Kingston Plantation HOA Risk Assessment: Workable with rules

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.

Deed-level language says there is no restriction on rental length and nothing limits an owner's right to rent; no on-site program, minimum stay, advertising or disclaimer rules exist, and only a master-level written notice of lessees (KPMA 9.10) sits in the way.

Short-term rentalsAllowed

Must use on-site programNo

Owner may rent it personallyYes

Off-site manager allowedYes

Owner-use limitsNone stated. Units restricted to residential use by owners, families, guests and invitees; timeshare/interval ownership prohibited (Master Deed Art. XVII; KPMA Decl. 3.14).

RegistrationBrighton documents: none. KPMA Declaration 9.10 requires an Owner who leases a Unit to 'promptly furnish to the Association, in writing, the name and address of such ... lessee'. No renter registration, fee or form is described in the Brighton rules.

Advertising rulesNone stated. Only sign rule is no signs (including 'For Sale') visible from the exterior (Master Deed Art. XXII) and KPMA 8.8 (no signs/advertising posters in windows or on exteriors).

Disclaimer in your listingNot required

Vote to change rental rulesMaster Deed: affirmative vote of Owners of 67% of the Units (Art. XXXII). By-Laws: 67% of total votes (Art. VII Sec. 6). Building rules: Board may make and amend rules (By-Laws Art. III Sec. 18(f)). KPMA Declaration: 2/3 of total votes of KPMA Members (the subordinate associations), not individual owners (9.1.2).

What the documents say (7)

“Each Unit (other than the Commercial Unit(s)) is hereby restricted to residential use by the - Owner or Owners thereof, their immediate families, guests, ‘and invitees; provided, however, there shall be no restriction as to the length of time which an Owner may rent or lease his or its Unit.”Master Deed for Brighton at Kingston Plantation, Article XVII Use Restriction Applicable to Units, p. 13 (PDF page 17)

“No Unit or any portion thereof may be submitted to a plan of interval ownership or a multiple ownership plan 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.”Master Deed for Brighton at Kingston Plantation, Article XVII, p. 13 (PDF page 17)

“All fines will be communicated and billed to the unit owner. For units being rented, it is up to the owner to work with the rental management company and/or the renters for remediation of the issue and any reimbursement for fines.”The Brighton Building Rules for Renters/Owners, closing paragraph, p. 2

“9.10 Notice of Sale, Lease or Mortgage. In the event an Owner sells, leases, mortgages, or otherwise disposes of any Unit, the Owner must promptly furnish to the Association, in writing, the name and address of such purchaser, lessee, Mortgagee, or transferee.”Amended and Restated Declaration of Covenants, Conditions and Restrictions for Kingston Plantation, Article IX Section 9.10, p. 29

“"Occupant" shall mean and refer to any person, including, without limitation, any Owner or guest, invitee, licensee, lessee, tenant, transient paying guest or family member of an Owner, lawfully occupying or otherwise using a Unit within the Development.”Amended and Restated Declaration of Covenants, Conditions and Restrictions for Kingston Plantation, Article I Section 1.1.17, p. 5

“At such meeting, ae amendment or amendments | Proposed must be approved by an affirmative vote of Owners of sixty-seven (67%) percent of the Units in the Coridominium in order for such amendment or amendments to become : effective”Master Deed for Brighton at Kingston Plantation, Article XXXII Amendment of Master Deed, p. 31 (PDF page 35)

“All present or future Owners, tenants or other persons who 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, shall signify that the provisions of this Master Deed are accepted and ratified in all respects.”Master Deed for Brighton at Kingston Plantation, Article XXXIV, p. 33 (PDF page 37)

Will your guests be treated like guests?

Favorable

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.

Renters and guests get the same pool and common-element easement as owners with no exclusions or disclaimer, but there is no front-desk check-in (owner handles keys), KPMA parking decals apply with the procedure not in the set, renters are barred from pets and most vehicles, and hotel-side resort amenities are not promised to Brighton guests.

