”Master Deed, Exhibit B, page 37

“The owner of Unit C-2 shall have the right to specifically enforce the provisions of Article XIV restricting the right or authority of the Association or the OWNERS of other UNITS to conduct commercial activities, including the OWNERS of UNITS C-l or C-3.”Master Deed, Article XXX F, page 26

“At such meeting the amendment or amendments proposed must be approved by an afBnnative vote ofsixty-seven (67%) percent of the MEMBERS owning a UNTT in the Condommium in order for such amendment or amendments to become effective.”Master Deed, Article XXIX, page 25

“any and all right to trial by jury shall be waived by Grantor, the ASSOCIATION, or any OWNER of a UNTT in any dispute, proceeding, case or controversy arising under or related to the within Master Deed.”Master Deed, Article XXXVII, page 30

“Provided, however,any such rules or regulations which purport to diminish, abrogate or in anyway affect the COMMERCIAL UNITS, incluiUng the LIMTTED COMMON ELEMENTS ^)purtenant thereto pr other rights reserved herein in favor of the GRANTOR, its successors and assigns ... shall not be binding upon the GRANTOR, its successors and assigns, unless md until the GRANTOR consents in writing to the same.”Master Deed, Article XV, page 10

03 Pros and cons

For the owner who runs it themselves.

The same building reads very differently to an owner on the rental program and an owner on Airbnb. This list is for the second one.

Working for you

Owners may rent their units freely with no stated minimum stay, no owner-use cap and no requirement to join the on-site program; the 2022 rules expressly contemplate owners renting 'personally, or through an off-site rental management company' (Master Deed Art. XIV; Rules 2022, COMMERCIAL AREAS).
Off-program guests do get the core amenities: the Association sends non-program units pool wristbands, parking passes, ten common-area keys and trash-chute access each year (Rules 2022, KEYS, WRISTBANDS, PARKING, TRASH).
Dues are flat for 2026 (0.00% change on a $1,339,789 budget) and the building insurance line fell from $225,000 to $173,000 (2026 Approved Operating Budget, page 1).
Reserve contribution of $396,244 is 29.6% of the budget, well above the 15% benchmark (2026 Approved Operating Budget, line 99910).
Dues bundle in-unit electricity, water/sewer, cable TV, high-speed internet, monthly pest control and a master HO-6 policy, so a self-managing owner has few separate utility bills (2026 Approved Operating Budget, Utilities and Insurance lines; Master Deed Art. XVIII, XXVII J).
Owner-elected five-member board with two-year terms, open meetings, audited annual financials and a cap of three years and 90-day no-penalty termination on any management contract (By-Laws Art. III Sec. 6, 16, 19, 20).
Independent daily or weekly maid service by the owner's own contractors is expressly permitted (Master Deed Art. XIV, page 9).
Balcony floors, balcony walls and railings are maintained by the Association as a common expense (Master Deed Art. XXI, page 14).

