Beach Cove Resort HOA Risk Assessment: Program-leaning

02 The five questions

What the documents decide
before your first guest books.

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

Can you rent it your way?

Clear

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.

The Master Deed itself preserves renting 'for any period of time' (changing it needs 67% of all common interest), management confirms short-term rentals, and no document requires the on-site program, a minimum stay, tenant registration, a local agent, advertising rules or a disclaimer - the only owner duties are a key on deposit if the Association asks, transfer notice within 10 days and no 'For Sale' signs.

Short-term rentalsAllowed

Must use on-site programNo

Owner may rent it personallyYes

Off-site manager allowedYes

Owner-use limitsNone stated in HOA documents. The on-site operator's flyer says its program imposes no time restrictions or penalties on owner use, which is an operator term, not an HOA rule.

RegistrationNo rental or tenant registration requirement appears in the Master Deed, By-Laws or Rules. Owners must keep current contact information and an email address on file with Pinnacle Management for email blasts (Oct 30, 2024 and Nov 20, 2025 letters). Vehicles need HOA parking passes (two homeowner passes per unit issued with the 2026 budget mailing); motorcycles require a registration on file with the HOA and are for owners only; golf carts are owners only and must be city-registered, insured and display an owner sticker. The Association may require each owner to deposit a unit key (Master Deed Art. XIX). Contractors must sign the contractor sign-in book at the on-site Pinnacle office. Owners must notify the Association of any transfer of the unit within 10 days (By-Laws Art. IX Sec. 2) and of any mortgage on the unit (Master Deed Art. XXVII); no tenant or guest registration is required.

Advertising rulesNo resort-name, photo or disclaimer rules appear in the HOA documents. The 2024 minutes record the ARC chairman asking owners to remove dishwashers and other removed appliances from their unit advertising. Management says 'For Sale' signs are not permitted (Jan 2026 and Mar 2026 emails).

Vote to change rental rulesThe rental right sits in the Master Deed (Art. XVI); amending the Master Deed requires an affirmative vote of co-owners holding 67% of the total interest in the common elements (Art. XXX). By-Laws amend by 51% of the total votes (By-Laws Art. X). Rules are adopted by the Board but may not conflict with the Master Deed (By-Laws Art. XVII Sec. 3) and may not burden the commercial units' businesses (Art. XVII Sec. 4).

What the documents say (11)

“Each UNIT is hereby restricted to single family residential use by the owner or owners thereof, their immediate families, guests and invitees”Master Deed, Article XVI, page 8

“No UNIT or any portion thereof may be submitted to a plan of interval ownership or any form of timesharing. Provided, however, nothing herein shall be construed as limiting the right of any owner of any UNIT from renting or leasing his or its UNIT for any period of time.”Master Deed, Article XVI, page 8

“All present or future owners, tenants, or any other person who might use the facilities of the CONDOMINIUM in any manner, are subject to the provisions of this Master Deed and all documents appurtenant hereto and incorporated herewith, and the mere acquisition or rental of any UNIT, or the mere act of occupancy of any UNIT or use of COMMON ELEMENTS, shall signify that the provisions of this Master Deed are accepted and ratified in all respects.”Master Deed, Article XXXII, page 22

“C1 may be used for general real estate office purposes serving both the Beach Cove Ocean Resort and the general public and may provide sales, rental and other services of a general real estate office.”Master Deed, Article IV, page 3

“13. Are short-term rentals allowed? Yes”Management company email answers, January 2026, page 4

“7. Does a First Right of Refusal apply to this property? No”Management company email answers, March 2026, page 3

“10. Are there any capital contribution fees or transfer fees associated with the sale of a property, and if so, what are the respective amounts? none”Management company email answers, March 2026, page 3

“14. Are "For Sale" signs permitted? If so, can it be a Century 21 sign, or is it a specialty sign? If specialty, who would be the sign company to contact? No for sale signs”Management company email answers, January 2026, page 4

“He asked owners to check the advertising for their units and if dishwashers and other appliances are included in the units, this information must be removed.”Annual Members Meeting Minutes, March 6, 2024, page 3, ARC

“Per State Law, owners who bring their pets to the property and also rent their unit are required to have a thorough cleaning done after each visit to remove possible allergens, fleas, etc.”Rules & Regulations (Updated Feb 1, 2022), page 2, PETS

“All Owners of Units shall notify the Association, of any transfer, by sale or otherwise, of said Unit within ten (10) days of the date of same”By-Laws, Article IX Section 2, page 11

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 may use the HOA-owned pools, lazy river, spas and parking deck and no disclaimer is required, but the commercial-unit owner bars them from the Town Center bar/grill/arcade/gift shop and the gym, there is no HOA front desk (the desk, laundry, maids' rooms and linen chutes are commercial-unit property or their limited common elements), and no written process exists for issuing pool wristbands or guest parking passes to them.

Amenities for your guestsMost, not all

Off limits to your guestsOceanfront Town Center owned by the commercial-unit owner BCR, Inc.: Tipsy/Thirsty Turtle beach bar, Grab N' Go Grill and Coffee Bar, Winner's Circle Arcade, gift shop - reserved to on-site rental program owners and their guests, Oceanfront fitness facility / gym - reserved to on-site rental program owners and their guests per management and the operator; note the Master Deed lists no fitness center among the six commercial units (Phase II common elements were to include racquetball court(s) and an indoor pool with sauna), so its legal status should be verified, 24-hour front desk, bell/concierge service and on-site housekeeping - operator services for program guests (the front desk area is part of commercial units C-1/C-6), Operator perks only: 20% dining discounts, owner loyalty/waterpark program, VMB discount card

Wristbands & parking passesPool wristbands are mandatory (Rules p.1: 'Pool wristbands must be utilized'); who issues wristbands to off-program guests and any cost are unstated. Parking deck is reserved for owners, guests and resort employees; any vehicle without a valid parking pass may be towed; no reserved spaces; vehicles not moved for 30 days are towed (Parking Regulations Nov 21, 2024). The HOA mails two homeowner parking passes per unit (Nov 20, 2025 letter). How a self-managing owner obtains guest passes is unstated. The operator charges program guests a car registration fee and shares 60% with the owner (flyer).

Check-inunstated for off-program guests. The front desk area belongs to commercial unit C-1 (Phase I) and C-6 is deed-permitted for front desk activities, so the 24-hour front desk is the operator's; the HOA documents describe no check-in process for guests of self-managing owners.