Amenities for your guestsSame as program guests

Wristbands & parking passesKPMA issues parking decals ('KPMA Parking Decal') and can revoke them for rule violations; the decal/guest-pass procedure and any cost are not in this set. Golf carts: one owner decal per unit per year, purchased from the KPMA office; owner-decal carts may not be rented; rental carts only from KPMA-approved vendors. Boats, personal watercraft, motorcycles, slingshots and mopeds may not be parked anywhere in Kingston Plantation. Trailers: KPMA lot only, $25/day/space, max 7 days, none during bike rallies. Motorhomes/campers: KPMA lot max 24 hours, $25. Brighton budget carries a $38,000/yr 'Parking Garage Contribution'. KPMA Decl. 3.3: owners waive 'uncontrolled and unlimited access' and KPMA/Declarant may run guarded or electronic gates (no toll may be charged to Owners or Occupants). KPMA Decl. 2.3: resort amenities the Declarant has not transferred to KPMA may be opened to the public and run as a club with usage or membership fees, so hotel-side amenities are not guaranteed to Brighton guests.

Check-inunstated (no front desk or check-in process described; building has a lobby, office space and luggage carts in the main lobby; the rules publish a Brighton Maintenance line and a Kingston Plantation Security line for renters)

TrashBagged garbage goes down trash chutes on each floor; items that do not fit are left in the service elevator area; garbage left in a hallway is a $100 fine (Rules 6). Trash removal is a POA expense ($50,000 in 2025 budget).

ElevatorsThree public elevators and one service elevator (Master Deed Exhibit B). No vendor/move-in elevator restriction stated.

Housekeeping & linenunstated (owner responsibility by default; no POA housekeeping service described). The Commercial Unit's limited common elements include 'laundry facilities ... maid and janitorial rooms' (Master Deed Art. V), i.e. housekeeping infrastructure is tied to the Commercial Unit, not the POA.

What the documents say (9)

“The Common Elements shall be, and thesame are hereby declared to be, subject to a perpetual non-exclusive easement in favor of all of the Owners of Units in the Condominium for their use and the use of their immediate families, guests, and invitees, for all proper and ‘normal Purposes, and for the furnishing of services and facilities for which the same are reasonably intended, for the enjoyment of said Owners of Units.”Master Deed for Brighton at Kingston Plantation, Article IX Perpetual Non-Exclusive Easement in Common Elements, p. 10 (PDF page 14)

“All renters/guests use the swimming pool at their own risk. Brighton POA nor owners assume any liability for personal injury/property.”The Brighton Building Rules for Renters/Owners, Rule 13, p. 2

“Garbage must be placed in plastic disposal bags and placed in the trash chutes on each floor. Objects which do not fit in the trash chutes should be left in the service elevator area. Garbage left in hallway outside Condo unit will result in a $100 fine.”The Brighton Building Rules for Renters/Owners, Rule 6, p. 2

“Access to each level of the Building is by way of two (2) sets of stairways and three (3) public elevators and one (1) service elevator.”Master Deed for Brighton at Kingston Plantation, Exhibit B, p. 39 (PDF page 43)

“3.2 Owner’s Right to Enjoyment. Every Owner shall have the non-exclusive right, privilege and easement to the use and enjoyment of the Common Areas and such easement shall be appurtenant to and shall pass with the title to every Unit subject to the terms and conditions of this Declaration, the Bylaws of the Association, and rules and regulations adopted by the Board of Directors pursuant to said Bylaws.”Amended and Restated Declaration of Covenants, Conditions and Restrictions for Kingston Plantation, Article III Section 3.2, p. 8

“Violations of these rules are subject to the KPMA fines and/or decal revocation.”Kingston Plantation Master Association Amended and Restated Rules and Regulations (Exhibit A), header, every page

“Boats, personal watercraft, motorcycles, slingshots and mopeds may NOT be parked in Kingston Plantation at any time.”Kingston Plantation Master Association Amended and Restated Rules and Regulations (Exhibit A), Section 2 Boats, Watercraft and Motorcycles, p. 1

“Prior to such transfer, Declarant (1) may permit the use of any such areas or improvements by the public; (2) may adopt whatever rules and regulations it deems advisable, in its sole discretion, for use of these areas or improvements; and (3) may impose reasonable usage or membership fees for the use of any such improvements constructed and operated by Declarant as a club.”Amended and Restated Declaration of Covenants, Conditions and Restrictions for Kingston Plantation, Article II Section 2.3, p. 7

“There is reserved unto Declarant and the Association the right and privilege, but not the obligation to: (i) maintain guarded or electronically monitored gates controlling vehicular access to and from roadways within the Development; and/or (ii) require payment of toll charges for use of roads within the Development by permitted commercial traffic or by members of the general public provided that no Owner or Occupant shall be liable for payment of any toll.”Amended and Restated Declaration of Covenants, Conditions and Restrictions for Kingston Plantation, Article III Section 3.3, p. 8

How much work lands on you?

