HOA Risk Assessment · Myrtle Beach oceanfront

Kingston Plantation.

Workable with rules. You can self-manage, but the rules shape how. Read the watch-outs before you price it.

Read from 4 association documents dated 1995–2024: Canterbury Court Horizontal Property Regime — Canterbury Court. This page answers one question: what is it like to own here and rent it out yourself?

Fees & income for this resort → What to ask the HOA
68OUT OF 100
Workable with rules

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

Full read
Can you rent it your way?Favorable
Will your guests be treated like guests?Typical
How much work lands on you?Favorable
Is the money healthy?Typical
Who's really in charge?Typical
01 What we read

The documents behind this page.

Nothing here is inferred from a listing or a phone call. Every score traces to a sentence in one of these.

Master Deed of Canterbury Court Horizontal Property Regime (Oct 18, 1995, Deed Book 1827 p. 669) with Bylaws of Canterbury Court POA, Articles of Incorporation (Nov 1995), Notice Affidavit (Aug 2005), First Amendment (Oct 20, 1995), Second Amendment (Nov 1995) and exhibits1995· poorCanterbury Court HOA 2024 Approved Operating Budget (with 2023 budget comparison and monthly dues table)2024Amended and Restated Declaration of Covenants, Conditions and Restrictions for Kingston Plantation (effective Feb 20, 2016, recorded May 23, 2016, Deed Book 3917 p. 837)2016Kingston Plantation Master Association, Inc. Amended and Restated Rules and Regulations (Exhibit A: trailer/boat/motorcycle/motorhome parking, towing, golf carts, extraordinary events)
✓Master deed / declarationOn file
BylawsNot on file
✓Rules & regulationsOn file
✓Current budget with dues scheduleOn file
Latest annual meeting minutesNot on file
Insurance summaryNot on file
Reserve studyNot on file

More than one association at this resort.

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

02 The five questions

What the documents decide
before your first guest books.

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

01

Can you rent it your way?

Favorable

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

Short-term leasing is allowed with no minimum stay, no on-site program and no advertising limits, but every lease must be written and bind the tenant to the deed, lessee details must be given to the master association, and the Board can add occupancy rules without an owner vote.

Short-term rentalsAllowed
Must use on-site programNo
Owner may rent it personallyYes
Off-site manager allowedYes
RegistrationCanterbury Court level: all leases must be in writing and must make the lessee subject to the Master Deed and Bylaws (Master Deed 5.1(f)); no registration with the POA is stated. KPMA level: an owner who leases a unit must promptly furnish the master association, in writing, the name and address of the lessee (KPMA Declaration 9.10). Vehicles need a KPMA parking decal and golf carts need a KPMA decal (KPMA Rules).
Advertising rulesNo signs or advertising devices of any kind may be displayed in public view on or for any Unit or the Common Elements without the Board's prior consent (Master Deed 5.1(h)); KPMA also bars signs/advertising posters in windows or on exteriors without Architectural Standards Committee permission (KPMA 8.8). No restriction on online advertising, resort-name use or photos is stated.
Vote to change rental rulesMaster Deed and Bylaws may be amended by the affirmative vote of two-thirds of the Co-Owners of all voting interests (Master Deed 9.2); Board may promulgate use/occupancy regulations without an owner vote (Master Deed 5.1(g)); KPMA Declaration amended by two-thirds of the Members (the sub-associations, not owners) (KPMA 9.1.2), and KPMA rules are adopted by the KPMA board alone (KPMA 4.4, 9.3(b)).
What the documents say (9)
“Any lease ae eenents shall terms and conditions of the sane shall subject in all respects to the provisions of of \ne Master [2d and the Bylaws and that any failure by the lessee to comply with the terms of such doruments' shall constitute a default under the lease. All leaser shall be in writing.”Master Deed of Canterbury Court HPR, Article V, Section 5.1(f), page 21 (OCR garbled; reads as 'Units may be leased, rented or subleased ... Any lease agreements shall provide that the terms and conditions of the same shall be subject in all respects to the provisions of the Master Deed and the Bylaws ... All leases shall be in writing')
“(bh) Ro signs, ox advertising devices of any kind shall be ateplayed | public view on or for any Unit or the Common Elements without the Board's prior consent.”Master Deed of Canterbury Court HPR, Article V, Section 5.1(h), page 21
“Provided, hovever, that the Board shail neve tha Fg oe to ... necessary to proper)y ee ous ed Units, to assist Co-Cwnase and renters in locating Units and Common Elenents and for other purposes.”Master Deed of Canterbury Court HPR, Article V, Section 5.1(h) proviso, page 21 (OCR garbled; reads as the Board may erect signs necessary to identify Units and to assist Co-Owners and renters in locating Units and Common Elements)
“(g) Reasonable reguiations concerning the use and cooupancy of the Units be promulgated from tine to tine the Board of”Master Deed of Canterbury Court HPR, Article V, Section 5.1(g), page 21
“All Co-~Owners, tenes ef Cao: "nnrs, employees of Owners end tenants, or any other p . sms that say in any manner use the Projact or any pact thereo:, shall be subjact to the Act and to this Master Deed and the Bylaws.”Master Deed of Canterbury Court HPR, Article XV, Section 15.1, page 34
“9.2 By 99--QUDSEA. Puis Master Deed and the Bylavs nay be amended from tine to time by resolution adepted by the affirmative vote of two thirds of the Co-Owners of all of the voting interests subject to the following conditions:”Master Deed of Canterbury Court HPR, Article IX, Section 9.2, page 27
“9.10 Notice of Sale, Lease or Mortgage. In the event an Owner sells, leases, mortgages, or otherwise disposes of any Unit, the Owner must promptly furnish to the Association, in writing, the name and address of such purchaser, lessee, Mortgagee, or transferee.”Amended and Restated Declaration of Covenants for Kingston Plantation (2016), Article IX, Section 9.10, page 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 for Kingston Plantation (2016), Article I, Section 1.1.17, page 5
“3.14 Prohibition of Time Shares. There shall be no time share ownership, lease, or sales of any portion of the Property, or any part thereof or interest therein”Amended and Restated Declaration of Covenants for Kingston Plantation (2016), Article III, Section 3.14, page 10
02