TrashTrash may not be left outside units, in stairwells or in any common area including in front of the trash and linen room doors; trash is to be taken to the dumpsters under the A and B Towers (Rules p.1). The 2023 minutes note trash cans were being added to every floor. Contractors are warned for dumping.

ElevatorsAll six elevators were replaced in 2023-24 (funded by roughly $3.2 million of special assessments). No vendor or move-in elevator rule is stated; the service elevator is a limited common element (Master Deed Art. VI). Children may not play in elevators; luggage carts must be returned to the lower lobby and contractors may not use them (Rules p.2).

Housekeeping & linenNo HOA housekeeping. The laundry, maids rooms, vending areas, storage rooms and linen chutes are limited common elements appurtenant to commercial units C-1 and C-6 (Master Deed Art. IV; Phase III Exhibit A-1), so the on-site operator controls them; the HOA pays their upkeep as a common expense. Owner coin-op laundries exist on site (card payment, 2024 minutes). Owners who bring pets and rent must have the unit thoroughly cleaned after each visit (Rules p.2). The operator provides annual housekeeping/maintenance and guest departure cleaning only for program units (flyer).

What the documents say (13)

“As owner of the commercial amenities (Town Center, Thirsty Turtle, arcade, and fitness center, BCR, Inc. prohibits use of these areas by those who are not on their rental program.”Annual Members Meeting Minutes, March 1, 2025, page 4, Management Report

“BCR, Inc. is the on-site commercial unit owner and is not affiliated with Pinnacle Management.”Annual Members Meeting Minutes, March 1, 2025, page 4, Management Report

“Exclusive VIP Access: The Gym and The Town Center are only available to owners who utilize our onsite rental program and their guests which allows us to generate higher revenue for our homeowners.”On-site rental management company 'Benefits of Joining' flyer, page 3, Important Information

“Pool rules are posted and enforced. Bottles or glass objects will not be permitted at anytime in the swimming pool area. All residents, guests, and renters are cautioned that they use the swimming pool, its equipment, and facilities at their own risk.”Rules & Regulations (Updated Feb 1, 2022), page 1, SWIMMING POOL

“Pool chairs may not be "reserved". Pool wristbands must be utilized.”Rules & Regulations (Updated Feb 1, 2022), page 1, SWIMMING POOL

“Trash may not be left outside the units, in the stairwells, or in any common areas of the buildings/property, including in front of the trash and linen room doors. Trash should be taken to the dumpsters located under the A and B Towers.”Rules & Regulations (Updated Feb 1, 2022), page 1, REFUSE

“The use of the Beach Cove parking deck is reserved for Beach Cove owners, their guests, and employees at the resort.”Parking Regulations (Updated November 21, 2024), page 1

“Any vehicles parked in the parking deck without a valid parking pass may be towed at owner's expense. There is no reserved parking.”Parking Regulations (Updated November 21, 2024), page 1

“Enclosed you will find two updated homeowner parking passes assigned to your unit.”November 20, 2025 owner letter, page 3, Parking Passes

“Unit C1 shall have as appurtenant LIMITED COMMON ELEMENTS the meeting rooms located in Phase I, the vending nooks, and the laundry and maids rooms located in all Phases.”Master Deed, Article IV, page 3

“The vending areas maids rooms and storage rooms located on the Ground Floor through 16 are designated Limited Common Elements for the exclusive use and benefit of Commercial Unit C-6.”Amendment to Master Deed submitting Phase III, Exhibit A-1, page 4

“In addition, the proposed pools shown as "Lazy River", and "pool" and any surface parking to be constructed as shown on the Site Plan and Plans are Common Elements.”Amendment to Master Deed submitting Phase III, Exhibit A-1, page 4

“Renters and/or guests may not have pets on the Association property.”Rules & Regulations (Updated Feb 1, 2022), page 1, PETS

How much work lands on you?

Typical

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.

No local-contact, response-time, registration or lock rule exists, but with no HOA front desk the owner handles check-in, keys, cleaning, wristbands and parking passes alone; guests must carry trash to the dumpsters under A and B Towers; in-unit renovations are barred May 1-October 1 and need licensed, insured, signed-in contractors; unauthorized appliances can take a unit out of occupancy; and a late assessment can trigger attorney referral, a receiver and rent capture.

Local contactunstated - no local agent or contact requirement appears in the Master Deed, By-Laws or Rules. Owners must keep current mailing and email information on file with Pinnacle Management.

Locks & keysThe Association may require each owner to deposit a key to the unit under the Association's control for emergency entry (Master Deed Art. XIX). No lock-type, smart-lock or key-handling rule for guests is stated.

FinesNo HOA fine schedule is stated for Beach Cove (the $100/$250 schedule on pages 4-6 of the rules PDF belongs to Tilghman Shores, a different association). Pet violations can draw a City of North Myrtle Beach fine up to $500 and/or 30 days (Rules p.1); the City fines fireworks and smoking violations. Owners are liable for damage caused by their guests or lessees to the extent not covered by Association insurance (Master Deed Art. XXXI B; By-Laws Art. VIII Sec. 2), including any resulting insurance-rate increase. Violations uncured 7 days after written notice may be treated as a material breach with legal action, costs and attorney's fees to the prevailing party (By-Laws Art. VIII). Late assessments: not received by the 10th of the month due draws one late notice; if unpaid within seven days the account goes to the attorney 'immediately incurring fines, liens, attorney's fees and possibly foreclosure' (Oct 30, 2024 and Nov 20, 2025 letters); the Master Deed adds interest at the prime rate and acceleration of the year's installments. The Master Deed also lets the Association enforce the lien by foreclosure once an installment is 20 days late, and in a lien-foreclosure suit it is entitled to rent from the owner from the date of delinquency (at the rate charged for a comparable unit) and to the appointment of a receiver for the unit - a direct hit on a renting owner's income (Master Deed Art. XXVIII pp.17-18, OCR partly garbled). A buyer is jointly and severally liable with the seller for assessments unpaid at closing, so an assessment-status statement from the Association (which binds it) should be obtained before buying (Art. XXVIII p.19).