Favorable

What the rules make the owner personally responsible for: a local contact who answers in minutes, keys and passes, trash, fines for guest behaviour, vendor hours and elevators.

Normal hosting plus a POA key deposit, monthly in-unit pest spraying, an owner-billed fine schedule and KPMA lessee notice; no local-contact, response-time, trash-hauling or service-elevator-only rules.

Locks & keysOwner must deposit a key to the Unit with the POA for emergency entry; if the owner fails to, the POA may charge the cost of making a key (Master Deed Art. XX, XXIV). No lock-type or smart-lock rule stated.

FinesBuilding rules (2025): smoking in lobby/elevator lobbies/hallways/within 20 ft of entrances $300; marijuana $300 plus removal; renter pets $300 per pet per day; disorderly conduct/noise (quiet 10PM-8AM) $250-$500; garbage in hallway $100; items in stairways/hallways $100; towels on railings or throwing items off balcony $100; fireworks $500; plus possible eviction. All fines are billed to the unit owner, who must recover from the renter or rental manager. By-Laws Art. III Sec. 23: fines are first assessed against the occupant, then the Owner if unpaid; fines are a lien; Board may suspend voting and common-element use rights; 10-day notice and hearing before sanctions. KPMA also levies its own fines and can revoke parking decals (schedule not in set).

Contractors & vendorsunstated at building level. KPMA 8.4.2: no construction work on Saturdays, Sundays or holidays. Any exterior/structural change needs written POA consent and KPMA Architectural Standards Committee approval (Master Deed Art. XVIII, XXII; KPMA Decl. 6.1, 8.3).

AlsoPOA (or its contractor) may enter units for pest-control spraying as often as monthly (Master Deed Art. XXI). Owner maintains all in-unit HVAC, appliances, windows, doors, screens, balcony floors/railings and must repaint doors/frames between POA painting cycles (Art. XXIV). No grills or cooking devices on balconies; window treatments must be white/neutral-backed; nothing on balconies except patio furniture and plants; no clotheslines. Renters/guests may never have pets. Children under 12 must be accompanied outside the unit. Monthly dues, 18% interest and $25 late fee on delinquency. Owner is liable for any maintenance, repair or replacement caused by the act or neglect of his guests, agents or lessees to the extent not covered by POA insurance, including any increase in fire insurance rates occasioned by use or occupancy of the unit (Master Deed Art. XXXIII.B).

What the documents say (7)

“To facilitate eutry in the event of, any ~ such emergency, the Owner of each Unit shall deposit under the control of the POA a key to such Unit.”Master Deed for Brighton at Kingston Plantation, Article XX Right of Entry into Units in Emergencies, p. 15 (PDF page 19)

“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 occupant; 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 POA.”By-Laws of Brighton at Kingston Plantation POA, Article III Section 23 Enforcement, p. 60 (PDF page 12)

“Renters are not allowed Pets. Noncompliance will result in a $300 fine per Pet per Day.”The Brighton Building Rules for Renters/Owners, Rule 3, p. 2

“Drunk and/or disorderly conduct and vandalism will not be tolerated (jumping in elevators, moving lobby furniture, etc.). Noise should be kept to a minimum at all times. Building quiet time is 10PM thru 8AM. Noncompliance will result in a $250 - $500 fine.”The Brighton Building Rules for Renters/Owners, Rule 5, p. 2

“In that regard, POA, or its designated, contractor may perform Periodic service for pest control which will include spraying within each Unit and each Owner of a Unit is hereby so notified that such service may be as often as monthly.”Master Deed for Brighton at Kingston Plantation, Article XXI, p. 15 (PDF page 19)

“Neither the POA nor any Co- Owner shall make any change to the exterior of the Buildings, change the color of the exterior of any Building or otherwise Perform any structural changes or alter the exterior of any Building without first obtaining the written Permission of Kingston Plantation Master Association.”Master Deed for Brighton at Kingston Plantation, Article XVIII, p. 14 (PDF page 18)

“The Owner or Owners of each Unit shall be liable for the expense of any maintenance, repair or replacement rendered necessary by his or their act, neglect or carelessness, or by that of any member of his or their 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 the POA. Such liability shall include any increase in fire insurance rates occasioned by use, misuse, occupancy or abandonment of a Unit or its appurtenances”Master Deed for Brighton at Kingston Plantation, Article XXXIII Remedies in Event of Default, Section B, p. 32 (PDF page 36)

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.