Will your guests be treated like guests?

Typical

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

Guests are lawful Occupants with common-area rights and the unit has its own garage, but there is no front desk, amenity access to the resort-owner-operated pools is unstated and may carry club fees, and KPMA parking decals, vehicle bans and towing fall on the owner to manage.

Wristbands & parking passesKPMA issues parking decals and golf cart decals; violations of KPMA rules are subject to KPMA fines and/or decal revocation. One owner golf-cart decal per unit may be purchased annually and owners must be in good standing with KPMA; golf carts with owner decals may not be rented. Trailers may be parked in the designated KPMA area for up to 7 days at $25/day/space; motorhomes/campers up to 24 hours at $25/space and may not be occupied; boats, personal watercraft, motorcycles, slingshots and mopeds may not be parked in Kingston Plantation at any time. Each Canterbury Court unit has a one-car garage as a Limited Common Element (Master Deed 2.3(b)(iv)). Wristband or amenity-pass fees: unstated.
Check-inunstated (no front desk or check-in procedure appears in any document). KPMA 3.3 reserves to the Declarant and KPMA the right, but not the obligation, to maintain guarded or electronically monitored gates controlling vehicular access and to charge tolls to commercial traffic or the general public, but no Owner or Occupant may be charged a toll.
TrashTrash removal is a POA budget line ($9,285 in 2024); no owner/guest trash-hauling rule is stated. KPMA 8.12: anyone who dumps trash on the Development is liable for actual removal costs.
Elevatorsunstated (garden-style buildings with exterior stairways; no elevator rules)
What the documents say (8)
“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 for Kingston Plantation (2016), Article III, Section 3.2, page 8
“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 for Kingston Plantation (2016), Article III, Section 3.3, page 8
“Prior to such transfer, Declarant (1) may permit the use of any such areas or improvements by the public; (2) may adopt whatever rules and regulations it deems advisable, in its sole discretion, for use of these areas or improvements; and (3) may impose reasonable usage or membership fees for the use of any such improvements constructed and operated by Declarant as aclub.”Amended and Restated Declaration of Covenants for Kingston Plantation (2016), Article II, Section 2.3, page 7
“Violations of these rules are subject to the KPMA fines and/or decal revocation.”KPMA 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.”KPMA Amended and Restated Rules and Regulations (Exhibit A), Section 2, page 1
“Homeowners and guests arriving with a trailer may rent a parking space in the designated KPMA parking area; not to exceed seven (7) days. The rental rate shall be twenty-five ($25) dollars per day, per space.”KPMA Amended and Restated Rules and Regulations (Exhibit A), Section 1, page 1
“a. One owner decal per unit is available for purchase annually. ... d. Golf Carts with Owner Decals may not be rented on Kingston Plantation.”KPMA Amended and Restated Rules and Regulations (Exhibit A), Golf Carts, Section 1(a) and 1(d), page 3
“(iv) The patios; "ecke> covered and/or soreened por-Lea; stoi"ce 1: %as abutting any Unit ox abutting space appurten.nt to such Unit, the one car gnrage, and the extericr stairways leading to Units are Limited Common Elements appurtenant to t*ose Units to whioh they attach or lead”Master Deed of Canterbury Court HPR, Article II, Section 2.3(b)(iv), page 12
03

How much work lands on you?