Contractors & vendorsOwners must use a licensed general contractor carrying workers' compensation and liability insurance, obtain permits (electrical/plumbing work requires City permits and ARC pre-approval), and have contractors sign the contractor sign-in book at the on-site Pinnacle office; owners pay for contractor damage, debris and stains; contractors may not use Association luggage carts or park in front of the lobby (towed); nothing may be mounted on unit exteriors; owners must check with the property manager before architectural changes, installing any large appliance, plumbing or electrical modifications, or changing exterior doors/windows (Rules pp.2-3). The 2023 minutes state the ARC contractor rules allow no construction between May 1 and October 1 and require a business license and proof of insurance.

AlsoUnauthorized washing machines, dryers, dishwashers and full-size stoves/ovens/ranges are prohibited; management may inspect every unit and an owner with an unauthorized appliance must remove the unit from use/occupancy until management re-inspects and clears it (Board resolution in Rules p.3). HO6 contents/interior insurance is not provided by the HOA (emails). Owners maintain their own HVAC, appliances, window glass, interior surfaces and the balcony floor, balcony-facing walls and railings (Master Deed Art. XXII). Grills prohibited; car washing prohibited; quiet hours 11 p.m. to 8 a.m.; no linens or towels on balconies; smoking banned in enclosed public areas and on balconies where smoke can blow inside (City ordinance, enforced with cameras). Golf carts may not be charged or stored on the property. Under the Master Deed an owner 'shall be liable for injuries or damage resulting from an accident in his own UNIT, including the balcony, to the same extent and degree that the owner of a house would be', and may carry his own liability and contents insurance (Art. XXIV p.11).

What the documents say (15)

“to facilitate entry in the event of any such emergency, the owner of each UNIT, if required by the ASSOCIATION, shall deposit under the control of the ASSOCIATION a key to such UNIT.”Master Deed, Article XIX, page 9

“The owner or owners of each UNIT shall be liable for the expense of any maintenance, repair or replacement rendered necessary by his act, neglect or carelessness, or by that of any member of his family, or his or their guests, employees, agents or lessees, but only to the extent that such expense is not met by the proceeds of insurance carried by ASSOCIATION.”Master Deed, Article XXXI B, page 21

“Regular and insurance/special assessment payments not received by the 10th of the month in which they are due will receive one late notice; if not paid within seven days of the notice, the account will be turned over to the attorney for collection immediately incurring fines, liens, attorney's fees and possibly foreclosure.”October 30, 2024 owner letter, page 2, Assessment Payments

“When retaining to conduct repairs/services within units, owners must assure that they are retaining the services of a licensed general contractor that carries both worker's compensation and liability insurance.”Rules & Regulations (Updated Feb 1, 2022), page 2, REPAIRS AND/OR INSTALLATIONS WITHIN UNITS

“Contractors are required to sign the "contractor sign-in" book located at the on-site Pinnacle office when coming onto property. Owners are responsible for any damage to the property, debris, trash, stains, etc. caused by the contractor they are employing. Nothing may be mounted to the exterior of units.”Rules & Regulations (Updated Feb 1, 2022), page 2, REPAIRS AND/OR INSTALLATIONS WITHIN UNITS

“Upon discovery of unauthorized appliance(s), and due to the resulting exigent hazards, the condominium unit owner shall be instructed to immediately remove the condominium from use/occupancy and to promptly remove the unauthorized appliance(s).”Rules & Regulations (Updated Feb 1, 2022), page 3, Board resolution

“Under NO circumstances are contractors permitted to use Association luggage carts.”Rules & Regulations (Updated Feb 1, 2022), page 2, LUGGAGE CARTS

“The ARC contractor rules are located on pages 13 of the handout. Please note that there is no construction allowed between May 1st and October 1st.”Annual Members Meeting Minutes, March 4, 2023, page 5, ARC

“Owners and guests are not permitted to have any type of grill anywhere on the premises at any time.”Rules & Regulations (Updated Feb 1, 2022), page 1, GRILLS

“In addition to the attached tell them: golf carts, must be licensed and insured, parked in a regular parking space, they may not be plugged in to charge anywhere on the property, and they may not be stored.”Management company email answers, October 2025, page 1

“9. Is HO6 Insurance included? no”Management company email answers, March 2026, page 3

“The balcony floor, walls facing the balcony, and balcony railings attached to his UNIT shall be maintained by the owner at his expense, Provided, however, said owner shall take no action that will alter the exterior appearance of the building.”Master Deed, Article XXII, page 10

“In any voluntary conveyance of a UNIT, the Grantee shall be jointly and severally liable with the Grantor for all unpaid Assessments against Grantor made prior to the time of such voluntary conveyance, without prejudice to the rights of the Grantee to recover from the Grantor the amounts paid by the Grantee therefor”Master Deed, Article XXVIII, page 19

“in any suit for the foreclosure of said lien, the ASSOCIATION shall be entitled to rental from the owner of any UNIT from the date on which the payment of any assessment or installment thereof became delinquent and shall be entitled to the appointment of a Receiver for said UNIT. The rental required to be paid shall be equal to the rental charged for a comparable type of UNIT in South Carolina.”Master Deed, Article XXVIII, page 18 (OCR heavily garbled on this page; wording reconstructed from the legible fragments)

“The owner of a UNIT shall be liable for injuries or damage resulting from an accident in his own UNIT, including the balcony, to the same extent and degree that the owner of a house would be liable for an accident occurring within the house.”Master Deed, Article XXIV, page 11

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.

Special assessments every year from 2022 through 2026 ($1.0-$3.35 million a year, $1.25 million in 2026 and more promised until the building is waterproofed), reserves of about $380,000 plus a $370,000 construction fund against $17.2 million of replacement costs and a study calling for $766,080 a year, a separately billed insurance assessment and two rolled-forward deficits outweigh the genuine improvements of flat 2026 dues and a premium that fell from $1.92 million to $959,538.