Watch-outs

The deed gives Commercial Unit C-2 (the 'Front Desk' unit) a permanent monopoly on front-desk, rental-management and key pick-up/drop-off activity anywhere on the property; this restriction can only be changed with the developer's consent and a unanimous owner vote, and C-2 can sue to enforce it and recover attorney's fees (Master Deed Art. XIV, XXX F).
Every listing for an off-program unit must carry the capitalised disclaimer that the rental includes no front-desk, maintenance or housekeeping services and no access to the breakfast room and lobby bar, and may not mention or show those amenities in text or photos (Rules 2022, COMMERCIAL AREAS, pages 3-4).
The rules say access to 'portions of the property's commercial operations and amenities' is limited to on-site program guests, but do not itemise what beyond the breakfast room and lobby bar is off-limits; ask the Association for the current list (Rules 2022, COMMERCIAL AREAS, page 3).
Owners must keep an occupancy registry with the Association and name a point of contact who can respond within 30 minutes to any rule violation or emergency; fines start at $200 per infraction plus $50 per day for wilful violations and attach as a lien to the unit even for guest conduct (Rules 2022, UNIT OCCUPANCY, VIOLATIONS, page 4).
No lockboxes in hallways or stairwells, lock changes need Board approval, and guests must be handed the rules before arrival, so key logistics fall entirely on the owner or an off-site manager (Rules 2022, BUILDING HALLWAYS, COMMERCIAL AREAS).
Non-smoking property with $250+ fines, no grilling anywhere, no renter pets, and a zero-tolerance balcony rule under which all guests are evicted if anything is thrown; these are guest-conduct risks the owner pays for (Rules 2022, SMOKING, GRILLING, PETS, BALCONIES).
Electricity is commonly metered and included in dues, so the Association can shut off a unit's power once an assessment is 20 days late, on top of 18% interest, acceleration and foreclosure (Master Deed Art. XXVII G and J).
No reserve study, reserve balance, insurance declarations or wind/flood deductible appear in the set; the deed itself records exterior-wall engineering concerns (1998, 2000, 2004 reports) and a $1,000,000 wall-repair escrow whose use restriction lapsed in 2019 for a building that pre-dates the 2004 regime (engineering inspections go back to 1998 and the site plat to 1985) (Master Deed Art. XXXIX, Exhibit A).
The 0.00% dues change is achieved because the $52,000 insurance reduction absorbs $35,270 of utility increases (electricity +$15,000, internet +$13,270, water/sewer +$7,000), a $4,966 facility-contract increase and a $6,244 reserve increase; if the premium rebounds, dues follow (2026 Approved Operating Budget, page 1).
The replacement reserve may be spent on emergencies or operating shortfalls and the Board may borrow and pledge assessments and reserve accounts without a member vote (only amenity-addition borrowing over 5% of the budget needs majority approval) (Master Deed Art. XXVII D; By-Laws Art. III Sec. 21).
Combined insurance (building $173,000 plus master HO-6 $62,928) is 17.6% of the budget, and owners must still carry their own HO-6 with liability and contents cover and pay the deductible share of in-unit losses (2026 Budget; Rules 2022, INSURANCE; Master Deed Art. XXI).
All claims about construction, maintenance or condition of units and common areas go to binding three-arbitrator AAA arbitration with a jury-trial waiver (Master Deed Art. XXXVII, XXXVIII).
C-2 owns all telephone/cable/internet wiring and equipment in the building and holds a non-exclusive easement to provide telephone, cable, internet and in-room movie service, plus an exclusive advertising easement over the corridors, elevators, building exterior and garage; the budget's $36,382 internet and $16,308 cable TV lines do not say which provider is paid (Master Deed Art. VIII, Exhibit B; 2026 Budget, Utilities).
Contractors must be licensed in both Horry County and the City of Myrtle Beach, carry a certificate naming the Association as additional insured, sign in at the Front Desk and work only 9-5, which raises the cost of in-unit repairs (Rules 2022, UNIT MAINTENANCE / CONTRACTOR WORK).

Unit type	Per month	Per year
Zeus A+B+G (17 units) - regular 2,174.94 + master HO-6 111.17	$2,286	$27,433
Aries C+F (6 units) - regular 1,553.09 + master HO-6 79.38	$1,632	$19,590
Dionysus C+H (5 units) - regular 1,553.09 + master HO-6 79.38	$1,632	$19,590
Apollo C+D (9 units) - regular 1,386.02 + master HO-6 70.85	$1,457	$17,482
Artemis F (3 units) - regular 1,064.27 + master HO-6 54.40	$1,119	$13,424
Poseidon H (3 units) - regular 1,064.27 + master HO-6 54.40	$1,119	$13,424
Demeter D (10 units) - regular 897.20 + master HO-6 45.86	$943	$11,317
Athena E (10 units) - regular 897.20 + master HO-6 45.86	$943	$11,317
Aphrodite C (24 units) - regular 488.82 + master HO-6 24.99	$514	$6,166
Commercial C-1 Sales Office (no HO-6)	$325	$3,898
Commercial C-2 Front Desk (no HO-6)	$2,045	$24,540
Commercial C-3 Restaurant (no HO-6)	$1,442	$17,301

The Strand.

The documents behind this page.

What the documents decide
before your first guest books.

Can you rent it your way?

Will your guests be treated like guests?

How much work lands on you?

Is the money healthy?

Who's really in charge?

For the owner who runs it themselves.

Working for you

Watch-outs

What you pay, and where it goes.

Regular assessments, 2026

What the dues cover

Where the budget goes

What to put in the house manual.

What to ask the association for.

Have the documents read
for the building you are weighing.

The Strand.

The documents behind this page.

What the documents decidebefore your first guest books.

Can you rent it your way?

Will your guests be treated like guests?

How much work lands on you?

Is the money healthy?

Who's really in charge?

For the owner who runs it themselves.

Working for you

Watch-outs

What you pay, and where it goes.

Regular assessments, 2026

What the dues cover

Where the budget goes

What to put in the house manual.

What to ask the association for.

Have the documents readfor the building you are weighing.

What the documents decide
before your first guest books.

Have the documents read
for the building you are weighing.