Favorable

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

Nothing beyond normal hosting is required (no local-contact, response-time, trash or service-elevator rules), with only written leases, lessee notice to KPMA, decal handling, the grill ban and exterior-change approvals adding light friction.

FinesCanterbury Court Bylaws 4.12 (garbled OCR) empower the Board, after notice and hearing, to impose fines and suspend rights for a period not to exceed sixty (60) days for infraction of published rules and regulations; no fine schedule is stated and the 2024 budget shows $0 for Fines & Late Fees. KPMA: failure to comply with its rules is grounds for fines and suspension of the sub-association's voting rights, with enforcement costs and attorneys' fees paid by the violating party (KPMA 9.3); KPMA rule violations can also cost the parking/golf-cart decal. Owners are responsible for their families, invitees and guests abiding by POA rules (Master Deed 5.1(d)).
Contractors & vendorsExterior changes (screen doors, storm windows/doors, anything on the exterior) require written permission of the Kingston Plantation Master Association Architectural Control / Architectural Standards Committee (Master Deed 5.1(j), Bylaws Art. VI, KPMA 8.3). No construction on Saturdays, Sundays or holidays without KPMA permission (KPMA 8.4.2). No service-elevator or contractor-hours rules stated.
AlsoOwner must fully reimburse the POA, as an additional assessment, for maintenance or repair of the Limited Common Elements (patio, deck, screened porch, storage, garage, exterior stairway) appurtenant to the unit (Master Deed 5.6). KPMA may give 10 days' notice to cure a maintenance failure and then do the work at the owner's cost (KPMA 6.2.2). Interior window treatments visible from outside must be louvered blinds, white on the outside (Master Deed 5.1(k)). Upon purchase the owner must furnish the POA a certified copy of the recorded deed (Bylaws 3.05). The 2005 Notice Affidavit says no title transfer may be made until transfer-of-membership requirements are received by the manager and unpaid dues, assessments or transfer fees are provided for.
What the documents say (5)
“ote may also be after notica and hearing, ak a per net t> exceed sixty te) days for infvaction of published aise and reguiat:”Bylaws of Canterbury Court POA (inside deed compilation), Article IV, Section 4.12 Powers, page 41 (OCR garbled; reads as fines/suspension after notice and hearing for a period not to exceed sixty days for infraction of published rules and regulations)
“then 'he Cwner(s) of the affented Unit (es) shall inmediatosy, upon frou fully reimburse the POA for ali receipt of an invoice the POA, costs of such maintenance or repair services, which liability shall be considered as an additional POA asseasnant. against the Owner(s) and the Unit(s).”Master Deed of Canterbury Court HPR, Article V, Section 5.6, page 23
“Failure to comply with such rules or regulations shall be grounds for imposing fines, for suspending voting rights of the Subordinate Association in which the Owner is a part or for instituting an action to recover sums due, for damages and/or for injunctive relief ... Should Declarant or the Association employ legal counsel to enforce any of the foregoing, all costs incurred in such enforcement, including court costs and reasonable attorneys' fees, shall be paid by the violating party.”Amended and Restated Declaration of Covenants for Kingston Plantation (2016), Article IX, Section 9.3(a), page 27
“Ko screen doors, stoxva vindows, star: doors or ots th! vse oan he added te the exteriors withew'. corset cot un .g ths / weite«n permission of the Cassittee.”Master Deed of Canterbury Court HPR, Article V, Section 5.1(j), page 22
“In compliance with the Declaration, no transfer of title to any portion of the Property shall be made until the requirements for transfer of membership in the Association have been received by the Manager and provisions made for the payment of unpaid or delinquent dues, assessments or transfer fees.”Notice Affidavit by Chicora Association Management (inside deed compilation), page 50, executed August 19, 2005
04

Is the money healthy?

Typical

Whether the association can pay for the building without surprise bills: reserves, special assessments, insurance deductibles, how fast dues are rising, and how much of the fee passes through to a master association.