2026 budget$6,186,925

Dues change+0.0% on the year

Reserves8% of budget

Reserve balance$380,497

Reserve studyOn file

Special assessments2022 $1,200,372 total (budget line 'Special Assessment #1' $1,200,000 moved to the construction account); per-unit split not supplied Construction/structural repair projects following the February 2022 engineering visual survey; 2022 also ended with a $332,404 deficit carried into 2023 (2022/2023 budget; 2024 audit Note 8); 2023 $1,953,270 total: $500,106 prior-year deficit and repair projects (1BR $1,325; 2/3BR $1,871), $1,000,212 elevator replacement (1BR $2,650; 2/3BR $3,742), and $452,952 indoor pool ($400,000) plus $50,000 water-damage insurance deductible, due 9/1/2023 (per-unit not supplied) (the 2024 audit Note 8 restates 2023 special assessments as $1,500,318; the 2023 audit's statement of members' equity shows $1,953,270) 2022 deficit recovery, elevator replacement, indoor pool rebuild and insurance deductible (2022/2023 budget pp.2-3; 2023 audit Notes 3 and 8; Aug 30, 2023 letter); 2024 $3,350,222 total: elevator balance $1,349,988 due 1/2/2024 (1BR $3,576; 2/3BR $5,053), C-Tower roof and gable $1,500,128 due 3/1/2024 (1BR $3,974; 2/3BR $5,614), A-Tower stairs / C-Tower balcony columns $500,106 due 8/1/2024 (1BR $1,325; 2/3BR $1,871) - about $8,875 per 1BR and $12,538 per 2/3BR Completion of six-elevator replacement (about $3.2 million overall), C-Tower roof/gable Phase I, A-Tower stairs and C-Tower false-column repairs (2024 assessment schedule; 2024 audit Note 3; May 31, 2024 bulletin); 2025 $1,000,000 construction assessment in two installments: Feb 1, 2025 (1BR $1,766; 2/3BR $2,495) and Aug 1, 2025 (1BR $883; 2/3BR $1,248) - $2,649 per 1BR, $3,743 per 2/3BR C-Tower final roof Phase III ($639,983), $205,000 to a construction/waterproofing reserve, garage stair recoating ($19,000), asphalt patching/sealing ($30,217), pool chairs ($25,000), stair illumination markings ($80,800) (2025 budget pp.4-6; Oct 30, 2024 letter); 2026 $1,250,000 construction assessment in three installments: Feb 1, 2026 (1BR $1,656; 2/3BR $2,339), Aug 1, 2026 (1BR $828; 2/3BR $1,170), Nov 1, 2026 (1BR $828; 2/3BR $1,170) - $3,312 per 1BR, $4,679 per 2/3BR Continued exterior building repairs/waterproofing, retiling the lobby, first-floor hallways, second floor and restrooms, new restroom fixtures, more pool furniture, with a portion to reserves (2026 budget p.2; Nov 20, 2025 letter); 2023 Insurance assessment (billed separately from dues) $1,920,619 in three installments Jan 1, May 1 and Aug 1, 2023: 1BR $1,939 + $1,939 + $1,210 = $5,088; 2/3BR $2,740 + $2,740 + $1,709 = $7,189 2023 master insurance premiums (2022/2023 budget p.2); 2024 Insurance assessment $1,920,619 in two installments Feb 1 and May 1, 2024: 1BR $2,544 x 2 = $5,088; 2/3BR $3,594 x 2 = $7,188 2024 master insurance premiums (2024 assessment schedule p.1); 2025 Insurance assessment $1,549,333 in two installments March 1 and May 1, 2025: 1BR $2,051 x 2 = $4,102; 2/3BR $2,898 x 2 = $5,796 2025 master insurance premiums (2025 budget p.6; 2025 dues schedule); 2026 Insurance assessment budgeted $1,345,225 (1BR $1,782 x 2 = $3,564; 2/3BR $2,517 x 2 = $5,034) but revised April 15, 2026 to $859,538 invoiced: March 1 installment unchanged (1BR $1,782; 2/3BR $2,517), May 1 installment cut to 1BR $495 and 2/3BR $700 - $2,277 per 1BR, $3,217 per 2/3BR; refunds issued to those who had prepaid May 2026 master insurance premiums renewed April 1, 2026 at $959,538, with $100,000 taken from the insurance reserve (leaving $120,000 for deductibles); reduction of $485,687 (April 16, 2026 letter)

InsurancePremium history: 2021 $697,182; 2022 $1,495,223; 2023 $1,924,024 (2023 audit Note 8); 2024 budget $1,920,619, projected $2,001,348; 2025 budget $1,549,333, projected $1,281,195; 2026 budget $1,345,225, actual renewal $959,538 (April 16, 2026 letter). The 2026 budgeted figure is 21.7% of the $6,186,925 budget; the actual $959,538 is about 15.5%. Insurance is billed to owners as a separate assessment on top of quarterly dues (two installments, March 1 and May 1). Property is appraised and insured at 100% value (about $64 million in 2023-24) across roughly 12 layered carriers; replacement cost applies except actual cash value on roofs, windows, doors and glass 20 years and older (certificate). Crime, D&O, equipment breakdown and flood policies are also carried. The agency moved from Waccamaw Insurance to Brown & Brown in 2024, which a director reported saved about $500,000 versus what the prior agency was predicting; two active claims affected the 2024 renewal and the broker cited $497,000 of liability losses over five years with a 10-12% liability premium increase projected for 2025 (2025 minutes). In 2024 the board used excess funds to prepay the 24/25 policy. HO6 (interior/contents) coverage is the owner's responsibility; after an owner asked at the 2025 annual meeting, a director agreed to ask the broker about a group HO6 rate (2025 minutes p.5).

Wind deductible5% named-storm/wind deductible (2023-24 ACORD certificate lists WIND 5%; the 2024 minutes state 'Currently, the deductible is at 5%, but he is trying to get it reduced to 3%'). The $50,000 insurance-deductible special assessment in 2023 and the $120,000 insurance reserve exist to cover deductibles.

FloodSeparate building flood policy (2023-24 certificate shows a flood-building limit of about $53.6 million with a $1,250 deductible figure); flood premiums are FEMA-regulated and an 18% increase was expected for 2025 (2025 minutes). A FEMA flood claim followed Hurricane Ian (2022).

DelinquencyModest. Assessments receivable were $48,780 at 12/31/2024 (allowance for credit losses $24,501, with $20,494 written off in 2024 and 'Uncollected member assessments and fees' of $21,494 on the income statement) versus $18,862 a year earlier per the 2024 audit (the 2023 audit itself reported $47,826 at 12/31/2023 with a $4,007 allowance). Late fees and fines collected: $7,789 (2023), $12,224 (2024), $9,689 projected 2025. Policy: retain counsel and lien units that are delinquent (over 90 days per the 2023 audit); one late notice after the 10th, attorney referral after seven more days (owner letters). Prepaid member assessments were $301,053 at 12/31/2024 ($641,165 at 12/31/2023), so most owners pay early. The Master Deed adds that a lien-foreclosure suit entitles the Association to the unit's rental value from the delinquency date and to a receiver, and that a buyer is jointly liable with the seller for unpaid assessments (Art. XXVIII pp.18-19).