Reserve contribution is a healthy 15.2% of budget, no special assessment is on record and dues fell 4.9% with strong inclusions, but the set has no reserve balance or reserve study, the POA is paying interest on a line of credit taken for a capital item (make-up air unit), insurance is 37% of budget with no deductible or flood detail, 10.8% passes through to a master association owners cannot vote in, and both boards can levy additional or special assessments without an owner vote.

2025 budget$3,242,098

Dues change-4.9% on the year

Reserves15% of budget

Special assessmentsNone in the documents

Insurance2025 Insurance Expense $1,211,749 vs $1,533,548 in 2024, a decrease of $321,799 (-21%). Master Deed Art. XXVII requires full replacement-cost casualty coverage on units and common elements including windstorm and wind-driven rain, liability, workers comp, D&O and fidelity; Board must review adequacy at least every 3 years. Art. XXX.I requires a reserve for hazard-insurance deductibles (amount not shown as a separate budget line). Owner pays any portion of a loss within the deductible for items the owner maintains (Art. XXIV). No policy, deductible or flood information in the set.

Passes through to a master association11% of the budget

DelinquencyAssessments payable in 12 monthly installments due the 1st; default on due date; Board may accelerate the whole year on 15 days' notice; 18% per annum interest plus $25 late fee; lien and foreclosure after 30 days with attorneys' fees, receiver and rental charge; purchaser jointly liable for seller's unpaid assessments (Master Deed Art. XXX.K-Q). KPMA: quarterly installments, $25/month late charge, lien superior to the POA's lien, and the POA itself is liable for every owner's master assessment whether or not collected (KPMA Decl. 5.1.3, 5.3, 5.10, 5.11). 2025 budget carries $9,000 allowance for bad debt (up from $5,000).

What the documents say (14)

“3010 Regular Assessments $ 2,745,400 $ 2,609,759 $ (135,641)”Brighton at Kingston Plantation POA, Inc. 2025 APPROVED Operating Budget, Revenues, p. 1

“3230 Master Association Assessments 345,040 351,462 6,421”Brighton at Kingston Plantation POA, Inc. 2025 APPROVED Operating Budget, Revenues, p. 1

“8330___ Insurance Expense 1,533,548 4,211,749 (321,799)”Brighton at Kingston Plantation POA, Inc. 2025 APPROVED Operating Budget, General & Administrative, p. 1 (OCR; 1,533,548 less 321,799 = 1,211,749)

“9991 — General Reserves 436,200 494,200 58,000”Brighton at Kingston Plantation POA, Inc. 2025 APPROVED Operating Budget, Other Expenses, p. 1

“9992 Make Up Air Unit LOC Interest Payments 26,561 14,786 (11,775)”Brighton at Kingston Plantation POA, Inc. 2025 APPROVED Operating Budget, Other Expenses, p. 1

“TOTAL OPERATING EXPENSES $ 3,368,641 $ 3,242,098 $ (126,543) -3.8%”Brighton at Kingston Plantation POA, Inc. 2025 APPROVED Operating Budget, p. 1

“Total Statutory Value for 3,930,000 : 100.000% Phase I”Master Deed for Brighton at Kingston Plantation, Exhibit C, p. 48 (PDF page 52); dues rows = Regular Assessments line x legible Exhibit C percentages (14,900/3,930,000 = 0.37913%, 16,900 = 0.43002%, 20,800 = 0.52926%, 24,800 = 0.63104%); a fifth legible row reads '22,100 / .50034' but those two figures do not reconcile (22,100 would be 0.56234%), so it was dropped; rows exclude the separately billed master, cable/internet and electrical-reimbursement lines