Reserve contribution is a healthy 14.4% of a $364,118 budget funded through dues, no special assessments are stated, dues rose 4.1% and inclusions are strong; but no reserve balance or reserve study is on file, insurance is 34% of budget with no deductible/wind/flood terms legible, 23.6% is an opaque master pass-through owners cannot vote on (and the KPMA board can special-assess an insurance deductible by its own majority), and the only budget is 2024.

2024 budget$364,118
Dues change+4.1% on the year
Reserves14% of budget
Special assessmentsNone in the documents
InsuranceInsurance Expense rose from $123,031 (2023) to $124,000 (2024), +0.8%, the largest single line. Master Deed Art. VI requires a master property policy for full replacement of buildings/common elements and a master liability policy; the OCR of the liability limits reads 'not less than ... ($1,000,000) ... Million Dollars ($2,000,000.00) for all persons injured in any one [occurrence] ... and not less than Five Hundred Thousand Dollars ($800,000.00)' (figures garbled, reviewed annually by the Board). Owners may carry their own coverage at their own expense and must file a copy with the POA within 30 days (6.3). No deductible, wind or flood terms are legible in the Canterbury Court documents. At the master level, KPMA 5.7 lets the KPMA board levy a special assessment for 'the amount of the deductible under any insurance policy in the event of an insured loss' on a majority vote of the board, without an owner vote.
Floodunstated (a FEMA elevation certificate is attached to the First Amendment but is illegible)
Passes through to a master association24% of the budget
DelinquencyPOA assessments are due in 12 equal monthly installments on the 1st (Master Deed 4.5); unpaid assessments are a lien on the unit and the personal obligation of the owner, and the POA may sue personally and foreclose the lien, with the owner paying costs and reasonable attorneys' fees (Master Deed 4.8-4.10; Bylaws 4.13(c)); the grace period before foreclosure is not legible. Statement-of-account fee up to $50 (Master Deed 4.11). KPMA late charge $25 per month per unpaid installment, with lien foreclosure and personal action (KPMA 5.1.3, 5.10). 2024 budget shows $0 Bad Debt Expense and $0 Fines & Late Fees. No delinquency rate or aging is on file.
What the documents say (12)
“3010 Regular Assessments $ 349,921 $ 364,118 $ 14,197”Canterbury Court HOA 2024 APPROVED Operating Budget, Revenues, page 1 (2023 Budget / Approved 2024 Budget / Change)
“5330 Insurance Expense 123,031 124,000 969”Canterbury Court HOA 2024 APPROVED Operating Budget, General & Administrative, page 1
“5050 Master Association Fee $ 83,430 85,831 $ 2,401”Canterbury Court HOA 2024 APPROVED Operating Budget, Other Expenses, page 1
“99910 General Reserves 45,000 52,500 7,500”Canterbury Court HOA 2024 APPROVED Operating Budget, Other Expenses, page 1
“10 3 Bedroom $ 736.00 $ 766 40 2 Bedroom $ 545.00 $ 567 50 Total Units 4.1%”Canterbury Court HOA 2024 APPROVED Operating Budget, Units / Unit Type / 2023 Monthly Dues / 2024 Monthly Dues table, page 1
“12.5 Reservas for Ransiceand Beplacsnenss. The Board ang the POA shail establ an adequate reese ve ee een and cost of reasonably predictable racessary naj.c repairs and replacenents s of tha Common lenents and shall cause such reserve to be funded by regular wonthly or other periodic asse assesanents against the Units rather than by by spec! 1 assessnents.”Master Deed of Canterbury Court HPR, Article XI, Section 11.5, page 30
“in twelve ¢quai monthly installuents ("POA Asscesnents") due on the ist day of each month during the calenda assepenent rel”Master Deed of Canterbury Court HPR, Article IV, Section 4.5, page 17
“to ten' (10) percent ° up can 20) B aed ths geice your 'q budget. Special i, sasebaannis in of of the prior”Master Deed of Canterbury Court HPR, Article IV, Section 4.7 Special Assessments, page 18 (OCR too garbled to state the rule; appears to tie special assessments to a ten percent of prior-year-budget threshold)
“4.2 association —AMASspeneA: The Project ic located within the Deve as Kingst'cn Plantation and the POA is a wenber of the Association. Assessments for 6. son Expenses = special assessment: shall be be mage ageinst each Co-Owner by the Asscoiation te be collected from the Co-Owners and paid to the Association by the vOA”Master Deed of Canterbury Court HPR, Article IV, Section 4.2, page 16
“5.8 Uniform Rate of Assessment. Both annual and special assessments shall be charged in equal amounts to all Units.”Amended and Restated Declaration of Covenants for Kingston Plantation (2016), Article V, Section 5.8, page 16
“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 ... 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 for Kingston Plantation (2016), Article V, Section 5.7 (special assessments), page 16
“All unpaid installments of any Annual Assessments shall incur a late charge of $25.00 per month or any portion of any month”Amended and Restated Declaration of Covenants for Kingston Plantation (2016), Article V, Section 5.1.3, page 14
05

Who's really in charge?