What the documents say (29)

“There will not be an increase in the regular assessments, and the insurance assessment has decreased by 13%.”November 20, 2025 owner letter, page 1

“In 2026 there will be a special assessment of $1,250,000 broken into three installments the bulk of which will be utilized to continue addressing exterior building repairs.”November 20, 2025 owner letter, page 1

“The amount budgeted for the 2026 premiums was $1,345,225. However, the insurance renewal premiums actually came in at $959,538.”April 16, 2026 letter: Insurance Assessments - Reduction, page 1

“Total amount initially assessed to owners: $1,345,225 Total now being invoiced to owners: 859,538 Reduction of: $ 485,687”April 16, 2026 letter: Insurance Assessments - Reduction, page 1

“Regular assessments will be increasing by 7.5 percent. These extra funds will be going directly into the reserve account. While South Carolina has not implemented mandatory reserve funding minimums like Florida, proper reserve funding is paramount.”October 30, 2024 owner letter, page 1

“There will also be a one-million dollar construction assessment, broken into two payments. The first 2/3rds will be due in February, so that we can pay for the C-tower roof Phase 3 project. The rest will be due later in the summer.”October 30, 2024 owner letter, page 1

“As everyone is aware, there are still some large projects on the horizon, such as waterproofing the entire building.”October 30, 2024 owner letter, page 1

“As of December 31, 2024, the Association had accumulated cash balances for future major repairs and replacements of $380,497.”Audited Financial Statements 2024, Note 5, page 11

“The Association also maintains a separate cash account for future construction repair projects, totaling $369,7304 at December 31, 2024.”Audited Financial Statements 2024, Note 5, page 11 (balance sheet shows $369,730)

“The 2022 reserve study indicated special assessments were needed in 2023 and in 2024, for $2,016,000 for each year, to fully fund the expenditures identified in the study ($2,079,749 in 2023, $826,846 in 2024, and $2,992,087 in 2025). The reserve study projects expenditures through 2052 (30 years).”Audited Financial Statements 2024, Note 5, page 11

“2024 annual reserve funding requirement - study 766,080 $ (actual $160 K) 2025 annual reserve funding requirement - study 766,080$ (budget$685 K)”Audited Financial Statements 2024, Supplementary Information, page 15

“Total Estimated Replacement Costs 17,235,095$”Audited Financial Statements 2024, Supplementary Information, page 15

“Special assessments for 2023 totaled $1,500,318, and were $1,200,372 for 2022. Special assessments for 2025 were budgeted at $1,000,000.”Audited Financial Statements 2024, Note 8, page 13

“Insurance premiums for 2021 totaled 697,182; Insurance premiums for 2022 totaled $1,495,223; and insurance premiums for 2023 totaled $1,924,024.”Audited Financial Statements 2023, Note 8, page 13

“The total amount of the repair billings from the elevator contractor, after preliminary negotiations of the amount due to be paid, totaled $329,057. The Association recorded this amount in its 2024 financial statements as a liability”Audited Financial Statements 2024, Note 9, page 13

“The cell tower leases sold 2 years ago for $400,000.00. These funds have been used to fund the steps for the tiki bar, etc.”Annual Members Meeting Minutes, March 6, 2024, page 3, Finance

“304 Funds Forward Antenae Lease Sale - 255,000.00 -”2025 Approved Budget (in October 30, 2024 letter), page 4, Revenues (2024 projected column)

“Referring to page 16 last years budget has a $750,000.00 loss. The insurance premium and maintenance were over budget.”Annual Members Meeting Minutes, March 6, 2024, page 3, Finance

“last year the insurance agency was moved to Brown & Brown which saved approximately $500,000.00 over what the prior agency was predicting.”Annual Members Meeting Minutes, March 1, 2025, page 2, Brown & Brown Insurance (sentence fragment; the speaker's name is omitted for privacy)

“Currently, the deductible is at 5%, but he is trying to get it reduced to 3%.”Annual Members Meeting Minutes, March 6, 2024, page 2, Waccamaw Insurance

“The Board of Directors of ASSOCIATION, in establishing said Annual Budget for operation, management and maintenance of the Project shall include therein a sum to be collected and maintained as reserve fund for replacement of COMMON ELEMENTS and LIMITED COMMON ELEMENTS”Master Deed, Article XXVIII D, page 16

“3. What is included? Water, sewer, electric, cable, internet, pest control, maintenance of common grounds”Management company email answers, March 2026, page 2

“2. How often are they paid? Dues are quarterly, insurance 2 payments, spec assess 2 payments as per attached budget”Management company email answers, October 2025, page 2

“The Association's policy is to retain legal counsel and place liens on units of members whose assessments are delinquent.”Audited Financial Statements 2024, Note 3, page 10

“311 Transfer from Reserves - 504,178.00 -”2026 Approved Budget, page 1, Revenues (2025 projected column)

“801 Reserves (includes $205,000 from Construct Assess) 160,000.00 160,000.00 684,192.00”2025 Approved Budget (in October 30, 2024 letter), page 5

“The reserve study did show a higher assessment for the reserve account, which would have put the 1 bedroom units paying another $12,000.00 and the larger units paying $16,000.00.”Annual Members Meeting Minutes, March 6, 2024, page 4, Elevators

“In response to a question regarding how long special assessments would be in place, the finance chair replied they would be in place until the waterproofing of the building is completed over the next few years.”Annual Members Meeting Minutes, March 4, 2023, page 5, New Business (speaker's name omitted)

“The Association is addressing these repair concerns and funding them primarily through special assessments which have occurred in 2022, 2023, and in 2024, and are continuing into 2025.”Audited Financial Statements 2024, Note 8, page 13

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.

The nine-member board is owner-elected, developer rights expired decades ago and amendment thresholds are ordinary (67% deed / 51% by-laws), but six deed-protected commercial units (about 4.55% of the vote) own the front desk, laundry, maids' rooms and the guest amenities, their limited-common-element upkeep is a common expense, the By-Laws forbid any rule that burdens their businesses, and the by-laws and rules supplied are evidently not the current versions.