“No monies in such Reserve Fund for Replacements shall be used to meet other needs or requirements of. the POA in operating or managing the Condominium or for normal or regular maintenance of the Common : « Elements except upon the affirmative vote of at least Seventy five (75%)ipercent ofthe . “Board of Directors of the POA. In the event that the Board of Directors should authorize the use of any portion of the funds constituting reserve. fands, it must . thereafter levy a special Assessment for the replenishment of such reserve funds within . ninety (90) days after the use of such reserve funds.”Master Deed for Brighton at Kingston Plantation, Article XXX Section G, p. 26 (PDF page 30)

“When in default, the delinquent Assessment i or delinquent installment thereof due to the POA shall bear interest at. the rate of : eighteen (18%) percent per annum until such delinquent Assessment or installment ; thereof, and all interest due thereon, has been paid to the POA. Further, a late fee of - Twenty Five and No/100 ($25.00) Dollars shall be assessed from the date such unpaid Portions become due and payable”Master Deed for Brighton at Kingston Plantation, Article XXX Section K, p. 27 (PDF page 31)

“5.8 Uniform Rate of Assessment. Both annual and special assessments shall be charged in equal amounts to all Units.”Amended and Restated Declaration of Covenants, Conditions and Restrictions for Kingston Plantation, Article V Section 5.8, p. 16

“Payment in full of all Assessments applicable to Owners in a Subordinate Association shall also be the obligation of the Subordinate Association.”Amended and Restated Declaration of Covenants, Conditions and Restrictions for Kingston Plantation, Article V Section 5.3, p. 15

“Section 21. Borrowing. The Board of Directors shall have the power to borrow money for the purpose of repair or restoration of the Common Elements or for the purpose of funding budgetary shortfalls, without the approval of the membership; provided, however, the Board shall obtain Voting Member approval by majority vote for special Assessments in the event that the proposed borrowing is for the purpose of modifying, improving, or adding amenities, and the total amount of such borrowing exceeds or would exceed five (5%) percent of the budgeted gross expenses of the POA for that fiscal year.”By-Laws of Brighton at Kingston Plantation POA, Article III Section 21, pp. 59-60 (PDF pages 11-12)

“Should the Board of Directors at any time determine, in the sole discretion of said Board of Directors, that the Assessments levied are or may prove to be insufficient to pay the costs of operation and management of the Condominium, or in the event of emergencies, said Board of Directors shall have the authority to levy such additional Assessment or Assessments as it shall deem to be necessary.”Master Deed for Brighton at Kingston Plantation, Article XXX Section E, p. 25 (PDF page 29)

“Without limiting the types or purposes of other special assessments, the Association may levy in any year, a special assessment for the purpose of defraying in whole or in part, the cost, which shall be the amount of the deductible under any insurance policy in the event of an insured loss, of any taxes or construction or reconstruction unexpected repair or replacement of a described capital improvement upon the Common Areas, including the necessary fixtures and personal property related thereto, provided that any such assessment other than that attributable to taxes, shall have the assent of a majority of the votes of the Board of Directors which are entitled to be cast.”Amended and Restated Declaration of Covenants, Conditions and Restrictions for Kingston Plantation, Article V Section 5.7, p. 16

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.

Brighton's board is fully owner-elected and the commercial unit has no rental monopoly, but it holds lobby/laundry/maid-room limited common elements, and the master association is controlled by the resort Declarant with owners having no vote and binding board authority.

StructureTwo tiers: a master association above this one

Master associationKingston Plantation Master Association

Commercial unitYes, with its own deed rights

BoardBrighton POA: 3 directors during developer (Class II) control, increased to 5 at the first annual meeting after Class II control ended (no later than Dec 31, 2010); owner-elected, staggered 2-year terms, nominating committee plus floor nominations, removable with or without cause by majority of members; open board meetings (By-Laws Art. III). Kingston Plantation Master Association: directors are elected by the Members, which are the subordinate associations (not owners); while the Declarant holds a 'Controlling Interest' (10%+ of Property area) it appoints ALL KPMA directors (KPMA Decl. 4.1, 4.2).