Typical

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

The Canterbury Court board is fully owner-elected with ordinary two-thirds amendment rules and no commercial-unit monopoly, but owners have no vote at the master association, whose board the resort-owner Declarant appoints while it holds 10% of the land, which can special-assess by board vote and exempts itself from its own rules.

StructureTwo tiers: a master association above this one
Master associationKingston Plantation Master Association
BoardCanterbury Court POA: five (5) directors elected by and from the Co-Owners to one-year terms at the April annual meeting; directors must be POA members or representatives of entity members; removal by more than 50% of total votes at a special meeting; quorum is more than 50% of votes; votes are weighted by Percentage Interest (Master Deed 3.1, 3.4; Bylaws 3.01, 3.06, 3.08, 4.02, 4.07). Declarant's right to appoint directors ran until 75% of units were conveyed (Bylaws 4.02) and its unilateral amendment right expired December 31, 1997 (Master Deed 9.1). KPMA board: elected by the Members (the sub-associations, not owners) after the Declarant loses its Controlling Interest; while the Declarant owns 10% or more of the Property area it appoints all KPMA directors (KPMA 1.1.9, 4.2).
Developer rightsCanterbury Court Declarant (Rank Development, Inc.) rights to add Phases, open doorways between units and amend ran to December 31, 1997 and have expired; Declarant retains easements for sales office/model units (Master Deed 5.3). At the master level the KPMA Declarant (a hotel-owning entity: FelCor Myrtle Kingston Hotel, L.L.C. in 2016, later Kingston Resort Owner LLC) keeps broad development easements, is exempt from Article VIII architectural/use restrictions, may amend the KPMA Declaration unilaterally for compliance/title/lender reasons, and declares itself exempt from the KPMA Rules and Regulations (KPMA 2.2, 3.4, 8.2, 9.2; KPMA Rules header).
Commercial-unit rightsNo commercial unit, rental program or operator rights are granted in the Canterbury Court Master Deed (one unexplained reference to 'the Commercial Unit' in 11.3(c)). KPMA 2.3 forbids any regulation that prohibits, limits or obstructs public access to the Common Areas, the commercial Parcels or any parking within the Development, and lets the Declarant charge usage or membership fees for amenities it operates as a club before transferring them. The KPMA board may lease or grant licenses or concessions over portions of the Property (KPMA 4.4), and the KPMA Declaration cannot be terminated while the Declarant holds a Controlling Interest unless it consents in writing (KPMA 9.4).
VotesWeighted by Percentage Interest (ratio of unit value to all unit values; Master Deed 2.6, 2.7, 3.4); majority of votes present at a meeting with quorum decides ordinary matters (Bylaws 3.08). Individual owners have no vote at KPMA; the sub-association is the member (KPMA 4.1).
Changing the deedMaster Deed and Bylaws: two-thirds of all voting interests (Master Deed 9.2); Bylaws alone: majority of a quorum at a members' meeting (Bylaws 11.01); structural alterations to Common Elements: 75% of Co-Owners (Master Deed 8.2); reconstruction after loss exceeding two-thirds of the project: three-quarters consent (7.1); termination: all Co-Owners plus mortgagees (10.1). KPMA Declaration: two-thirds of Members' votes, with owner/mortgagee consent only if materially and adversely affected (KPMA 9.1.2).
Disputes or lawsuitsNone stated in any document on file.
What the documents say (9)
“a fouth Carviina not for profit Fa leer which shall be maragea w: a board of directors (the "Board of Dire-tors") elected by and from the Co~Owners and iene od by @ professional adainistrator (the "Manager*)”Master Deed of Canterbury Court HPR, Article III, Section 3.1, page 15
“The number of Directors of the s.A shall be five (5S). At the first ennnal ... ghall elect five (8) Directors to serve one (1) year terms. ... Declarant shali ave the right. tc appoint ail (or less than all) Dixectors until such time as seventy-five percent (75%) of the Units are conveyed to Purchasers.”Bylaws of Canterbury Court POA (inside deed compilation), Article IV, Section 4.02, page 39
“9.1 By OPaolarant. Declarant reserves tae right to anand thie Master Deed, the Bylews, the Plat an¢ any Plans at any tine prior to December 31, 1997, without the consent of any Co~Ownear or Co-Ounera”Master Deed of Canterbury Court HPR, Article IX, Section 9.1, page 27
“thereot by the Co-Omers without the price esttes nncracturel seventy-five (75%) percent of the Co-Owners; non-structural changes, zuch ee changes in paint colors, say be rade upon oe”Master Deed of Canterbury Court HPR, Article VIII, Section 8.2, page 27
“41 Members of the Association, No Owner shall be a Member of the Association. The Members of the Association shall be (i) each Subordinate Association and (ii) the Declarant for so long as the Declarant owns a Controlling Interest.”Amended and Restated Declaration of Covenants for Kingston Plantation (2016), Article IV, Section 4.1, page 10
“4.2.2. Prior to loss of Controlling Interest by Declarant. For so long as Declarant owns a Controlling Interest, the Declarant has the right to appoint all of the Board Directors as provided by the Bylaws of the Association.”Amended and Restated Declaration of Covenants for Kingston Plantation (2016), Article IV, Section 4.2.2, page 11
“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 for Kingston Plantation (2016), Article II, Section 2.3, page 7
“The Declarant Kingston Resort Owner LLC declares itself exempt from the Rules and Regulations, as amended, under the Amended and Restated Declaration of Covenants, Conditions, and Restrictions for Kingston Plantation recorded in the Horry County Register of Deeds Office Deed Book 3917, Page 837 on May 23, 2016, Section 2.3, which is acknowledged and accepted by the Kingston Plantation Master Association, Inc. Board of Directors.”KPMA Amended and Restated Rules and Regulations (Exhibit A), header, every page
“46 Board of Director's Determination Binding. In the event a disagreement arises between Owners related to the Property or the interpretation and application of this Declaration or the Bylaws of the Association, the review and determination thereof by the Board of Directors shall be final and binding upon each and every Owner and each and every Subordinate Association as the Members of the Association.”Amended and Restated Declaration of Covenants for Kingston Plantation (2016), Article IV, Section 4.6, page 11
03 Pros and cons