StructureOne association

Commercial unitYes, with its own deed rights

On-site operatorBCR, Inc. (on-site commercial-unit owner; rental program marketed as the Vacation Myrtle Beach on-site rental management program). HOA management is Pinnacle Real Estate Management, LLC, which is not affiliated with BCR, Inc.

BoardBy-Laws (1985) provide a three-person board elected by plurality at the annual meeting (stated as May; actually held the first Saturday of March), two-year staggered terms, removal by majority of votes present, and automatic resignation if a director is 30 days delinquent or sells. In practice the board has nine owner-elected directors with three seats elected each year (2023-2025 minutes) - a by-law amendment enlarging the board is implied but not in this set. Board meets six times a year; a director missing three meetings (or two consecutive) vacates (Rules p.3). Directors' reimbursement checks were eliminated in 2025. Quorum at annual meetings was 61% (2023), 77% (2024) and 66% (2025) of total votes. The 2023 minutes say the petition threshold for a special members' meeting is 'currently 5%' although the 1985 By-Laws (Art. III Sec. 4) say 25%, another sign the by-laws in this set are not the current version. By-Laws Art. VI Sec. 8 require the annual CPA audit within three months of year-end; the 2023 and 2024 audits were issued June 20, 2024 and July 10, 2025.

Developer rightsExpired. The developer (Beach Cove Associates Joint Venture, succeeded by Winchester Land and Development Corporation) could appoint a board majority only until 120 days after 75% of units were conveyed or five years after the first conveyance, and its Phase III option had to be exercised 'no later than September 1, 1995' (Art. III), yet the recorded Phase III amendment is dated December 1995 - a title point for an attorney, not an operating issue today. Developer sales-office rights ended when all units were conveyed.

Commercial-unit rightsSix commercial units with deed-defined businesses and limited common elements (front desk area, offices, meeting rooms, vending nooks, laundry and maids rooms, linen chutes, storage rooms). The Master Deed says the commercial units may serve Phases I-III 'and/or other unrelated properties' and makes upkeep of C-1's limited common elements a common expense paid by all owners; the By-Laws bar any rule that would 'restrict or burden the owners of the Commercial Units rights to operate their respective businesses'. The commercial-unit owner (BCR, Inc.) runs the on-site rental program (40% commission, 30% for owner-referred and monthly snowbird bookings) and excludes non-program guests from the Town Center and fitness center. No deed clause requires owners to use the program or gives it a rental monopoly, and management answered 'No' to a first right of refusal. Commercial units pay regular, insurance and special assessments at their percentage interests (about 4.55% combined).

VotesOne vote per unit equal to its percentage of common interest (1BR 0.2649%; Phase III units 0.37427%; commercial units per schedule); a majority of total votes decides unless the documents require more; quorum is a majority of total votes in person or by proxy; written proxies allowed; 25% of votes can call a special meeting. If a budget raises assessments more than 115% over the prior year (excluding reserves and non-recurring items), 10% of owners can force a special meeting where a majority of all votes may revise the budget or recall the board (By-Laws Art. VI Sec. 4(b)).

Changing the deedMaster Deed: 67% of the total interest in the common elements at a special meeting called on 20-60 days' notice; unanimous owner and mortgagee consent to change percentage interests or the assessment basis; grantor/lender rights only with their consent (Art. XXX). By-Laws: 51% of the total votes (Art. X). Termination of the regime: unanimous owners and lienholders (Art. XXIX). The 2024 minutes note 51% would be needed to not replace the racquetball court.

Disputes or lawsuitsA slip-and-fall claim against the Association is pending (management emails Oct 2025 and Mar 2026; the Jan 2026 email said none). The board is negotiating with Schindler Elevator over incomplete hurricane-repair work; a $329,057 liability was booked as a 2024 prior-period adjustment and funds are being held pending agreement. Two active claims affected the 2024 insurance renewal and the broker cited $497,000 of liability losses over five years. The auditor states management does not expect current actions to be material. No owner-v-association litigation is mentioned.

What the documents say (16)

“At such meeting, the amendment or amendments proposed must be approved by an affirmative vote of all the co-owners of sixty-seven (67%) percent of the total interest in the COMMON ELEMENTS and LIMITED COMMON ELEMENTS in order for such amendment or amendments to become effective”Master Deed, Article XXX, page 20

“The Amendment shall be approved by the affirmative vote of the voting members casting not less than fifty-one (51%) percent of the total votes of the members of the Association”By-Laws, Article X (2), page 11

“Provided, however, no rule or regulation may be promulgated that would restrict or burden the owners of the Commercial Units rights to operate their respective businesses as defined in the Master Deed.”By-Laws, Article XVII Section 4, page 12

“Each of the Commercial UNITS may be used to serve Phase I, Phase II, and Phase III, and/or other unrelated properties.”Master Deed, Article III, page 2

“The benefits derived by all UNIT owners from these LIMITED COMMON ELEMENTS appurtenant to UNIT C1 makes it appropriate to include the maintenance and upkeep as a part of the common expense.”Master Deed, Article IV, page 3

“C-6 may be used for any commercial activities that support or are consistent with transient accommodations, including, without limitation, manager housing, hospitality suite, rental management activities and related services such as front desk activities, bell hop stations and concierge desks, gift shops, arcade games, restaurants, bars, coin-operated laundry, retail shops, travel agencies, film development, barber shops, shoe shine stations and beauty shops.”Amendment to Master Deed submitting Phase III, Exhibit A-1, pages 3-4

“The affairs of the Association shall be governed by a Board of Directors composed of three (3) persons. All Directors, except those designated by the Developer, shall be members of the Association.”By-Laws, Article IV Section 1, page 3

“until one hundred twenty (120) days after seventy-five (75%) percent of the UNITS in the Horizontal Property Regime (including Phase II) have been conveyed to UNIT purchasers; or five (5) years following the conveyance of the first UNIT whichever occurs first, then Grantor shall have the right to designate and select a majority of the persons who shall serve as members of the Board of Directors of the Association”Master Deed, Article XXXIII, page 22