Developer rightsBrighton: Grantor's Class II membership (4 votes per unit), board-majority appointment and veto power all terminated no later than Dec 31, 2010; option to add Phases II-IV expired 20 years after filing (2020). Kingston Plantation master level: Declarant (FelCor Myrtle Kingston Hotel, L.L.C. in 2016; Kingston Resort Owner LLC per the later KPMA rules) keeps the right to appoint the whole KPMA board while it owns 10%+ of the land, is exempt from KPMA architectural standards and rules, may amend the Declaration unilaterally for lender/title/government compliance, and no termination is valid without its consent (KPMA Decl. 1.1.9, 4.2.2, 8.2, 9.2, 9.4; KPMA Rules header).

Commercial-unit rightsOne Commercial Unit on the ground floor (loading dock, meeting rooms, board room, pre-function rooms, lobby space, patio) holds a 2.95% interest (116,000 of 3,930,000 statutory value) and pays a 'Commercial Unit Additional' contribution ($107,660 in 2025). Master Deed Art. V assigns Commercial Units limited common elements including 'laundry facilities, lobby areas, maid and janitorial rooms; and storage rooms and closets and television and cable facilities and easements'. No deed-level monopoly on rentals, check-in or guest services is granted. KPMA Decl. 2.3 bars any rule that limits public access to Common Areas, commercial parcels or parking. The Master Deed's definition of 'Commercial Unit' contemplates convention center, meeting rooms, lounges, housekeeping areas, lobby areas, reception areas, vending, restaurants, bars, shops, stores and arcade uses (Art. I.I), i.e. a hotel-style operation is permitted in the building but no rental or guest-services exclusivity is granted.

VotesOne weighted vote per unit equal to its percentage interest in the common elements (0.379% to 0.631% residential; Commercial Unit 2.95%); quorum is more than 50% of total vote; proxies allowed (Master Deed Art. VI; By-Laws Art. II). Owners have no vote at KPMA; the Brighton POA votes there as one Member.

Changing the deedMaster Deed: 67% of Units, with unanimous consent for changes to percentage interests or assessment basis and Grantor consent for Grantor rights (Art. XXXII). By-Laws: 67% of total votes (Art. VII Sec. 6). KPMA Declaration: 2/3 of Member votes, plus any owner/mortgagee materially and adversely affected (9.1.2).

Disputes or lawsuitsunstated. Budget shows $3,000 legal/professional and no litigation line. KPMA Decl. 4.6 makes KPMA Board determinations 'final and binding' on every Owner and subordinate association.

What the documents say (9)

“At the first annual meeting after the termination of Class II control, five (5) Directors shall be elected. Three of the Directors, elected pursuant to this Section, shall be elected to serve for a term of two (2) years. Two (2) of the remaining Directors shall be elected to serve for a term of one (1) year.”By-Laws of Brighton at Kingston Plantation POA, Article III Section 6, p. 54 (PDF page 6)

“Grantor reserves the right at any time to terminate Class II membership by filing an instrument in the records of Horry County so doing, and in any event the Class II membership shall terminate no later than December 31, 2010.”By-Laws of Brighton at Kingston Plantation POA, Article II Section 8, p. 51 (PDF page 3)

“(C) With respect to any and all Commercial Units, Limited Common Elements shall include without limitation, laundry facilities, lobby areas, maid and janitorial rooms;and storage rooms and closets and television and cable facilities and easements”Master Deed for Brighton at Kingston Plantation, Article V Units, Common Elements and Limited Common Elements, pp. 7-8 (PDF pages 12-13)

“Brighton at Kingston Planiation Property Owners? © ty Association, Inc., shall be subject to and subordinate to the Provisions of the Declaration, the .. Master Association and the Bylaws of the Master Association and to rules and actions adopted ‘ | or undertaken thereunder, and no action of the Board of Directors, the Co-Owners or the manager .of the POA shall be in contradiction, abrogation or substitution of the provisions, rules or actions thereof”Master Deed for Brighton at Kingston Plantation, Article XVI Subordination, p. 13 (PDF page 17)

“41 Members of the Association, No Owner shall be a Member of the Association. The Members of the Association shall be (i) each Subordinate Association and (ii) the Declarant for so long as the Declarant owns a Controlling Interest.”Amended and Restated Declaration of Covenants, Conditions and Restrictions for Kingston Plantation, Article IV Section 4.1, p. 10

“4.2.2. Prior to loss of Controlling Interest by Declarant. For so long as Declarant owns a Controlling Interest, the Declarant has the right to appoint all of the Board Directors as provided by the Bylaws of the Association.”Amended and Restated Declaration of Covenants, Conditions and Restrictions for Kingston Plantation, Article IV Section 4.2.2, p. 11