For the owner who runs it themselves.

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

Working for you

  • Leasing is expressly permitted with no minimum stay, no on-site program requirement, no owner-use cap and no advertising rules beyond physical signage; the only lease condition is that it be in writing and bind the tenant to the Master Deed and Bylaws (Master Deed, Art. V Sec. 5.1(f) p. 21).
  • The master-level covenants expressly contemplate 'transient paying guests' as lawful Occupants and give every owner's occupants the non-exclusive right to use KPMA Common Areas, with no amenity carve-out for off-program renters (KPMA Declaration, Sec. 1.1.17 p. 5 and Sec. 3.2 p. 8).
  • No resort operator, commercial unit or rental-program monopoly is written into the Canterbury Court Master Deed; the POA board is five owner-elected directors on one-year terms and developer control ended in the 1990s (Master Deed Sec. 3.1 p. 15; Sec. 9.1 p. 27; Bylaws Sec. 4.02 p. 39).
  • Dues cover water/sewer, trash, cable TV/internet, pest control, termite bond, building insurance and the master association fee, so a self-managing host carries few extra utility bills beyond electric (2024 Approved Operating Budget, p. 1).
  • Reserves are funded through regular dues at $52,500, 14.4% of the 2024 budget and up from $45,000 in 2023, and the Master Deed requires reserves to be funded by periodic assessments rather than special assessments (2024 Budget p. 1; Master Deed Sec. 11.5 p. 30).
  • Dues rose a moderate 4.1% for 2024 ($545 to $567 for 2BR, $736 to $766 for 3BR) and insurance moved only +0.8% year over year (2024 Approved Operating Budget, p. 1).
  • Each unit comes with a one-car garage and screened porch as Limited Common Elements, which eases guest parking under the strict KPMA parking-decal regime (Master Deed Sec. 2.3(b)(iv) p. 12).