“The Owner(s) of each Condominium Unit shall be entitled to a vote equal to the percentage of ownership of Common Elements and Limited Common Elements as reflected in Exhibit "B" of the Master Deed.”By-Laws, Article II Section 2(a), page 1

“If a budget is adopted by the Board of Directors which requires assessment against the Unit Owners in any fiscal or calendar year exceeding 115% of such assessments for the preceding year, upon written application of 10% of the Unit Owners, a special meeting of the Unit Owners shall be held”By-Laws, Article VI Section 4(b), page 8

“She clarified that the Association is governed under the direction and authority of the Board of Directors who are elected by the owners.”Annual Members Meeting Minutes, March 1, 2025, page 4, Management Report

“6. Is there any pending or future litigation? yes If so, kindly provide details regarding the nature of the litigation and the appropriate contact person for further inquiries. Slip and fall claim”Management company email answers, March 2026, page 3

“The Board is still in negotiations with Schindler Elevator for work that was not completed. Until an agreement is made the money in that account is gaining interest.”Annual Members Meeting Minutes, March 1, 2025, page 4, Finance

“Any rental, sales or management entity utilizing any portion of the COMMON ELEMENTS shall hold the ASSOCIATION harmless from any claims or demands for property damage or personal injury arising by reason of the acts or negligence of such entity, its employees, servants or agents.”Master Deed, Article XXIV, page 11

“Such report shall be available not later than three (3) months after the end of the year for which the report is made.”By-Laws, Article VI Section 8, page 9

“The current requirement is 5%, as of the meeting today the owners have met the requirements with 5.89%. The motion was withdrawn until the Special Members Meeting could be held.”Annual Members Meeting Minutes, March 4, 2023, page 5, New Business

03 Pros and cons

For the owner who runs it themselves.

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

Working for you

The Master Deed itself protects renting: 'nothing herein shall be construed as limiting the right of any owner of any UNIT from renting or leasing his or its UNIT for any period of time' - no minimum stay and changing that would take 67% of all common interest (Master Deed, Art. XVI p.8 and Art. XXX p.20)
Management confirms short-term rentals are allowed, there is no first right of refusal and no transfer or capital-contribution fee on resale (Management emails, Jan 2026 p.4 and Mar 2026 p.3)
No rule requires use of the on-site program, no rental registration, no local-contact or response-time rule, no HOA fine schedule and no advertising/disclaimer requirement appear anywhere in the governing documents (Rules & Regulations Feb 1, 2022 pp.1-3; By-Laws; Master Deed)
Quarterly dues cover water, sewer, cable, internet, pest control and 24/7 security, and two of three management answers also list electric, so a self-managing owner's utility overhead is low (Management emails, Oct 2025 p.2, Jan 2026 p.3 and Mar 2026 p.2; 2026 Budget p.1-2)
2026 dues are flat (0% increase) and the separately billed insurance assessment fell from $7,188 (2024) to $3,217 (2026) for a 2/3-bedroom unit after premiums dropped from $1.92 million to $959,538 (2026 Budget p.2; April 16, 2026 letter p.1)
Much of the recent capital work is done: all six elevators replaced, C-Tower roof finished (described as new in 2025), indoor pool rebuilt, pool decking and furniture replaced, nine commercial HVAC units and the underground fire-main/domestic pipe repaired - the operator says 2024's project disruption is over, though the board still lists full-building waterproofing, the fire pump and eventually the A-Tower stairs as open items (2025 Minutes pp.2-4; Nov 20, 2025 letter p.1; flyer p.3)
Annual independent audits with unmodified opinions; 2024 closed with a $427,451 surplus, $1.56 million cash and $545,908 members' equity (Audited Financial Statements 2024, pp.3-6)
Reserve contributions have been raised from $140,000 (2022-23) to $684,192 (2025) and $497,090 (2026), with the 2025 dues increase earmarked for reserves and a 30-year engineering reserve study (May 2022) guiding the board (2025 Budget p.5; 2026 Budget p.2; 2024 Minutes p.4)
Owner-elected nine-member board, developer rights long expired, board reimbursement checks eliminated, 24/7 security with 67 cameras and daily activity reports to the board (2025 Minutes pp.3-4; Master Deed Art. XXXIII p.22)
Owners may keep pets with no size or breed limits (Rules & Regulations Feb 1, 2022 p.1; Management email Jan 2026 p.4)
The on-site program is optional and available if an owner later wants it (operator flyer terms, not HOA terms): 40% commission, 30% for owner-referred bookings and monthly winter stays, reported 2025 gross of $34,000-$37,000 for 1BR and $60,000-$65,000 for 2BR units (Rental program flyer pp.1 and 3)