“The Declarant Kingston Resort Owner LLC declares itself exempt from the Rules and Regulations, as amended, under the Amended and Restated Declaration of Covenan ts, Conditions, and Restrictions for Kingston Plantation recorded in the Horry County Register of Deeds Office Deed Book 3917, Page 837 on May 23, 2016, Section 2.3, which is acknowledged and accepted by the Kingston Plantation Master Association, Inc. Board of Directors.”Kingston Plantation Master Association Amended and Restated Rules and Regulations (Exhibit A), header, every page

“Neither Declarant, the Association nor any Subordinate Association shall adopt any regulation or modify or amend the Declaration or the Bylaws or any Subordinate Declaration or the Bylaws of any Subordinate Association which prohibits limits or obstructs public access to the Common Areas or the commercial Parcels within the Development or any parking within the Development.”Amended and Restated Declaration of Covenants, Conditions and Restrictions for Kingston Plantation, Article II Section 2.3, p. 7

“"Commercial Unit" means a Unit established by the Grantor its successor or assigns for commercial purposes, including without limitation convention center, meeting rooms, lounges, housekeeping areas, lobby areas, reception areas, vending areas, restaurants, bars, shops, stores, game and arcade rooms, and other commercial uses permitted by applicable zoning ordinances”Master Deed for Brighton at Kingston Plantation, Article I Definitions, Section I, p. 3 (PDF page 7)

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, 2025

Unit type	Per month	Per year
0.37913% interest (2BR, statutory value 14,900) - Regular Assessment share	$825	$9,894
0.43002% interest (statutory value 16,900) - Regular Assessment share	$935	$11,222
0.52926% interest (statutory value 20,800) - Regular Assessment share	$1,151	$13,812
0.63104% interest (3BR, statutory value 24,800) - Regular Assessment share	$1,372	$16,469

What the dues cover

Building casualty/liability insurance (Insurance Expense $1,211,749)Water/sewer for the building ($200,000)Trash removal ($50,000)Cable TV & internet ($104,492, billed as a separate 'Cable TV and Internet Assessments' revenue line of the same amount)Common electricity ($151,014) and fuel ($35,000); an 'Electrical Reimbursement' revenue line of $63,426 indicates part of electricity is recharged to owners/commercial unitPest control ($20,760) including in-unit spraying, and termite bond ($1,900)Elevator, fire system, HVAC contract, water conditioner maintenancePool supplies and equipmentIn-house maintenance staff ($238,841) and professional management ($35,175)Kingston Plantation Master Association fee ($351,462) collected and remitted by the POA; KPMA Decl. 5.8 charges master assessments in equal amounts to all Units, so roughly $1,749/yr (about $146/mo) per unit if split evenly over 201 unitsParking garage contribution ($38,000)General reserves ($494,200) and operating contingency ($75,000)

Where the budget goes

Insurance Expense$1,211,749 · 37%

General Reserves$494,200 · 15%

Master Association Fee$351,462 · 11%

Maintenance Staff$238,841 · 7%

Water/Sewer$200,000 · 6%

Electricity$151,014 · 5%

Cable TV & Internet$104,492 · 3%

General Maintenance & Materials$80,000 · 2%

The figures, in the documents' words (14)

“3010 Regular Assessments $ 2,745,400 $ 2,609,759 $ (135,641)”Brighton at Kingston Plantation POA, Inc. 2025 APPROVED Operating Budget, Revenues, p. 1

“3230 Master Association Assessments 345,040 351,462 6,421”Brighton at Kingston Plantation POA, Inc. 2025 APPROVED Operating Budget, Revenues, p. 1

“8330___ Insurance Expense 1,533,548 4,211,749 (321,799)”Brighton at Kingston Plantation POA, Inc. 2025 APPROVED Operating Budget, General & Administrative, p. 1 (OCR; 1,533,548 less 321,799 = 1,211,749)

“9991 — General Reserves 436,200 494,200 58,000”Brighton at Kingston Plantation POA, Inc. 2025 APPROVED Operating Budget, Other Expenses, p. 1

“9992 Make Up Air Unit LOC Interest Payments 26,561 14,786 (11,775)”Brighton at Kingston Plantation POA, Inc. 2025 APPROVED Operating Budget, Other Expenses, p. 1