Watch-outs

  • Insurance is 34% of the operating budget ($124,000 of $364,118) and the master-policy wind/named-storm deductible, flood coverage and limits are not legible anywhere; a big renewal would hit dues hard (2024 Approved Operating Budget p. 1; Master Deed Art. VI pp. 23-25).
  • The Kingston Plantation Master Association fee is 23.6% of the budget ($85,831, about $143 per unit per month) and owners have no vote at KPMA: only sub-associations are members, the KPMA board can levy special assessments (expressly including an insurance deductible after a loss) by its own majority vote, and the KPMA Declarant appoints every KPMA director while it owns 10% or more of the land (2024 Budget p. 1; KPMA Declaration Secs. 1.1.9, 4.1, 4.2.2, 5.7, 5.8).
  • The KPMA Declarant (the resort hotel owner) declares itself exempt from the KPMA rules, is exempt from the architectural/use article, and may charge 'usage or membership fees' for amenities it operates as a club; whether Canterbury Court guests get pool/water-park access, and at what price, is not in any document (KPMA Rules header; KPMA Declaration Secs. 2.3, 8.2).
  • KPMA bans motorcycles, boats, jet-skis, slingshots and mopeds from the property at any time, restricts trailers and motorhomes to paid short-term lots, and enforces with towing, fines and parking-decal revocation; guest arrivals must be screened for this (KPMA Rules Secs. 1-3 pp. 1-2; Towing p. 2-3).
  • Every lease (including a short-term one) must be in writing and bind the tenant to the Master Deed and Bylaws, and the owner must furnish the master association the lessee's name and address in writing; no rule tells you how the POA or KPMA applies this to nightly bookings (Master Deed Sec. 5.1(f) p. 21; KPMA Declaration Sec. 9.10 p. 29).
  • No gas or charcoal grills are allowed anywhere, including inside units, and the Board can promulgate new use and occupancy regulations at any time without an owner vote (Master Deed Sec. 5.1(l) p. 22; Sec. 5.1(g) p. 21).
  • The only budget on file is 2024; no 2025/2026 budget, reserve balance, reserve study, insurance declarations, financial statements or minutes are available, so current dues, reserve health and any special assessment since 2024 are unknown (2024 Approved Operating Budget p. 1).
  • The Canterbury Court Bylaws are only on file as 1995 poor-OCR text inside the deed compilation and the fine provision (after notice and hearing, up to 60-day suspension) is garbled; no Canterbury Court rules and regulations are on file at all (Bylaws Sec. 4.12 p. 41).
  • A recorded notice affidavit says no title transfer may close until membership-transfer requirements are met and unpaid dues, assessments or 'transfer fees' are provided for; the amount of any transfer or capital contribution fee is unstated (Notice Affidavit p. 50, 2005).
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, 2024

Unit typePer monthPer year
3 Bedroom (10 units)$766$9,192
2 Bedroom (40 units)$567$6,804

What the dues cover

Master property/liability insurance ($124,000)Kingston Plantation Master Association fee ($85,831, about $143/unit/month)Water/Sewer ($21,500)Cable TV/Internet ($25,362)Trash Removal ($9,285)Interior Pest Control ($5,050) and Termite Bond ($5,900)Maintenance contract and general maintenance ($19,504)Management services ($7,956)General Reserves ($52,500)In-unit electric: not listed (owner pays)

Where the budget goes

5330 Insurance Expense$124,000 · 34%
5050 Master Association Fee$85,831 · 24%
99910 General Reserves$52,500 · 14%
6050 Cable TV/Internet$25,362 · 7%
6010 Water/Sewer$21,500 · 6%
The figures, in the documents' words (12)
“3010 Regular Assessments $ 349,921 $ 364,118 $ 14,197”Canterbury Court HOA 2024 APPROVED Operating Budget, Revenues, page 1 (2023 Budget / Approved 2024 Budget / Change)
“5330 Insurance Expense 123,031 124,000 969”Canterbury Court HOA 2024 APPROVED Operating Budget, General & Administrative, page 1
“5050 Master Association Fee $ 83,430 85,831 $ 2,401”Canterbury Court HOA 2024 APPROVED Operating Budget, Other Expenses, page 1
“99910 General Reserves 45,000 52,500 7,500”Canterbury Court HOA 2024 APPROVED Operating Budget, Other Expenses, page 1
“10 3 Bedroom $ 736.00 $ 766 40 2 Bedroom $ 545.00 $ 567 50 Total Units 4.1%”Canterbury Court HOA 2024 APPROVED Operating Budget, Units / Unit Type / 2023 Monthly Dues / 2024 Monthly Dues table, page 1
“12.5 Reservas for Ransiceand Beplacsnenss. The Board ang the POA shail establ an adequate reese ve ee een and cost of reasonably predictable racessary naj.c repairs and replacenents s of tha Common lenents and shall cause such reserve to be funded by regular wonthly or other periodic asse assesanents against the Units rather than by by spec! 1 assessnents.”Master Deed of Canterbury Court HPR, Article XI, Section 11.5, page 30
“in twelve ¢quai monthly installuents ("POA Asscesnents") due on the ist day of each month during the calenda assepenent rel”Master Deed of Canterbury Court HPR, Article IV, Section 4.5, page 17
“to ten' (10) percent ° up can 20) B aed ths geice your 'q budget. Special i, sasebaannis in of of the prior”Master Deed of Canterbury Court HPR, Article IV, Section 4.7 Special Assessments, page 18 (OCR too garbled to state the rule; appears to tie special assessments to a ten percent of prior-year-budget threshold)
“4.2 association —AMASspeneA: The Project ic located within the Deve as Kingst'cn Plantation and the POA is a wenber of the Association. Assessments for 6. son Expenses = special assessment: shall be be mage ageinst each Co-Owner by the Asscoiation te be collected from the Co-Owners and paid to the Association by the vOA”Master Deed of Canterbury Court HPR, Article IV, Section 4.2, page 16
“5.8 Uniform Rate of Assessment. Both annual and special assessments shall be charged in equal amounts to all Units.”Amended and Restated Declaration of Covenants for Kingston Plantation (2016), Article V, Section 5.8, page 16
“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 ... 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 for Kingston Plantation (2016), Article V, Section 5.7 (special assessments), page 16
“All unpaid installments of any Annual Assessments shall incur a late charge of $25.00 per month or any portion of any month”Amended and Restated Declaration of Covenants for Kingston Plantation (2016), Article V, Section 5.1.3, page 14
05 Rules your guests will feel