Watch-outs

Special assessments every year since 2022: about $1.2M (2022), $1.95M (2023), $3.35M (2024), $1.0M (2025) and $1.25M (2026) - a 2/3-bedroom owner paid about $12,538 of construction assessments in 2024 alone, and the board says full-building waterproofing is still ahead (2024 Assessment Schedule pp.1-2; Audited Financial Statements 2024 Note 8 p.13; October 30, 2024 letter p.1; Nov 20, 2025 letter p.1)
Insurance is billed on top of dues as its own two-installment assessment each spring; it peaked at $1.92 million ($7,188 per 2/3BR, $5,088 per 1BR) in 2023-24 and the 5% wind deductible and FEMA flood premiums remain exposure points even after the 2026 drop (2024 Assessment Schedule p.1; 2024 Minutes p.2; 2025 Minutes p.2)
Reserves are thin against the building's needs: $380,497 in the replacement reserve and $369,730 in the construction fund at 12/31/2024 versus $17.2 million of estimated replacement costs; the 2022 study called for $766,080 a year plus $2.016 million special assessments in both 2023 and 2024, while actual reserve funding was $160,000 in 2024 (Audited Financial Statements 2024, Note 5 p.11 and Supplementary Information p.15)
Guests of a self-managing owner are locked out of the Town Center (beach bar, grill/coffee bar, arcade, gift shop) and the fitness center, which the commercial-unit owner BCR, Inc. reserves for its own rental-program guests, and the By-Laws forbid any HOA rule that would burden the commercial units' businesses (2025 Minutes p.4; Rental flyer p.3; By-Laws Art. XVII Sec. 4 p.12)
There is no HOA front desk: the front desk area, offices, laundry, maids rooms, linen chutes and vending areas are commercial-unit property or their limited common elements, so an off-program owner must arrange check-in, keys, linens and cleaning entirely on their own, and the documents give no process for issuing pool wristbands or guest parking passes to off-program guests (Master Deed Art. IV p.3; Phase III Amendment Exhibit A-1 pp.3-4; Rules Feb 1, 2022 p.1; Parking Regulations Nov 21, 2024)
Renters and guests may not bring pets, and an owner who brings a pet and rents must have the unit thoroughly cleaned after each visit (the rule says 'a thorough cleaning', not a professional one) (Rules & Regulations Feb 1, 2022 pp.1-2)
Unauthorized washers, dryers, dishwashers and full-size ranges are banned; management may inspect every unit and order a non-compliant unit out of occupancy until cleared, and owners were told to strip dishwashers from their listings (Rules Feb 1, 2022 p.3; 2024 Minutes p.3)
In-unit renovations are barred from May 1 to October 1 and require licensed, insured contractors, City permits and ARC pre-approval, so turnover work must fit the off-season (2023 Minutes p.5; Rules Feb 1, 2022 pp.2-3)
Collections are strict: a payment not received by the 10th gets one notice and seven days later goes to the attorney with fines, liens, attorney's fees and possible foreclosure; the Master Deed adds prime-rate interest and acceleration of the year's installments (October 30, 2024 letter p.2; Master Deed Art. XXVIII pp.17-18)
Operating deficits recur: a $332,404 deficit from 2022 and a projected $151,110 deficit from 2025 were both rolled into the next year's budget, and the 2024 minutes describe a roughly $750,000 loss on the 2023 budget from insurance and maintenance overruns (2022/2023 Budget p.2; 2026 Budget p.2; 2024 Minutes p.3)
Litigation and disputes: a slip-and-fall claim is pending, the board is in a dispute with Schindler Elevator that produced a $329,057 prior-period liability, and $497,000 of liability losses over five years are pushing liability premiums up 10-12% (Management email Mar 2026 p.3; Audited Financial Statements 2024 Note 9 p.13; 2025 Minutes pp.2 and 4)
This is a 1985/1996 oceanfront high-rise with documented structural work: a 2022 engineering survey found distressed conditions, C-Tower false columns were found deteriorated in 2024 (balconies closed, scaffolding until August 2024), and the A-Tower stairs will eventually need replacement (quoted at $795,000); Hurricane Ian caused $507,000 of 2023 expense and a burst exterior sprinkler damaged 21 units in a 2025 freeze (Audited Financial Statements 2023 Note 8 p.13; May 31, 2024 bulletin; 2024 Minutes p.4; 2025 Minutes pp.2-3; 2023/2024 Budget p.1)
Program revenue for 2- and 3-bedroom units fell roughly 17% (2BR: $54,000-$57,000 to $45,000-$47,000) and 28% (3BR: $72,000-$75,000 to $52,000-$54,000) in 2024 because of the roofing, balcony and indoor-pool projects - a reminder that HOA construction directly hits rental income at this resort (Rental flyer p.3)
Motorcycles and golf carts are owners-only (guests may not bring them), golf carts cannot be charged or stored on site, no grills are allowed anywhere, car washing is banned and 'For Sale' signs are prohibited (Management emails Oct 2025 p.1 and Jan 2026 p.4; Rules Feb 1, 2022 p.1)
The rules PDF supplied bundles pages from another association (Tilghman Shores) with their own fine schedule and occupancy limits; the Beach Cove by-laws still describe a three-person board although nine directors serve, so buyers should ask for the current recorded by-law amendments and the HOA's actual fine policy (Rules & Regulations Feb 1, 2022 pp.4-6; By-Laws Art. IV Sec. 1 p.3; 2025 Minutes p.1)
Owners maintain their own balcony floors, balcony-facing walls and railings and carry their own HO6 policy; the HOA's casualty coverage applies actual cash value, not replacement cost, to roofs, windows, doors and glass over 20 years old (Master Deed Art. XXII p.10; Management email Mar 2026 p.3; ACORD certificate 2023-24 p.1)
Only the 2023-24 insurance certificate and no reserve study document were supplied, so current coverage limits, deductibles and the 2022 study's funding plan must be requested (ACORD certificate 2023-24; Audited Financial Statements 2024 Note 5)
If assessments go unpaid the Master Deed lets the Association foreclose its lien after 20 days, collect the unit's rental value from the delinquency date and have a receiver appointed - and a buyer inherits the seller's unpaid assessments, so get the Association's binding assessment-status statement before closing (Master Deed Art. XXVIII pp.17-19)
The board told owners in 2023 that special assessments will continue 'until the waterproofing of the building is completed over the next few years', and in 2024 that funding reserves at the study's level would have cost roughly another $12,000 per 1-bedroom and $16,000 per larger unit - so the current assessment pace is the discounted path, not the fully funded one (2023 Minutes p.5; 2024 Minutes p.4; Audited Financial Statements 2024 Note 8 p.13)

Unit type	Per month	Per year
1 Bedroom (Phase I/II, 0.2649% interest) - quarterly $2,343	$781	$9,372
2/3 Bedroom (Phase III, 0.37427% interest) - quarterly $3,310	$1,103	$13,240
Commercial C-1 (0.86093%) - quarterly $7,614	$2,538	$30,456
Commercial C-2 (1.7218%) - quarterly $15,227	$5,076	$60,908
Commercial C-3 (0.06623%) - quarterly $586	$195	$2,344
Commercial C-4 (1.0596%) - quarterly $9,371	$3,124	$37,484
Commercial C-5 (0.2649%) - quarterly $2,343	$781	$9,372
Commercial C-6 (0.57947%) - quarterly $5,125	$1,708	$20,500

Beach Cove Resort.

The documents behind this page.

What the documents decide
before your first guest books.

Can you rent it your way?

Will your guests be treated like guests?

How much work lands on you?

Is the money healthy?

Who's really in charge?

For the owner who runs it themselves.

Working for you

Watch-outs

What you pay, and where it goes.

Regular assessments, 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.

Beach Cove Resort.

The documents behind this page.

What the documents decidebefore your first guest books.

Can you rent it your way?

Will your guests be treated like guests?

How much work lands on you?

Is the money healthy?

Who's really in charge?

For the owner who runs it themselves.

Working for you

Watch-outs

What you pay, and where it goes.

Regular assessments, 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.