“TOTAL OPERATING EXPENSES $ 3,368,641 $ 3,242,098 $ (126,543) -3.8%”Brighton at Kingston Plantation POA, Inc. 2025 APPROVED Operating Budget, p. 1

“Total Statutory Value for 3,930,000 : 100.000% Phase I”Master Deed for Brighton at Kingston Plantation, Exhibit C, p. 48 (PDF page 52); dues rows = Regular Assessments line x legible Exhibit C percentages (14,900/3,930,000 = 0.37913%, 16,900 = 0.43002%, 20,800 = 0.52926%, 24,800 = 0.63104%); a fifth legible row reads '22,100 / .50034' but those two figures do not reconcile (22,100 would be 0.56234%), so it was dropped; rows exclude the separately billed master, cable/internet and electrical-reimbursement lines

“No monies in such Reserve Fund for Replacements shall be used to meet other needs or requirements of. the POA in operating or managing the Condominium or for normal or regular maintenance of the Common : « Elements except upon the affirmative vote of at least Seventy five (75%)ipercent ofthe . “Board of Directors of the POA. In the event that the Board of Directors should authorize the use of any portion of the funds constituting reserve. fands, it must . thereafter levy a special Assessment for the replenishment of such reserve funds within . ninety (90) days after the use of such reserve funds.”Master Deed for Brighton at Kingston Plantation, Article XXX Section G, p. 26 (PDF page 30)

“When in default, the delinquent Assessment i or delinquent installment thereof due to the POA shall bear interest at. the rate of : eighteen (18%) percent per annum until such delinquent Assessment or installment ; thereof, and all interest due thereon, has been paid to the POA. Further, a late fee of - Twenty Five and No/100 ($25.00) Dollars shall be assessed from the date such unpaid Portions become due and payable”Master Deed for Brighton at Kingston Plantation, Article XXX Section K, p. 27 (PDF page 31)

“5.8 Uniform Rate of Assessment. Both annual and special assessments shall be charged in equal amounts to all Units.”Amended and Restated Declaration of Covenants, Conditions and Restrictions for Kingston Plantation, Article V Section 5.8, p. 16

“Payment in full of all Assessments applicable to Owners in a Subordinate Association shall also be the obligation of the Subordinate Association.”Amended and Restated Declaration of Covenants, Conditions and Restrictions for Kingston Plantation, Article V Section 5.3, p. 15

“Section 21. Borrowing. The Board of Directors shall have the power to borrow money for the purpose of repair or restoration of the Common Elements or for the purpose of funding budgetary shortfalls, without the approval of the membership; provided, however, the Board shall obtain Voting Member approval by majority vote for special Assessments in the event that the proposed borrowing is for the purpose of modifying, improving, or adding amenities, and the total amount of such borrowing exceeds or would exceed five (5%) percent of the budgeted gross expenses of the POA for that fiscal year.”By-Laws of Brighton at Kingston Plantation POA, Article III Section 21, pp. 59-60 (PDF pages 11-12)

“Should the Board of Directors at any time determine, in the sole discretion of said Board of Directors, that the Assessments levied are or may prove to be insufficient to pay the costs of operation and management of the Condominium, or in the event of emergencies, said Board of Directors shall have the authority to levy such additional Assessment or Assessments as it shall deem to be necessary.”Master Deed for Brighton at Kingston Plantation, Article XXX Section E, p. 25 (PDF page 29)

“Without limiting the types or purposes of other special assessments, the Association may levy in any year, a special assessment for the purpose of defraying in whole or in part, the cost, which shall be the amount of the deductible under any insurance policy in the event of an insured loss, of any taxes or construction or reconstruction unexpected repair or replacement of a described capital improvement upon the Common Areas, including the necessary fixtures and personal property related thereto, provided that any such assessment other than that attributable to taxes, shall have the assent of a majority of the votes of the Board of Directors which are entitled to be cast.”Amended and Restated Declaration of Covenants, Conditions and Restrictions for Kingston Plantation, Article V Section 5.7, p. 16

Kingston Plantation.

The documents behind this page.

More than one association at this resort.

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, 2025

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.

Kingston Plantation.

The documents behind this page.

More than one association at this resort.

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, 2025

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.