What to put in the house manual.

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

PetsMaster Deed 5.1(i) appears to permit a common household pet with a limit (OCR: 'permitted to keep a common ... pet ... limited to ... one'), but the sentence is too garbled to state the exact rule. KPMA 8.11: no pets or animals of any kind in the Common Areas; the sub-association's documents control pets within the parcel and only commonly recognized house pets are allowed under any condition.
ParkingEach unit has a one-car garage (Limited Common Element); surface parking areas conveyed by temporary easement to owners and permitted occupants (Master Deed 2.1(b)). KPMA parking decal required; vehicles with expired plates or decals over 3 months, or in disrepair, are deemed abandoned and towable; two violations in 24 hours in limited/handicap zones or any fire-zone parking leads to towing, at the vehicle owner's cost (KPMA Rules, Towing).
Golf carts, motorcycles, trailersBoats, personal watercraft, motorcycles, slingshots and mopeds may not be parked in Kingston Plantation at any time; trailers only in the designated KPMA lot at $25/day up to 7 days (bike-rally trailers barred on-property); motorhomes/campers 24 hours max at $25 and may not be occupied; golf carts must be registered with KPMA, carry a current decal (one owner decal per unit per year, insurance required), be driven by licensed drivers 16+, parked in secondary spaces or the unit garage, and charged only in garages/carports or approved stations (KPMA Rules; KPMA 8.13).
GrillsNo gas or charcoal cooking grills shall be allowed in the common area or Units (Master Deed 5.1(l)).
AlsoResidential use only; no immoral, improper, offensive or unlawful use (Master Deed 5.1(a), (d)). No signs/advertising on units or common elements without Board consent (5.1(h)). Interior window treatments must be louvered blinds, white facing outside (5.1(k)). No exterior changes, screen doors, storm doors/windows without written KPMA architectural committee permission (5.1(j); Bylaws Art. VI). KPMA: no clotheslines and no clothing, rugs or other items hung on any railing, fence, wall or balcony (8.7); no exterior antennas (8.9); no exterior speakers/sound devices and no nuisances (8.12); no time-share use (3.14).
06 Before you write an offer

What to ask the association for.

The documents we had leave these open. Ask for them in the due-diligence period and the score firms up.

Documents read October 2026. Full read: Deed, rules and the money were all on file.

Read this before relying on anything aboveEvery statement on these pages is read from the association's own recorded documents, named on the page, as they stood on the date shown. Boards amend rules, budgets change every year, and a recorded amendment can change a score overnight. Confirm anything you would rely on with the association or your closing attorney before you write an offer. This is not legal, tax or investment advice.
The next step

Have the documents read
for the building you are weighing.

This page says what the association's documents allow, require and cost. It cannot tell you which unit is listed this week, or what the seller's estoppel will say. Tell us the resort and we will read its documents against this framework, or pull them if you are under contract.

We use the numbers on this page to answer you specifically. No list, no drip sequence — a person reads it.